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Town Planning Report - Car wash & Food and drink outlet
Court Appeals & Dispute Resolution
Applications & Assessment
Due Diligence & Compliance
Project Management
General Development Advice
Town Planning Report
Development Application
for a
Material Change of Use
proposed
Car wash & Food and drink outlet
at
34 Elm Street, Cooroy
Adamson Town Planning Pty Ltd
(ACN: 163 798 374 | ABN: 73 163 798 374)
P (07) 5430 6671 F (07) 5430 6677 M 0437 754 420 Mail: PO Box 894, Cooroy QLD 4563
‘Noosa Boardroom’, 28 Eenie Creek Road, Nooosaville QLD 4566
Email| [email protected] Web| www.adamsontownplanning.com.au
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Document Control
Project: Development application for a material change of use for a Car wash
and Food and drink outlet at 34 Elm Street, Cooroy
Applicant: Kings Group
Project Number: 21017
Status of Report: FINAL
Date: November 2022
Author:
Shane Adamson
Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd
The information contained in this document is confidential and intended solely for the use of the client
for the purpose for which it has been prepared and no representation is made or is to be implied as
being made to any third party. Use or copying of this document in whole or in part without the written
permission of Adamson Town Planning Pty Ltd constitutes an infringement of copyright. The intellectual
property contained in this document remains the property of Adamson Town Planning Pty Ltd.
In preparing this report it is assumed that all information and documents provided by the client are
correct and accurate. Where information has been obtained from another source, it is assumed that the
information is accurate where relied upon.
This report is presented without the assumption of a duty of care to any other person (other than the
Client). The report may not be relied on by a Third Party. Adamson Town Planning Pty Ltd will not be
liable to a Third Party for any loss, damage, liability, or claim arising out of or incidental to a Third Party
and publishing, using, or relying on the facts, content, opinions, or subject matter contained in this
report.
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TABLE OF CONTENTS
DEVELOPMENT SUMMARY.............................................................................................................. 5
EXECUTIVE SUMMARY ..................................................................................................................... 6
INTRODUCTION ............................................................................................................................... 8
SUBJECT SITE ................................................................................................................................... 9
BACKGROUND ............................................................................................................................... 10
DEVELOPMENT PROPOSAL............................................................................................................ 11
PLANNING ACT 2016 ..................................................................................................................... 13
STATE POLICY ASSESSMENT ......................................................................................................... 14
SOUTH EAST QUEENSLAND REGIONAL PLAN .......................................................................................... 14
STATE PLANNING POLICY 2017 ........................................................................................................... 14
PLANNING REGULATION 2017 ............................................................................................................ 14
NOOSA PLAN 2020 ........................................................................................................................ 16
ZONING AND TABLES OF ASSESSMENT .................................................................................................. 16
STRATEGIC FRAMEWORK .................................................................................................................... 17
COOROY LOCAL PLAN CODE............................................................................................................... 20
DISTRICT CENTRE ZONE CODE ............................................................................................................ 23
INDUSTRIAL ACTIVITIES CODE .............................................................................................................. 27
BUSINESS ACTIVITIES CODE ................................................................................................................ 29
WORKS CODES ............................................................................................................................... 30
Driveways and Parking Code ................................................................................................... 30
Sustainable Building Design Code ........................................................................................... 32
Landscaping Code ................................................................................................................... 32
Water Quality and Drainage Code ............................................................................................ 32
TRAFFIC IMPACTS .......................................................................................................................... 33
NOISE IMPACT ASSESSMENT ........................................................................................................ 36
ENVIRONMENTAL BENEFITS ......................................................................................................... 37
NEED............................................................................................................................................... 38
CONCLUSION AND RELEVANT MATTERS ..................................................................................... 41
Attachments:
Attachment 1 – Proposal Plans
Attachment 2 - Economic Needs Assessment
Attachment 3 – Traffic Impact Assessment
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Attachment 4 – Holistic Stormwater & Waste Water Management Plan
Attachment 5 – Environmental Noise Assessment
Attachment 6 – Landscape Concept Plan
Attachment 7 – Solar Power Design Report
Appendices:
Appendix A – Letter from the Kings Group (Applicant)
Appendix B – Letter from the TMC Building Design Group
Appendix C – SDAP State Code 1
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Development Summary
Development Proposal Development Permit for a Material Change of Use for a
Car wash and Food and drink outlet
Subject Land: 34 Elm Street, Cooroy
Land Description: Lots 4-6 on RP72698 (the subject land)
Land Area: Lot 4 – 673.9m²
Lot 5 – 673.82m²
Lot 6 – 665.5m²
Regional Plan South East Queensland Regional Plan 2017 – Urban
Footprint
Planning Scheme: Noosa Plan 2020 (the planning scheme)
Zoning: District Centre Zone
Local Area Plan: Cooroy Local Plan Code
Overlay Mapping: No overlay mapping applies to the subject land
Level of Assessment: Impact Assessment
Most Relevant Provisions: Strategic Framework
Cooroy Local Plan Code
District Centre Zone Code
Industry Activities Code
Works Codes:
• Driveways and Parking Code
• Landscaping Code
• Sustainable Building Design Code
• Water Quality and Drainage Code
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Executive Summary
The development application seeks a development permit for a material change of use
for a commercial car wash and food and drink outlet (primarily takeaway) at 34 Elm
Street Cooroy. The application is over three (3) vacant allotments bounded by Elm
Street, Opal Street and Diamond Lane.
The land previously contained a motel and has a current development approval for a
small shopping centre. Despite this, the former owner sold the land to the applicant
because there was little interest in developing the land for commercial business uses.
The subject land is located between two existing service stations that have been
established in this location for many years, these being Wessels Petroleum to the north
and BP to the south. Both of these service stations are located in the District Centre
Zone as is the subject land. The site adjoins the Cooroy Bowls Club to the east and is
located opposite the Cooroy Railway Station.
Neither of the existing service stations contain a car wash facility, which is an ancillary
function for a service station under the current definition. Further, these are the only
two service stations within the Cooroy locality, which means that local residents and
visitors regularly frequent this location to obtain fuel and use the other facilities and
services provided. The site is on the major road network, which adjoins the Noosa-
Cooroy Road and Maple Street providing access to Pomona to the north and the Bruce
Highway to the south and is generally well located in terms of its accessibility.
The applicant has obtained advice from a number of consultants with respect to
economic need, noise and traffic impacts and the management of stormwater and
waste water from the development. In particular, the applicant has engaged the
services of a specialist car wash designer who has provided a detailed analysis of the
environmental benefits that the will be provided, given there is no commercial car wash
within the Noosa Hinterland.
The proposed development has been designed to have a built form that is
complementary to the modern country town character of Cooroy, utilising pitched
roofing, roof overhangs and some lightweight building materials within a landscaped
setting. The proposed development provides for ingress from Opal Street and egress
from a widened Diamond Lane. A north-south pedestrian pathway is also provided
along the eastern boundary forming part of a future pedestrian link.
While the proposed development is located within the District Centre Zone, the land
does not form part of the main centre area on the eastern side of the railway line,
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which is the land having frontage to Diamond Street. Further, the development is well
removed from the main centre area of Cooroy, this being to the west of the railway.
While the proposed car wash is technically an industrial use under the Noosa Plan
2020, it is not uncommon for a commercial car wash to be established within a centre
or mixed use area, where appropriately located.
The assessment has revealed there is a significant economic, community and planning
need for a car wash within the Cooroy locality. This is because there is a latent unmet
demand in the trade area and a lack of industrial land available for this purpose, with
the location of this land not being suitable in any event.
The proposed development will provide significant environmental benefits given the
design of the stormwater management system is likely to result in a reduction of about
28% of the waste currently discharging to local waterways and the dam catchment,
based on the expected usage within the trade area. Further, with onsite water
harvesting and use of a substantial solar power system, the proposed development
will also be as sustainable as possible.
In the circumstances, there are a number of relevant matters that warrant approval of
the proposed development, which are discussed in the report. Further, the proposed
development will provide substantial community benefit and will not cause any
unintended town planning consequences.
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Introduction
The development application is for a material change of use for a car wash and small takeaway
food and drink outlet located at 34 Elm Street, Cooroy.
The subject land is a corner site located on the eastern side of Elm Street and has frontage to
Diamond Lane and Opal Street, described as Lots 4-6 on RP7269890 (subject land). The site is
uniquely located between two existing service stations with ready access to both Diamond
Lane and Opal Street and is also opposite the Cooroy Railway Station (refer Figure 1).
The applicant has engaged with the local community and obtained a number of letters of
support from key stakeholders in the local community (refer Appendix A). Further, the
proposed development has been designed by a specialist car wash designer who has provided
statement about the merits of the car wash in this location and Noosa Hinterland more
generally (refer Appendix B).
The development application is supported by a number technical reports, including:
• Economic Needs Assessment
• Traffic Impact Assessment
• Environmental Noise Assessment; and
• Holistic Stormwater and Waste water Management Plan.
The assessment has revealed there is a significant need for the proposed car wash with no
other facility being available within Cooroy or the Noosa Hinterland. In fact, the nearest car
wash includes the two existing facilities within Noosaville along Noosa Eumundi Road (Noosa
Car Spa) and Lionel Donavan Drive (F1 Car & Dog Wash), which are well removed from the
Cooroy locality, being about a 15km drive to Noosaville.
If approved, it is highly likely that local residents and visitors to Cooroy would utilise the
proposed car wash when undertaking other trips when passing the site or utilising the existing
service stations to the north and south. It is noted these are the only service stations within
the Cooroy locality.
The site is well located for a car wash having three road frontages and has good accessibility,
in a location already serviced by the two service stations. Further, the design of the
development is unique, exhibiting a built form and scale that is sympathetic to, and in keeping
with, the modern town character of Cooroy.
For reasons explained below, there are significant environmental benefits by providing a car
wash in the local area, which will ultimately lead to fewer cars and other vehicles being washed
at home in the driveway, where waste water is discharged to the stormwater system and by
overland flow to local waterways, including the Lake MacDonald Dam catchment. Further, is
likely to also adversely impact ground water.
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The proposed car wash has been designed to be as sustainable possible by providing for
significant stormwater harvesting and installation of energy efficient systems, equipment and
processes, with the aid of a substantial solar power and a water recycling system. Further, the
design of the car wash has also been carefully considered to provide a building form and
design and makes use of materials that complement the character of the Cooroy locality.
Subject Site
The subject site is located in Elm Street between Diamond Lane and Opal Street (refer Figure
1). The land comprises three parcels having a combined area of 2,013.2m². It is intended to
amalgamate the allotments as part of the development.
Figure 1 – Aerial Photograph of the Subject Land as outlined (Source: QLD Globe)
The land is currently vacant with the former motel having been removed some years ago and
is devoid of vegetation.
The site adjoins the existing bowls club to the east, the existing Wessels Petroleum Service
Station to the north and the BP Service Station to the south. To the west on the opposite side
of Elm Street is the Cooroy Railway Station on the North Coast Railway Line.
The land on the eastern side of the bowls club is comprised of residential multiple dwellings
and detached dwellings and to the east of the BP Service Station. Some commercial
development exists in Opal Street towards Elm Street. There is a mixture of older commercial
and residential developments in Diamond Street towards the northeast on the southern side,
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with a number of older commercial developments on the northern side and fronting Elm
Street. Further, the locality contains other older commercial development to the south fronting
Cedar Street.
The site has a fall of about 1.4m from the northwest corner towards the southeast and contains
an existing sewer main and NBN line and telecommunications pit (refer Existing Conditions
Layout – Attachment 1). There is an existing sealed crossover in Elm Street and fronting
Diamond Lane, which are to be removed and reinstated.
The frontage on Elm Street is improved by a concrete footpath, bus stop and pram crossing
to the central median strip. The footpath adjoins an existing footpath in Opal Street, which
also contains some mature trees within the road reserve. A parallel concrete parking area is
also provided in Opal Street fronting the site.
Diamond Lane has a narrow road reserve, being about 6.5m in width, and also contains some
mature trees on the edge of the road reserve fronting the property (refer Figure 1).
Background
The site originally contained a Motel; however, this was demolished in about 2017.
The site has a current development approval (MCU18/0158) for a Material Change of Use –
Retail Business Type 2 Shop & Salon and Reconfiguring a Lot (boundary realignment). The
Negotiated Decision Notice issued on 9 August 2019, has a currency of six (6) years, and
provides for a small shopping centre comprising nine (9) shops.
The applicant purchased the site with the above approval; however, the development did not
proceed because of a lack of interest in leasing the tenancies in this location (refer letter from
the former owner – Appendix A). The letter received from the former owner (Kexron Pty Ltd)
states … we were disappointed to find that interest in this project was lukewarm. We opined that
this was possibly because the east side of town lacked appeal to the retail shop owner. It is
possible the advent of the Corona Virus was negatively affecting this market; regardless there
was at this time a surplus of vacant shops on Cooroy’s west side. Further, …one consistent
response was that potential clients were dubious about the placement of retailing between two
service stations. The general perception seemed to be that locals considered this area to be a
commercial / industrial site.
While the subject land has been included within District Centre Zone, it is not well suited for
additional commercial development in this location and ought to be considered for a more
specialised and car orientated use. The subject land is not conducive to pedestrian traffic given
the site is bounded by three road frontages and located between two service stations, making
the site primarily reliant on passing vehicular trade or operating as a destination site.
It is noted since the above approval was granted, another development approval
(MCU19/0001) has issued for a retail and commercial development in Diamond Street not far
from the subject land. This approval provides for a local convenience store and other shops
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within six tenancies and also remains current; however, to date, the development has also not
proceeded.
A prelodgment meeting was held with Council on 24 September 2021. The prelodgment
meeting raised some concerns about the development, primarily with respect to the use of
land included within the District Centre Zone for a car wash; however, for reasons explained
below, there are relevant matters that warrant approval of the application in this case.
It was requested the applicant investigate other land in the Cooroy locality, in particular
industrial land, that might be available for the proposed car wash. Discussions with Council’s
Property Adviser has recently revealed there is no Council owned land in Jarrah Street available
for purchase1. Further, the Economic Needs Assessment has also confirmed there is no land
available in the Cooroy Industrial Estates in Jarrah Street, Taylor Court or Holts Road, either in
terms of availability or being suitable for the proposed development (refer Section 7 –
Attachment 2).
Development Proposal
The proposed development is for a Car wash and small takeaway Food and drink outlet on the
subject land. A copy of the proposal plans is provided as Attachment 1 (refer extract Figure
2).
Figure 2 – Extract of Site Layout Plan
1
Email from the Property Advisor, Noosa Council, dated 7 October 2022
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The proposed car wash contains two auto car washing bays, two manual wash bays and two
super wash bays, which can be used for washing a caravan or a boat. It is noted there are no
super wash bays within any of the existing car wash facilities within the Noosa area. The car
wash component also includes a storage room and plant room, vending and change area.
Further, the car wash provides for three vacuum bays and two dog wash areas and associated
carparking.
It is also proposed to provide a small food and drink outlet near the Opal Street frontage along
with a small covered (shade sails) outdoor area with limited seating near the corner of Elm
Street. The food and drink outlet comprises a small kitchen and store only, with an adjoining
disabled toilet. It is intended the food and drink outlet will be primarily takeaway with a small
amount of seating that assists with activating the street frontage. Further, provides for a
commercial outlet that will complement the proposed car wash.
A total of five carparks are provided with three being for staff, one for the car wash and two
for the food and drink outlet, with two patron spaces also provided beside the dog wash area.
By its nature a car wash does not need any other additional parking with car waiting or queuing
areas provided in front of all of the wash bays (refer General Parking Layout – Attachment 1).
Ingree to the development is proposed off Opal Street and egress is proposed off Diamond
Lane. Importantly, the egress from the development has been specifically designed to ensure
left turn only, with a left or right turn being available at the intersection with Elm Street, which
has been considered by the traffic expert (refer Attachment 3).
In accordance with the previous discussions held with Council, Diamond Lane is to be widened
by 2m with this land to be dedicated as road reserve. Further, the existing parallel parking in
Opal Street is to be removed and replaced with perpendicular parking providing for four on
street parking spaces and two motorbike spaces (refer Figure 2).
A 2m wide strip of land along the eastern boundary provides for a north-south pedestrian link
from Opal Street to Diamond Lane. This is part of a key pedestrian and cycle link through to
Diamond Street, as provided for in the Cooroy Framework & Character Plan (discussed below).
A 2m wide concrete pathway is to be provided in this location as part of the proposed
development.
The design of the car wash has also been carefully considered to provide a built form and scale
that is in keeping with the character of Cooroy as a modern country town. This includes low
rise buildings that cover a comparatively small area of a site given the nature of the use and
leaving areas for landscaping. The design utilises lightweight building elements, roof
overhangs and roof forms which is in keeping with the traditional built form, heritage and
streetscape character, which distinguishes the town centre within Cooroy. Extracts of the
elevations of the proposed development are provided below (refer Figure 3).
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Figure 3 – Building Elevations
Planning Act 2016
Under the planning scheme, the proposed car wash is subject to impact assessment and
therefore is to be assessed under section 45 of the Planning Act 2016 (PA2016). Pursuant to
section 45 of PA2016, impact assessment is an assessment that:
(a) must be carried out –
i. against the assessment benchmarks in a categorising instrument for the
development; and
ii. having regard to any matters prescribed by regulation for this subparagraph;
and
(b) may be carried out against, or having regard to, any other relevant matter, other than a
person’s personal circumstances, financial or otherwise.
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Examples of another relevant matter –
• a planning need
• the current relevance of the assessment benchmarks in the light of changed
circumstances • whether assessment benchmarks or other prescribed matters were
based on material errors
While the proposed car wash is technically not a consistent use in the District Centre Zone
under the tables of assessment, there are a number of relevant matters relevant to the
assessment, which can be considered under section 45(b) of the PA2016.
State Policy Assessment
South East Queensland Regional Plan
Under part 2.2, the Planning Minister has identified that the Noosa Council planning
scheme appropriately advances the South East Queensland Regional Plan 2017 as it applies to
the planning scheme area. The subject land is included within the Urban Footprint and is
consistent with the Regional Plan.
State Planning Policy 2017
Under part 2.1, the Planning Minister has advised the State Planning Policy (SPP) dated July
2017 is appropriately integrated within the Noosa Plan 2020 in the following ways:
• Liveable communities and housing
• Economic growth
• Environment and heritage
• Safety and resilience to hazards
• Emissions and hazardous activities; and
• Infrastructure.
Under part 2.1.1 the State interests not integrated or only partly integrated, include:
• Natural hazards, risk and resilience for coastal hazards, in part with respect erosion
prone areas.
Given the site is not affected by the natural hazard overlays, no assessment against the SPP is
required. Other matters, such as the protection of water quality have been appropriately
reflected into the planning scheme and do not need to be considered further.
Planning Regulation 2017
Under the State Assessment Referral Agency (SARA) mapping the site fronts a state controlled
road, with the development located on land within 25m of a state controlled road (refer Figure
4).
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Under Schedule 10 of the Planning Regulation 2017 (PR23017) the application requires referral
to SARA, pursuant to Part, 9, Division 4, Table 4, Item 1 being within 25m of a State transport
corridor and 100m of a State controlled intersection.
A prelodgment request was held with SARA about the proposed development2. The
prelodgment minutes required the development to provide the following:
• details of the proposed filling and excavation on the site
• traffic impacts on the state-controlled road including a Traffic Impact Assessment (TIA)
prepared by a Registered Professional Engineer of Queensland (RPEQ)
• preparation of a Stormwater Management Plan (SMP); and
• provision of advice about vehicular access, removal of the existing access in
Elm Street and maintaining the existing bus stop and requirements for advertising.
The applicant has provided a Traffic Impact Assessment prepared by Traffic Transport Plus
(refer Attachment 3). Further has provided a Stormwater Management Plan, which includes
consideration of the fall of the land and the earthworks required prepared by the TMC Building
Design Group (refer Attachment 4). The proposal plans also show the extent of the proposed
advertising for the development, which is integrated into the built form, and will be subject to
a further approval under Council’s Local Law, Schedule 10 – Installation of Advertising Devices.
Figure 4 – State Assessment Referral Agency (SARA) Mapping
A copy of the State Development Assessment Provisions for State Code 1 – Development in a
state-controlled road is provided as Appendix C.
2
SARA Pre-lodgement advice, dated 3 March 2021
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No other designations of relevance apply to the subject land under the SARA mapping. No
other referrals are applicable for the application under Schedule 10 of the PR2017.
Noosa Plan 2020
Zoning and Tables of Assessment
Under the Noosa Plan 2020, the subject land is included within the District Centre Zone as
shown in Figure 5, below.
Under the table of assessment for the District Centre Zone (Table 5.5.6) a Car wash is
technically an inconsistent use and is subject to impact assessment. The small Food and drink
outlet (primarily takeaway) is a consistent use and subject to code assessment.
Figure 5 – Extract of Zoning Plan (Interactive Mapping)
It is noted a Service Station is a use that is also not consistent within the District Centre Zone.
This is despite being listed as a use that forms part of the Business Activity Centre Group under
Schedule 1 (SCh1.1.1.1B) and also does not form part of the Industry Activities Group. Further,
the definition for a Service Station, a car wash is an ancillary component. It is reasonable to
suggest a service station is a use that is commonly found within a commercial, industrial or
mixed use area.
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The subject land is not affected by any overlay maps, including not being within a character
area, which applies to the main town centre area on the western side of the railway.
Given the above, the most relevant provisions for the assessment include:
• Strategic Framework
• Cooroy Local Plan Code
• District Centre Zone Code
• Industry Activities Code
• Works Codes, including:
o Driveways and Parking Code
o Landscaping Code
o Sustainable Building Design Code; and
o Water Quality and Drainage Code.
Some aspects of the above works codes have been addressed by other consultants in their
respective reports.
Strategic Framework
Under section 3.2.2 a well-managed and sustainable Noosa Shire, it is stated amongst other
things that … Noosa Council has consistently taken a long term planning approach to
sustainable planning. It is this long term approach that has ensured that the community's values
and principles are not diminished by unintended development decisions.
Noosa has maintained a long standing approach for supporting development that is consistent
with the planning scheme. Further, seeks to ensure there are no unintended consequences
caused by development that may not be entirely consistent with the planning scheme but
warrants approval where there are relevant matters to be considered, which is the case here.
While the use is technically not consistent within the District Centre Zone, for reasons
explained below, it is not uncommon for a car wash to be established within a centre zone,
which is the case for many planning schemes within the SEQ Region where appropriately
located (discussed below). Despite, the technical non-compliance, there are a number of
relevant matters that warrant approval, which are also discussed below.
Under part 3.2.6, a diverse and resilient economy, centre hierarchy, it is stated that … the Noosa
Shire activity centres hierarchy, identified on Strategic Framework Map SFM2 Economy and
Employment, helps establish the respective roles and functions of activity centres to ensure each
centre contributes to a network of vibrant activated centres with good accessibility and
connectivity, high amenity and a unique sense of place. This hierarchy represents all the retail
based centres that occur (and will occur) in Noosa Shire. Each activity centre has a retail core
function including supermarkets and other retail uses and is supported by commercial and
community uses.
The remaining activity centres are more constrained in terms of future growth consistent with
their role and function. The focus is on maintaining the discrete character and form of these
centres and providing for the day to day needs of residents and visitors as well as providing
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opportunities for mixed use development in the form of shop top housing in smaller
neighbourhood and local centres through to apartment style in the larger district and major
centres.
With respect to industrial areas and uses, it is stated that … industrial areas have experienced
incremental encroachment from non-industrial uses such as retail, entertainment and residential
uses, as well as storage premises. Given the limited availability of land for industrial purposes in
the Noosa Shire, core industrial uses and support services are protected from further unnecessary
encroachment and impacts that may threaten their function, viability and expansion. To meet
changing needs for mixed use industrial spaces, the integration and colocation of a variety of
industrial uses are provided for. Further, a key theme is to limit … non industrial uses and some
innovative and creative enterprises are to be accommodated in defined precincts along Venture
Drive, the western side of Gateway, Lionel Donovan Drive and Hofmann Drive, Noosaville, as
well as in Cooroy, Pomona and Kin Kin industrial areas.
Under part 3.3.5 Economy and Employment, the most relevant strategic outcomes for
economy and employment by 2041, at (c) states … development is encouraged that caters for
industries with high economic yield and low environmental impacts, and where sustainable
practices are the norm.
Under the Activity Centres Hierarchy, (s)(ii), at (A) states … District centres provide a mix of
activities and services that cater for the weekly and fortnightly needs of surrounding
communities. Generally, they do not attract people from beyond the district. They contain a
diversity of commercial, community and entertainment related uses, with supermarket based
retailing. At (F), the … Cooroy District Centre serves as the main activity centre for the
communities of Cooroy and other outlying hinterland villages. Cooroy has a strong historic
country town identity with a number of local and state listed heritage buildings. The centre
provides services to rural enterprises in the surrounding hinterland area. Further, at (G) … Cooroy
is divided by the railway line with the concentration of the centre activities located on the western
side. The eastern side retains its service role to support the district centre by providing small scale,
local convenience goods and services for nearby residents, which may include a small scale
supermarket provided the need can be economically justified.
The proposed development is located within the District Centre Zone and therefore is expected
to contribute towards maintaining the retail hierarchy; however, the land is not your typical
centre zoned land in Cooroy in that it is on the eastern side of the railway line and well removed
from the main town centre area on the western side. Further, is located between two existing
service stations and opposite the railway line, and otherwise, is well removed from Diamond
Street, which is expected to be the main street for the town centre on the eastern side of the
railway line.
The subject land also has frontage to a main collector road (Elm Street), has two other road
frontages and is otherwise not well suited as a main street or conducive to pedestrian activity
and movement in this location. This part of the centre does not form part of or function as a
typical centre main street, being primarily a car orientated location, and has a mixed
industrial/commercial character.
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While it is accepted that under Schedule 1, a car wash is listed as an industrial use, under many
other planning schemes, such as the Sunshine Coast Planning Scheme 2014, a car wash is a
commercial business use that forms part of the business activity group3. This is also the case
under the Moreton Bay Regional Council Planning Scheme 2015, where a car wash is code
assessable within the Centre Zone within particular precincts, but otherwise is subject to
impact assessment, and is not necessarily inconsistent4. Further, a car wash is subject to code
assessment within the Industry Zone (Mixed industry and business precinct and Light industry
precinct)5.
Under the Brisbane City Plan 2014, a car wash is also accepted development and code
assessable subject to requirements within the District Centre Zone, including being in
association with a service station (which is also a code assessable use) and otherwise is subject
to impact assessment6 and reasonably expected in the zone7. Further, under City Plan 2014, is
also code assessable in the Low Impact Industry Zone8. Consequently, a car wash is a use that
is reasonably expected in either a commercial, industrial or mixed use location. Under the
Toowoomba Regional Planning Scheme 2012, a car wash is code assessable in the District
Centre Zone and the Low Impact Industry Zone9.
It is accepted the Noosa Plan 2020 is constructed in a different manner, with a car wash being
subject to code assessment only within the Low Impact Industry Zone and the Medium Impact
Industry Zone; however, this type of use is commonly found to be consistent within the District
Centre Zone under many other local authority planning schemes within the SEQ Region. While
this is not determinative in any way, it suggests a car wash is use type that should be
considered more broadly. It is not unusual for a car wash to be established within a centre or
mixed use area in the right location as is the case for a service station, which could contain an
ancillary car wash component10. This position is supported by the economic advice obtained
(refer Attachment 2).
From a first principles perspective, a car wash is a use commonly found within a commercial
or mixed use area; however, needs to be appropriately located to be convenient, readily
accessible, not detract from the operation of an existing centre and not be out of character or
cause significant amenity or character impacts.
In this context, the two adjoining service stations offer encouragement and support for a car
wash in this location, which provides for another vehicle service use. From a town planning
perspective, the proposed development is acceptable in this location given it is in keeping with
the existing character and contributes positively to the existing streetscape, with a built form,
scale and landscaping that is complementary to a modern country town.
3
SCRC Scheme 2014, Schedule 1, Figure SC1.1.2B
4
MBRC Planning Scheme 2015, Table 5.5.1
5
MBRC Planning Scheme 2015, Table 5.5.7.1.1
6
City Plan 2014, Table 5.5, District Centre Zone
7
City Plan 2014, District Centre Zone Code, overall outcome 4j
8
City Plan 2014, Table 5.515, Low impact industry
9
Toowoomba Regional Planning Scheme 2012, Tables 5.5.5 & 5.5.8
10
Noosa Plan 2020, Schedule 1, Service station
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Even if there was land available in the industrial estates of Cooroy (which is not the case as
explained within the Economic Needs Assessment - section 7), the location and nature of the
existing industrial estates are not conducive for a commercial car wash, which provides a
service and should be readily accessible to passing trade.
It is not reasonably expected that patrons would travel into the existing industrial estates
within Cooroy to use a commercial car wash, which are well removed from the main road
network and not readily accessible by the general public and visitors alike. Further, there is
generally a high level of activity in these estates, with vehicles parked within the roadways,
which is also not conducive to operation of commercial car wash. It is suggested a commercial
car wash is better suited to the proposed location, rather than within the limited industrial
land, which ought to be used to achieve the objective of broadening the local economy
through industry diversification, primarily in the areas of manufacturing, treating, repairing and
processing products.
It is understandable that a car wash is well suited to the industrial land in Noosaville, which
contains a mix of uses and also has a high level of exposure and accessibility for passing trade,
in particular, along Eumundi Noosa Road (Noosa Car Spa) and to a lesser degree the car wash
in Lionel Donavan Drive (F1 Car and Dog Wash). I agree with the economic and traffic experts,
that the subject land is well located for the proposed use (discussed further below). Any
industrial land within the Cooroy locality is limited and would be better utilised for a low and
medium impact industries, in terms of providing economic and employment benefits in the
long term through manufacturing, processing and production activities.
The Economic Needs Assessment has concluded there is a significant economic and
community need for the development in this location. Further, there is currently no commercial
car wash within the Noosa Hinterland with the nearest facility being in Noosaville. Given there
is no land available or suitable for this purpose (discussed in more detail below) and the
environmental and community benefits that will be provided, with no resulting town planning
consequences, there is a significant planning need for the proposed car wash, which is well
located for that purpose. The proposed development will not compromise the retail hierarchy
under the planning scheme if allowed in this location.
Cooroy Local Plan Code
Under the Cooroy Local Plan Code, the most relevant overall outcomes include:
a) Cooroy is a vibrant, energetic country town servicing the Noosa hinterland and its own
growing community and provides services and facilities to meet the community needs
whilst retaining its character and protecting the natural and heritage values of the area.
b) …
c) …
d) The protection of water quality within Lake Macdonald and waterways that drain to it is
a paramount factor in consideration of development within the water supply catchment.
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e) Cooroy town centre functions as a district centre providing a wide range of commercial,
retail and community activities to serve the needs of the Cooroy community and Noosa
hinterland residents and visitors to the area.
f) …
g) Future economic growth continues to consolidate retail, business, community and
industrial development and diversifies employment opportunities in technology based
businesses, artistic and cultural enterprises, health and wellbeing, and support services to
rural enterprises.
h) Cooroy town centre remains compact with expansion of retail and commercial functions
limited to land included within the District Centre zone.
i) …
j) Development maintains and reflects the form and scale of development in Cooroy as a
modern country town with low density, low rise buildings that cover a comparatively
small area of a site leaving significant areas for landscaping and private open space.
k) …
l) Development in the town centre addresses the street, provides active frontages and
complements the traditional streetscape by exhibiting a scale proportional to the
character of the streetscape of which it forms part.
m) Development provides and maintains small, typically narrow tenancies of single or
double storey elevations with continuous, intimate weather protected footpaths and
limited driveway accesses interrupting pedestrian paths.
n) …
w) In the town centre where on street parking is available, historic laneways are retained
and extended where practicable to allow for vehicular access and parking to the rear of
buildings preserving footpaths as places for people rather than driveways.
x) Activation of key laneways, including the widening of laneways, is encouraged where
pedestrian safety and servicing functions would not be compromised.
With respect to the overall outcomes above, it is acknowledged the proposed car wash is
technically an industrial use as defined under the planning scheme. Despite this, it is not
uncommon for this type of use to be located within a commercial centre or mixed use area, as
explained above. A small Food and Drink Outlet (primarily takeaway) is also being provided
which is a use that is expected within the District Centre Zone.
The proposed development will substantially reduce the amount of waste water pollutants
based on the current car washing practices of the primary and secondary trade areas, currently
discharging into the local stormwater system and ground water (discussed further below).
Consequently, establishing a car wash in the Cooroy locality will provide substantial
environmental benefits by preventing waste water runoff from entering local waterways and
including maintaining the water quality of the Lake MacDonald catchment, which is desirable.
The proposed car wash provides for future economic growth by consolidating like uses within
a well located area having a high level of accessibility between two existing service stations.
The proposed car wash will complement these car orientated vehicle servicing facilities (service
station), each of which could contain an ancillary car wash. Further, will not compromise the
Cooroy town centre when considering the context of this site being removed from Diamond
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Street and located in Elm Street and on the eastern side of the railway line. The proposed
development provides for some convenience goods in terms of the small takeaway food and
drink outlet.
The design has also been carefully considered to provide a built form that reflects the form,
scale and existing character of Cooroy. The development is comprised of low rise buildings
that cover a small area of the site and also provides for about 13% of the effective site area to
be landscaped. Further, addresses the street frontages and complements the existing
streetscape having a scale and form that is proportionate and complementary to the existing
service stations to the north and south. Importantly, the proposed development provides for
the widening of Diamond Lane and provides for a pedestrian north-south walkway along the
eastern boundary, consistent with the Cooroy Framework and Character Plan (Figure 7.2.2.4).
Having regard to the nature of the uses being proposed and the context of this location, the
most relevant performance outcomes are discussed below:
• PO1 – the proposed development will not compromise the role of the Cooroy as the
largest centre in the Noosa Hinterland, providing for a commercial service facility that
is much needed in this locality.
• PO3 – the development will contribute in a positive way to the streetscape given the
design and having regard to the context of the location which is characterised by the
two existing service stations and located opposite the Cooroy railway and station.
• PO4 – having regard to the nature of the design and the landscaping across the
frontages, the proposed development will contribute in a positive way to the visual
amenity of the major road network.
• PO7- having regard to the nature of the use, the proposed buildings and landscaping
are consistent and reflective of a modern country town character in terms of the form,
proportion, composition and use of materials. To that end, the buildings and other
structures have been designed to reflect the traditional Queensland vernacular,
comprising varying roof forms and incorporating lightweight materials, including
timber feature battens of various types and colours, colorbond corrugated roofing,
roof overhangs and awnings at the frontages. The awnings are located within a
landscaped setting along both Elm Street and Opal Streets and incorporates some
trees. The development also makes use of lightweight sails over the small outdoor
seating area on the corner of Elm and Opal Streets, which assists with activating this
frontage.
• PO10 - having regard to the proposed built form, the development is sympathetic to
the country town character and complements the existing streetscape, with a built form
which is single storey in height and addresses the street.
• PO11 – the proposed development does provide a service role in this location given
the car wash will complement the existing service stations. Further, provides for a small
food and drink outlet which provides for some local convenience goods.
• PO16 – the development has been designed to provide egress from Opal Street, which
is preferred. Further, has been sited and designed to not diminish the ability of
laneways to relive traffic with an angled egress onto Diamond Lane providing for left
turn only and will maintain safe pedestrian connectivity. The heritage character of the
laneway will not be affected by the development.
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• PO17 – the development has been designed to allow for a 2m widening of Diamond
Lane which is to be provided as part of the development as requested at the pre-
lodgement meeting.
• PO18 – the proposed development will maintain and improve safe and convenient
pedestrian access along Elm Street with the removal and reinstatement of the existing
access. Further, will not adversely impact upon pedestrian movement along Opal Street
and across Diamond Lane.
• PO19 – the development provides for improved pedestrian connectivity, with the
addition of the north-south pedestrian link to the east from Opal Street to Diamond
Lane consistent with Cooroy Framework and Character Plan (Figure 7.2.2.4).
• PO20 – the proposed development itself will not cause adverse impacts upon any
environmental values, and in fact will make a substantial positive contribution to
improving water quality within the Cooroy locality through local residents and visitors
using this facility; and
• PO22 – for reasons explained below, the proposed development will contribute to the
substantially improving water quality within the Lake MacDonald catchment.
In summary, the proposed development will provide a service role by providing a much
needed commercial car wash in this location. The proposed design will provide the building
character elements that will protect and reinforce the character and identity of Cooroy and will
complement the adjoining service stations. Further, the development will provide the
necessary infrastructure including road widening and a north-south pedestrian link. The
proposed development is compatible in this location and will contribute in a positive way to
the existing streetscape. The development is largely consistent with the outcomes sought
under the Cooroy Local Plan Code.
District Centre Zone Code
The purpose of the District Centre Zone is to … provide for a large variety of uses and activities
to serve a district of the Noosa Shire, including, for example, administrative, business, community,
cultural, entertainment, professional, residential or retail uses or activities.
The most relevant overall outcomes include the following:
a) Development supports the Noosa Shire Centres Hierarchy by providing a mix and range
of goods and services and employment appropriate to the centre role and function and
district catchment.
b) Development complements and does not undermine, the role and function of the major
centres of Noosa Junction and the Noosa Business Centre.
c) Development services the needs of the community and visitors and includes shopping
centres and full line supermarkets (where there is a demonstrated need), specialty retail,
commercial, residential, office, personal services, health, community and small scale
entertainment and recreation uses compatible with the centre’s role and function.
d) Development contributes to the economic activity and vibrancy of the business centre.
e) …
f) Development integrates with the low rise landscaped character, built form and layout of
the centre and creates a pleasant community feel.
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g) Development has a high level of architectural merit and contributes positively to the
activation of the street and the character of the centre.
h) Development reinforces the traditional ‘main street’ character and scale of development
in the centre.
i) Development facilitates the creation of vibrant and safe business centres, with attractive
and functional buildings andstreets with integrated high amenity public spaces.
j) …
k) …
l) Development gives priority to improved accessibility for walking and cycling.
m) Buildings are designed and operated to avoid adverse impacts on the amenity of
surrounding residential development associated with noise, lighting, waste, fumes,
odours, overlooking public health and safety.
n) …
m) Development is supported by appropriate infrastructure and essential services, is
consolidated, and maximises the efficient use of existing infrastructure.
n) Development does not compromise the future provision of planned infrastructure.
o) Development provides high levels of subtropical and sustainable design including
excellence in energy efficiency and water conservation and is resilient to the impacts of
climate change.
With respect to the most relevant overall outcomes above, the purpose is for an alternative
use that will complement the existing service station uses in this location. As explained above,
under many other planning schemes a car wash is considered a use that is consistent the a
centre area and compatible, where in the right location and having a high level of accessibility,
which is the case here.
The development is integrated and compatible in this location given mixed use nature of the
location and maintains a landscaped character at the street edge. Further, having regard to
the nature of the uses being proposed provides for a high level of architectural merit and
contributes positively to the streetscape, including activating the frontage with the aid of a
small food and drink outlet near the corner.
The development provides for improved pedestrian activity as already explained. Further, the
building has been designed and is located to avoid adverse impacts upon the amenity of the
area, in terms of noise, lighting, public health and safety. The proposed development is also
supported by appropriate infrastructure and maximises the efficient use of existing transport
infrastructure given the highly accessible location. Further, the development provides for
planned infrastructure including the dedication of land and construction of the road widening
in Diamond Lane.
With respect to the most relevant performance outcomes, the following comments are made:
• PO1, PO2 & PO4 – while the use of the site is technically for an industrial use, as
explained above, it is not unusual for a car wash to be found within a commercial centre
or mixed use area and will not be out of place in this location and will provide an
additional servicing function to complement the existing service stations.
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• PO12 – the proposed building height of the car wash marginally exceeds 8m (about
8.150m) at the highest point over a very small area as shown on the southern elevation
(refer Attachment 1). The proposed development is low rise and will have an
architectural scale that is consistent with the built form within the area, will not visually
dominate the site and will contribute positively to the streetscape in this location.
• PO13 – the site cover for the proposed development is about 40.9% (effective 44.8%),
which provides for all roofed areas (not excluding any roof overhangs) over the
effective area (not including the land dedication). The scale of the development is
compatible with the existing service station developments nearby, and the
development does not present an appearance of bulk to the street or the neighbouring
bowling club to the east. Further, provides for landscaping (about 12.7%, effective site
coverage) mostly around the street frontages with some additional trees to be
provided in Diamond Lane to replace those required to be removed to allow for road
widening.
• PO14 – the plot ratio for the development is about 0.2:1 (over the effective site area if
the wash bays are counted as GFA), which is substantially less than the plot ratio
allowed in the zone (0.8:1 – effective site area).
• PO17 – in terms of building setbacks the proposed development has a primary building
setback of about 2m from Elm Street, which has a small open awning at the frontage
as a design feature to assist with activating this frontage. The proposed development
has a 1.55m setback to the edge of roof for the open structure over the vacuum bays
and dog wash area fronting Diamond Lane. Further, has about a 230mm setback to the
roof over the proposed food and drink outlet, with the wall setback about 1.83m from
Opal Street. The development has been appropriately designed and sited to maintain
visual continuity and the pattern of buildings and landscape elements within the street,
avoids large continuous walls and has varying building setbacks.
• PO18 – the development has a building design and makes use of some lightweight
building materials that reflect the local streetscape character of Cooroy. Further, is for
a use and has a design and form that is compatible with what is effectively a mixed use
setting.
• PO19 – in this context, the proposed development contributes positively to providing
attractive and functional buildings, street and places.
• PO20 – the proposed development contains streetscape treatments including open
awning structures, shade sails over the small outdoor dining area and landscaping to
enhance the character and amenity of the street.
• PO21 – the design of the proposed buildings and other structures present a high level
of architectural merit with building elements that are consistent with the bulk and scale
of the adjacent service stations. Generally, the design has small façades, provides a
strong visual relationship with the proposed landscaping, has a pedestrian scale, which
makes use of changes in colours, textures and materials and also integrates the
proposed signage. The built form is well articulated both in a horizontal and vertical
scale and provides for an interesting streetscape.
• PO22 – the proposed development presents a high quality streetscape, celebrates
being a corner site and provides for some outdoor seating and meeting opportunities
at ground level, which is desirable.
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• PO23 & PO24 – the proposed development being on a corner site with three road
frontages is well suited for the proposed car wash. Further, in doing so, makes a
positive contribution to the streetscape in terms of visual amenity and activation of this
corner location.
• PO25 & PO26 – the proposed small takeaway food and drink outlet is located on the
corner and will provide for some convenience services. While the proposed
development is primarily a car wash and not one of the uses provided for under this
performance outcome, for reasons already explained, it is not unusual for this type of
use to be found within an industry, commercial or mixed use area, where in the right
location. In this case given the context of the site and that a car wash could form part
of a service station use, the proposed use is considered acceptable given it will
positively add to the vehicle servicing facilities in this location and will not have any
unintended town planning consequences.
• PO30 – the proposed development provides for a pedestrian awning and shade sails
along the southern boundary near the food and drink outlet. The development does
not provide for a pedestrian awning along the Elm Street frontage given the nature of
the use and the context of this setting, which is not a main street. The site is not located
within a typical centre where a large amount of pedestrian movement is expected or
necessarily to be encouraged, with two service stations to the north and south, this
being primarily a car orientated setting.
• PO31 – all mechanical plant has been designed to prevent offsite impacts. This noise
generated by the development has been considered in the Environmental Noise
Assessment, which is discussed below (refer Attachment 5).
• PO32 – Pedestrian safety in the locality will not be compromised by the development
with ingress proposed from Opal Street and egress from Diamond Lane. The existing
crossover in Elm Street is to be removed and reinstated.
• PO33 – Parking for the development is limited having regard to the nature of the use
with a only a small amount of parking being required for the small food and drink
outlet, staff for the car wash and other spaces for the dog-washing bays. Onsite
standing areas are provided in front of all wash bays. The existing parallel parking in
Opal Street is to be reinstated with perpendicular parking with two motorcycle parking
spaces also provided (refer General Parking Layout – Attachment 1).
• PO35 to PO38 – The proposed development provides for about 12.7% of the site to be
comprised of landscaping, which relates to the effective site area (not including the
area for road widening and the pedestrian walkway). The landscaping suits the size and
nature of the development, complements the built form, and provides for some trees
including replacement street trees in Diamond Lane to maintain the existing
streetscape character (refer Attachment 6). The proposed landscaping will contribute
positively to the streetscape being a corner site, with the proposed landscaping being
integrated with the built form and the small outdoor seating area.
• PO44 to PO47 – the proposed development will provide for a safe environment
allowing for casual surveillance and will provide for security lighting, including along
the proposed north-south pedestrian link, which will remain primarily an open area
adjacent to the existing bowls club and generally providing for clear sight lines. The
proposed disabled toilet is also within an open and highly visible and assessable
location beside the food and drink outlet.
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• PO51 & PO52 – the buildings and other structures have been designed to minimise
opportunities for vandalism with security lighting provided given the proposed 24 hour
operation of the car wash.
• PO53 – the proposed vehicle loading, and waste removal and storage and collection
will not significantly impact on the visual or acoustic amenity of the area, with both bin
locations to be screened (refer Site Layout Plan – Attachment 1).
• PO54 & PO57 – the amount of earthworks required on the land for the proposed
development is minimal and will not cause an cumulative impacts off the site (refer Cut
& Fill Layout – Attachment 1).
• PO59 & PO60 – the proposed development provides for the widening of Diamond
Lane and makes provision for a new pedestrian link to the east. Further, new sewer
manholes and a small length of sewer is to be relocated around the wash bays (refer
Proposed Site Layout Plan - Attachment 1). The proposed development is adequately
serviced by infrastructure and given the advice provided by the traffic expert will not
adversely impact upon the existing road network, which is discussed below (refer
Attachment 3).
Having regard to the overall outcomes and performance outcomes discussed above, the
proposed development will provide for a use that is suitable in this location. As already
explained, from a first principles perspective, a car wash is considered an acceptable use within
a commercial, industrial or mixed use area where appropriately located. In this case, the
development is being integrated with the only two service stations within Cooroy, which will
complement these uses, is highly accessible and will result in transport infrastructure
efficiencies.
The development will service an identified need for local residents and visitors and will provide
significant environmental benefits. Further, having regard to the nature of the use and the
design, the development has a low rise built form and maintains sufficient landscaping to
contribute positively to the streetscape in this location.
Industrial Activities Code
The purpose of the Industry activities code is to ensure industry activities:
a) are sited, designed and operated to accommodate the industry use, protect public safety,
environmental values and residential amenity;
b) mitigate and manage potential adverse impacts associated with industry activities on
sensitive land uses; and
c) are not compromised by the inappropriate colocation of sensitive land uses.
The most relevant overall outcomes (2) include:
a) Industry activities are of a scale and intensity compatible with the zone and the
surrounding area.
b) Industry activities avoid and mitigate potential adverse impacts on the amenity of
adjoining and nearby sensitive land uses, where these uses are located in a zone other
than an industry zone.
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c) Site layout, building design and landscape treatments provide efficient and safe conduct
of industry activities, vehicle access and manoeuvrability and contribute to an attractive
streetscape.
d) Industry activities ensure –
i. service areas and waste management processes and systems are efficient and
maximise opportunities for reuse and recycling;
ii. the safety and security of property tenants, operators, employees and patrons;
and
iii. the establishment of safe, comfortable pedestrian environments with high
levels of accessibility and functionality.
e) Industry activities
i. protect Noosa’s natural resources and environmental values and are energy
and water efficient and resilient to future impacts of climate change; and
ii. are located where there is an appropriate level of infrastructure services to
support the use.
It is noted that under overall outcome (2)(b) the planning scheme anticipates that some
industrial uses might not be provided within an industry zone, which is the case here. As
explained above, there are many planning schemes within SEQ that support a commercial car
wash within a centre where appropriately located. This is provided the proposed use will not
have an adverse impact upon the amenity and character of the locality in terms of noise and
traffic impacts, which has been confirmed by the noise and traffic experts (discussed below).
Further, should be allowed in circumstances where there are no unintended town planning
consequences, which is the case here.
In terms of the most relevant performance outcomes, the following comments are provided:
• PO1 – the proposed development is located on a site suitable for the intended purpose,
which is supported by adequate infrastructure and services.
• PO2 – the proposed primary use for a car wash is of a type and scale that is compatible
with the character and context of the setting.
• PO3 – the proposed use will contribute to the local economy and employment in the
area.
• PO4 – the proposed car wash will be operated in a manner to avoid noise emissions
and will not unreasonably diminish the amenity of the area or surrounding uses, as
explained below.
• PO5 – the proposed development does not adjoin any residential zones.
• PO6 – the proposed development has been designed and can be conditioned to not
cause unacceptable offsite impacts in terms of noise and lighting.
• PO7 & PO8 – All waste management areas are to be screened from the street (refer
Proposed Site Layout Plan - Attachment 1).
• PO9 – the storage of any chemicals onsite will be contained within the proposed Store
Room and Plant Room.
• PO10 – as explained below, not only will the proposed car wash be operated in an
environmentally responsible manner, but given the nature of the use, the development
itself will provide significant environmental benefits in terms of reducing pollutants
that would ordinarily enter a local waterway and the Lake MacDonald Dam catchment.
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• PO11 – Sufficient parking has been provided for the proposed development having
regard to the Driveways and Parking Code, which is addressed below.
The proposed development provides for adequate servicing and waste management, provides
for safety and security of patrons and employees, is highly accessible and will not adversely
impact upon pedestrian movements.
In summary, the code specifically anticipates that some industrial uses will occur in other zones,
which are not specified. This issue also needs to be considered in context with the site and
surroundings given the two existing service stations to the north and south, which could
include a car wash.
More recently, a number of service stations have been approved within the industrial zones
along Eumundi-Noosa Road along with a commercial car wash in Noosaville as separate
developments. This location is also a mixed use commercial area, with limited if any industrial
uses close to Eumundi Noosa Road, despite the industrial zoning. The proposed development
is compatible in this location and will have no adverse impacts upon the amenity of the locality.
Business Activities Code
The purpose of the Business Activities code is to ensure business activities:
a) are developed within the context of the zone, locality and character in which they are
located;
b) are developed in a manner consistent with the Noosa Shire Centres Hierarchy;
c) provide access to adequate levels of goods and services for existing and future
populations and contribute positively to the Shire’s economy and employment;
d) mitigate and manage potential adverse impacts associated with Business Activities on
residential land uses; and
e) are of a high quality design which appropriately responds to local character, amenity and
environmental values.
The most relevant overall outcomes include:
a) Business activities are consistent with and reinforce the Noosa Shire Centres Hierarchy.
b) Business activities are designed and sited in a manner that responds to the zone and
locality in which they are located, streetscape characteristics and surrounding land uses.
c) Business activities contribute to the economic vibrancy of the centre in which they are
located.
d) Business uses are of a type, scale and intensity suitable to their location, surrounding
development and character.
e) Site layout, building design and landscape treatments provides efficient and safe conduct
of business activities, vehicle access and manoeuvrability.
f) Building design is of a low key human scale and responds to Noosa’s subtropical climate.
g) Development integrates with natural landforms and landscape features and protects
heritage values.
h) Business activities manage potential negative impacts such as noise, privacy, lighting and
hours of operations on residential land uses.
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i) Business activities are located and designed to provide a safe and secure environment for
patrons and employees.
The proposed development will contribute to the economic vibrancy of the centre given the
nature of the existing uses, with additional vehicle servicing facilities provided in the one
location. The development provides for a high quality design which appropriately responds to
the local character and the amenity of the area. Further, for reasons explained below, will
provide environmental and community benefits in the Cooroy locality more broadly. Many of
the above issues have already been addressed in the report and are not readdressed here.
Under performance outcomes (PO1 to PO4) the key issue associated with the development is
the acceptability or otherwise of the proposed car wash use in this location. While technically
an industrial use under the planning scheme, the development is compatible in this location
given the context and setting, which is effectively a mixed use area. Further, will complement
the service station uses where patrons can obtain their car servicing needs in the one location,
which is desirable from a town planning and traffic engineering perspective.
Works Codes
With respect to the works codes, the following are considered most relevant:
• Driveways and Parking Code
• Sustainable Building Design Code
• Landscaping Code; and
• Water Quality and Drainage Code.
While there are other works codes applicable, including the Earthworks Code and Existing
Services Code these codes have been considered in the design of the development and
otherwise will be addressed at the operational works stage.
Driveways and Parking Code
With respect to the Driveways and Parking Code, the development provides adequate parking
to service the needs of the development. To that end, the parking requirements under Table
9.4.1.4 – Minimum parking requirements include:
• Food and Drink Outlet – one space per 20m² of use area and outdoor business area,
which excludes the building area itself (31.5m²), this being for food preparation and
storage, with 30.0m² attributed to the outdoor business area. This equates to 1.5 spaces
being required; and
• Car wash – one space per 50m² of GFA up to 500m²; however, is it questioned that the
car wash component technically comprises any GFA having regard to the definition of
GFA and given nature of the use.
It is proposed to provide three (3) staff parking spaces on the site for the development, with
two other spaces provided for the two (2) dog wash bays (refer to the Proposed Site Layout
Plan, Swept Paths and General Parking Layout plans – Attachment 1).
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With respect to the most relevant performance outcomes, the following comments are made:
• PO1 – the proposed vehicular access locations will not adversely impact on safety,
capacity and operations of the existing or planned road network, cycleways or
pedestrian pathway systems (refer discussion below under Traffic Impacts).
• PO2 – the driveways and crossovers are suitable for their intended use having been
specifically designed, including entry only from Opal Street and left turn egress on to
Diamond Lane, while also providing for the widening of Diamond Lane.
• PO3 – the number of driveways has been minimised with the existing access off Elm
Street to be closed and the footpath reinstated.
• PO4 – having regard to the advice provided by traffic expert (Attachment 3), the access
locations will not have any impact on the capacity, operations and maintenance of
existing infrastructure.
• PO5 – the ingress off Opal Street, will result in the removal of a street tree, which could
be replaced in a suitable location. The egress location on to Diamond Lane will have
no greater impact, with the existing street trees to be removed and replaced under the
required road widening of Diamond Lane (refer Landscape Concept Plan – Attachment
6).
• PO6 – the proposed development provides sufficient parking for the proposed
development, including the temporary spaces or queuing areas for vehicles waiting to
use the wash bays. It is likely patrons attending the takeaway food and drink outlet will
utilise the on street parking in Opal Street, which includes two motorcycle spaces. The
use of the on street parking in this location will have no impact upon any other use in
this location (refer General Parking Layout – Attachment 1).
• PO7, PO8 & PO9 – having regard to the nature of the use, the proposed development
adequately provides for clearly definable and easily accessible parking and
manoeuvring areas. Further, the onsite parking and manoeuvring areas will not conflict
with pedestrians and are sufficiently setback from the road frontages, with adequate
landscaping also provided (refer Swept Path Analysis – Attachment 1).
• PO10 – having regard to the Traffic Impact Assessment (TIA) provided, the proposed
development will not impact upon the safety and operations of the road system (refer
Attachment 3).
• PO11 – having regard to the nature of the use, the design of the access and onsite
manoeuvring, the development will operate as a low speed environment.
• PO14 – the proposed development will have hooded security lighting for night-time
users, which can be conditioned.
• PO15 – it is suggested given the nature of the uses being proposed, end of trip facilities
are not warranted for the development;
• PO16 – the proposed development has the potential to generate increased traffic
movements, which has been considered by the traffic expert (refer Attachment 3). The
TIA has concluded the proposed development will have a smaller traffic generating
function than the currently approved shopping centre and therefore will have a lower
impact upon the road capacity and will be non-worsening in terms of impacts upon
amenity.
• PO17 & PO18 – the stormwater runoff from sealed areas within the development is to
be treated in accordance with the Holistic Stormwater & Waste Water Management
Plan (refer Attachment 4).
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• PO19 – the proposed development provides for soft landscaping generally around the
perimeter of the site (refer Concept Landscaping Plan – Attachment 6).
Having regard to the above and the advice provided in the Traffic Impact Assessment (TIA),
the proposed development is consistent with the Driveways and Parking Code.
Sustainable Building Design Code
In terms of sustainable building design, the proposed development is for a commercial use
and not for a residential purpose. Despite this, the proposed development provides for many
sustainable building design measures including the provision of a significant solar power
system, providing for about 100kw of power. Preliminary advice has been obtained from a
solar power expert, which is provided as Attachment 7.
The Holistic Stormwater and Waste Water Management Plan provides advice about the
proposed roof water harvesting and water recycling unit for the automatic wash bays with the
operation of the car wash, resulting in about a 58% or 9ML per year reduction in the use of
mains water. Further, provides for a substantial reduction in the effluent disposal discharge by
about 61% or 9ML per year (refer part 5.6 – Attachment 4). Consequently, the proposed
development is consistent with the outcomes sought for the Sustainable Building Design Code
in terms of water sensitive urban design and being as energy and water efficient as possible.
Landscaping Code
With respect to the Landscaping Code, a Landscape Concept Plan has been prepared which is
provided as Attachment 6. As mentioned above, about 12.7% of the effective site area is being
utilised for soft landscaping (refer Proposed Car wash Layout Plan - Attachment 1).
The proposed development has been designed to provide sufficient landscaped area, which
will provide the necessary diversity of planting, including some street trees to achieve the
outcomes sought under the Landscape Code, which can be conditioned. The proposed
development will be subject to a development approval for operational works, at which time
compliance with the Landscaping Code will be demonstrated.
Water Quality and Drainage Code
With respect to the Water Quality and Drainage Code, a Holistic Stormwater & Waste Water
Management Plan (SWMP) has been prepared which is provided as Attachment 4. The
management plan has been prepared by an experienced engineer who specialises in the
design of car wash developments throughout Australia and New Zealand (refer Appendix A).
The purpose of the Water Quality and Drainage Code is to … ensure development is planned,
designed, constructed and operated to manage wastewater, stormwater, groundwater and
environmental flows and as part of an integrated water cycle in ways that protect environmental
values, water quality and public health.
Having regard to the most relevant performance outcomes, the following comments are made:
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• PO1 – having regard to the SWMP provided, the development has been designed
having regard to the need to not only protect but improve the environmental values
in the locality in terms of the water quality of receiving waters.
• PO2 – the proposed stormwater drainage infrastructure has been designed to ensure
the stormwater is managed lawfully and without altering stormwater drainage
characteristics off the site. In fact, the proposed development will result in the volume
of stormwater runoff being reduced when compared to the predeveloped site under
the proposed stormwater harvesting and water reuse system.
• PO4 – the proposed stormwater drainage design is compatible with existing
infrastructure fronting the development.
• PO6 – as explained below, under the SWMP the proposed development has been
designed and will be operated to protect and enhance the environmental values and
water quality. In particular, given the nature of the use, will improve the water quality
within the catchment overall resulting in a net community benefit (discussed further
below).
• PO14 – as part of the necessary application for operational works, the applicant will be
required to provide an Erosion and Sedimentation Control Plan, which can be
conditioned.
• PO15 – having regard to the SWMP, which also deals with waste management, it has
been demonstrated that the proposed development, including the waste water
treatment system, will not compromise environmental values of waters and water
quality objectives.
Having regard to consideration of the most relevant performance outcomes above, the
proposed development is consistent with the Water Quality and Drainage Code.
Traffic Impacts
The proposed development has been considered by the traffic expert engaged who has
provided a Traffic Impact Assessment (TIA) (refer Attachment 3).
The TIA has considered the following key issues:
• the proposed location and layout and design of the primary car wash use having regard
to the location being complementary to the two existing service stations to the north
and south
• the proposed ingress and egress arrangement, including the widening of Diamond
Lane and the left turn egress only from the site and the associated impacts at the Elm
Street intersection, including sightlines
• consideration of the current development approval for a small shopping centre over
the land, which has not progressed due a lack of interest and demand11; and
• consideration of the industrial land in the Cooroy locality from a traffic engineering
perspective and whether these locations would be suitable for the proposed car wash
in terms accessibility and other impacts when compared to the proposed site.
11
Refer Appendix A - letter from previous owner Kexron Pty Ltd
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The traffic expert has advised the proposed development will generate a maximum of about
38vph while the currently approved small shopping complex will generate about 41vph with
similar ingress and egress splits. Consequently, the proposed development will not have a
negative impact on the surrounding road network over and above the currently approved use.
Consequently, an analysis of the capacity of the adjacent road network is unnecessary.
The traffic expert has also advised that allowing vehicles to turn right at Diamond Lane onto
Elm Street could not reasonably be expected to significantly decrease the safety of the Elm
Street/Diamond Lane intersection. Further, there may be brief times during the day when
turning right from Diamond Lane onto Elm Street may be difficult due to traffic volumes;
however, drivers of vehicles wishing to travel to Noosa may opt to turn left and travel via Elm
Street, Opal Street and Kauri Street. This manoeuvre will make no difference to the current
scenario if the site was developed for a small shopping centre, with the traffic generation from
the proposed development being less than the current approval on the site.
The traffic expert has also advised that both Opal Street and Kauri Street have wide
carriageways, which are able to accommodate vehicles towing caravans without causing any
significant safety issues. Further, Kauri Street itself functions somewhat as a higher order road
in the local area, with most of the accesses being on the eastern side, and those houses also
enjoy rear access via Kauri Lane. It is not expected that even if some vehicles choose to turn
left from Diamond Lane and left into Opal Street to head east that this would cause significant
impacts to the existing character and amenity of Opal and Kauri Streets. It is noted that the
Opal Street also contains the Bowls Club, which includes the Saw and Mill Restaurant.
The traffic expert has also advised that adequate queuing space for vehicles has been provided
within the site. A swept path analysis has been undertaken demonstrating that the design
vehicles can successfully ingress and manoeuvre on site in a forward direction (refer Swept
Path Analysis and General Parking Layout – Attachment 1). Further, the traffic expert has also
considered the proposed perpendicular parking bays in Opal Street and while these spaces
are close to Elm Street, they are considered acceptable given the sightlines.
The traffic expert also notes the location in proximity to the adjacent Cooroy–Tewantin road
corridor is desirable. Placing a use such as this nearby to this type of road corridor is
complementary and minimises the need for vehicles to divert significantly, especially where
drivers may be unfamiliar with the local road network. Further, the traffic expert agrees a car
wash is complementary to a service station use, which is an advantage in this case. This is
because people wanting to wash their vehicles will likely also take advantage of being able to
refuel, check tyre inflation and use the retail and toilet facilities. Placing such uses adjacent to
each other in the one location minimises traffic impacts on the network, which is a desirable.
The traffic expert has also considered whether land (if available) in the industrial estates in
Cooroy would be suitable for the proposed use. From a traffic engineering perspective, the
following observations were made:
a) Car washes are not necessarily a complementary use to industrial uses. Whilst there are
a number of vehicle depot types that might be located in industrial areas, depots
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generally provide their own washing services and are unlikely to utilise the car wash
services proposed herein.
b) Due to this, the car wash is likely to attract vehicles to the industrial area that would not
otherwise be travelling in that area.
c) The Jarrah Street location is somewhat remote from the intended Cooroy-Tewantin road
corridor catchment, and as such will cause a level of trip lengthening as vehicles divert
from that route to the car wash location. Whilst this will predominantly involve travel
along Garnet Street, it will involve vehicles turning from the railway overpass right onto
Myall Street and passing through the Myall Street/Maple Street roundabout, forcing
interactions with other vehicles at that roundabout and at the Myall / Elm intersection
— including most visitors to the town centre. Furthermore, it is likely that a number of
car wash patrons, unfamiliar with the area, will drive through the town centre rather than
diverting around it on Garnet Street. Whilst a matter more so for a town planner to
consider, it is evident that Maple Street should be protected where possible from traffic
volume increases to keep its preferred character.
d) The Holts Road location is closer to the intended Cooroy-Tewantin Corridor catchment,
but still involves diversions from the main travel path. This involves vehicles having to
circulate via the roads that form part of the Exit 230 interchange. Whilst Holts Road is a
convenient location to place heavy vehicle depots to ensure reasonable accessibility to
the Bruce Highway whilst minimising the need for such vehicles to travel through the
town, this advantage would not exist in the case of the proposed car wash. Vehicles
utilising the car wash would typically already be travelling along Elm Street and Myall
Street. Moreso, it would reduce the opportunity for more appropriate uses to locate to
Holts Road where Council would prefer vehicles associated with those potential uses to
minimise their interactions with the town proper, but still have good accessibility to the
Bruce Highway.12
From a town planning perspective, the above comments are supported. In my opinion, the
industrial land in the Cooroy locality is not well suited for a commercial car wash being more
removed from the main road network with the industrial estates being relatively isolated and
more a purpose destination. Further, even if land was available in the industrial estates (which
is currently not the case), it is not desirable for additional traffic to be funnelled into these
locations given the nature of these uses.
It is noted that on inspection of the existing industrial areas, many of the streets within these
estates contain parked cars when the industrial businesses are in full operation and are quite
congested. Further, I agree with the traffic expert that despite the Garnet Street link road being
in place bypassing the town centre, the intersection at Maple Street at times is extremely busy
and congested, in particular at school drop off and pickup times and on a Saturday mornings.
From a town planning perspective, it is not desirable for additional traffic to be funnelled into
this location.
The majority of the visitors to the area are not aware of the Garnet Street link road to Mary
River Road and around the main town centre area. Even if there was land available in the
Cooroy industrial estates, in my opinion, these areas a not well located or suitable for the
12
Traffic Impact Assessment, para 23
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proposed development and ought to be maintained for low and medium impact industries.
This position is supported by the car wash design expert who has been involved with many car
wash developments. It is noted that the design expert estimates that the car wash will provide
for about 68,000 car washes per year, based on the trade areas, which is a substantial number
(refer Appendix B).
The traffic engineer has concluded and recommended that:
a) The proposed use is well located to minimise travel of vehicles associated with the use,
being located adjacent to the Cooroy-Tewantin road corridor and being co-located with
service station uses.
b) The proposed use has a smaller traffic generating function than the approved shopping
precinct, and as such will have a lower impact on road capacity and amenity to nearby
residents than the approved use.
c) The access solutions for the subject site are safe and adequate. The existing Elm
Street/Diamond Lane intersection will be utilised for egress and DTMR’s crash database
shows no history of casualty crashes at this location in 20 years.
d) Alternative locations for the proposed use at industrial precincts at Jarrah Street and
Holts Road would be less complementary and would involve larger diversions of vehicles
from the Cooroy-Tewantin road corridor. A car wash use is not likely to be
complementary to other uses in the industrial precinct and will reduce the opportunity
for uses more appropriate to those locations (from a traffic engineering perspective) to
locate there.
e) From a traffic engineering perspective, the proposed development can be approved, with
reasonable and relevant conditions.
It would be reasonably expected that a car wash would be located within a highly accessible
location, as is the case for the newly established car wash (Noosa Car Spa) along the Eumundi
Noosa Road in Noosaville. While this location in Noosaville is included within the Medium
Industry Zone, there are very few industrial uses along the Eumundi Noosa Road on either
side, and this area provides for a range of business uses, including newly constructed service
stations, which is has a similar context to the subject site.
The TIA assessment confirms the design of the proposed development is satisfactory and will
not cause significant traffic impacts. Further, while vehicles leaving the site on to Elm Street
can turn right if heading east, the use of Opal and Kauri Streets will not have a significant
impact on the operation of these streets. Further, given the vehicle numbers generated by the
car wash are less than that generated by the approved shopping centre, the traffic using local
streets will also not have a significant impact on the amenity and character of the locality.
Noise Impact Assessment
The applicant has engaged a noise expert to undertake an assessment of the noise impacts
generated by the development with an Environmental Noise Assessment (ENA) provided as
Attachment 5.
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The purpose of the ENA was to assess the noise emissions from the site in accordance with
the prescribed standards contained in the Environmental Protection (Noise) Policy 2008 having
regard to the site and the surrounding land uses. Noise logging was undertaken to determine
the ambient background noise levels for the operation of car wash on a 24-hour basis, seven
(7) days a week to provide maximum flexibility.
The noise impacts that have been considered include:
• use of the automatic wash bays
• any mechanical plant associated with the site
• vehicles attending the site
• the location and operation the vacuum bays
• the location and operation of the manual wash bays; and
• air-conditioning and mechanical plant associated with the food and drink outlet.
To ensure compliance with the EPP (Noise), the following recommendations have been made
by the noise expert:
• all vacuum bays are required to be three-phase vacuums
• the plant room roof is to be lined with 50mm 32kg/m 3 sound absorbing insulation or
similar
• the proposed automatic car wash bays will be fitted with automatic doors on the exit
equivalent to a PVC clear 2.5 mm door blade (which provides a minimum Rw 23)
• the entry to the automatic wash bays will be fitted with a roof in accordance with the
proposal plans (refer Attachment 1); and
• the vacuum bays are not permitted to operate during the night time period, which is from
10pm to 7am.
The results of the noise predictions show the site can comply with the noise criteria set out in
EPP (Noise) for all time periods at the nearby residential receivers with the inclusion of the
attenuation measures detailed above. On this basis there should be no reason to prevent the
car wash from operating on a 24 hour basis, subject to the recommendations of the ENA being
implemented, which can be conditioned.
Environmental Benefits
The proposed SWMP provides a complete analogy of how the proposed car wash will benefit
the local catchment and substantially reduce the current discharge of waste including
chemicals to the local environment (refer Attachment 4). This benefit goes well beyond
maintaining water quality for the development itself, but rather because of the nature of the
use, will make substantial improvements to water quality in the Cooroy locality more broadly.
The proposed car wash is expected to have a patronage of about 68,000 car washers per year.
This is a reasonable expectation given the highly accessible location and the level of
convenience offered, with the use being complementary to the existing services provided by
the two service stations to the north and south.
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It is noted the nearest car wash is in the Noosaville (Noosa Car Spa), which is located about
15km from Cooroy and not readily assessable or convenient for the local community of
Cooroy. Consequently, it is reasonably expected that a relative high percentage of the local
community and visitors to Cooroy will use the proposed facility.
Currently, a relatively high portion of the local community within the identified trade areas
would wash their vehicles at home, with waste discharging to the existing stormwater drainage
system and local waterways, including the Lake MacDonald Dam catchment. The SWMP
explains that under the proposed design the discharge of physico-chemical, heavy metals and
organic pollutants will be reduced by about 28%, when considering the current car washing
practices of the primary and secondary trade areas.
The proposed stormwater design also provides for harvesting of about 96% of the annual
rainfall events captured by roof areas for reuse in the operation of the car wash based on 50%
annual rainfall. This will result in a water saving of about 1.1ML per year, which is substantial.
Because of the large roof area contributing to the rainwater harvesting, this reduces the site
area that yields run-off in a storm event. This also provides for a reduction of stormwater flows
currently experienced from the predeveloped site, which is also desirable.
Given the proposed car wash is well located and convenient with an expected high level of
patronage, there will be considerable environmental benefits provided given the level of
contaminated waste water currently entering the stormwater drainage system, local waterways
and the dam catchment more generally. Further, the development will have no impact upon
local stormwater infrastructure as explained and in the SWMP.
The proposed development is also to include significant solar power, which will be at least a
100kw system, with panels provided on the main roofed area removed from and not clearly
visible from Elm Street. The panels are to be located above the storage and store room, wash
bays 1 & 2, super wash bays 1 & 2, partly over the roofed vacuum and dog wash bays and the
food and drink outlet. There is a considerable cost saving with a system efficiency of about
89%. Further, an environmental analysis is also provided, in terms of equivalent trees planted,
fuel used and coal burnt (refer Attachment 7).
The proposed car wash will make a significant positive contribution to the Cooroy locality
given the environmental benefits. It is generally accepted that a car wash is environmentally
friendly, responsible and cost effective method of washing vehicles and dogs. The proposed
development will provide substantial environmental and community benefits.
Need
An Economic Needs Assessment (ENA) has been prepared which is provided as Attachment
2). The ENA has considered the following:
• the service catchment area that defines the expected trade areas
• a supply analysis including an audit of existing car wash facilities within and
surrounding the trade areas
• the environmental impact and the benefits provided by a commercial car wash
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• undertaken a demand analysis
• considered alternative sites in the trade area that might be able to accommodate a car
wash facility
• considered the impact of the development and supply demand balance within the
Noosa area; and
• undertaken an economic need assessment.
The EIA has considered a number of sites within the trade area where a car wash might be
located; however, many of these are in Jarrah Street, currently owned by Noosa Council and
not available for purchase13. In any event, these and other sites in the industrial area are not
suitable for this type of use. This is because the sites are not conveniently located with vehicles
having to leave the main collector and through roads and enter the industrial estates. Under
this scenario it is not likely a commercial carwash would attract a high level of patronage, which
is undesirable and therefore would not offer the same level of environmental and community
benefit.
The ENA has advised that … while a car wash is not identified as a centre use within Noosa Plan,
car wash facilities frequently operate within centres across Queensland and Australia. The
proposed development includes a small food and drink outlet to provide refreshments to car
wash users as well as the general public. Noosa Plan directs car wash developments into
industrial areas, however industrial land within Noosa LGA is scarce and the industrial area in
Cooroy does not offer locational attributes of accessibility and exposure commonly required by
car wash facilities.14 As discussed above, many of the local authorities in the SEQ Region,
provide for commercial car wash facilities to be located within centre areas, where in an
appropriate location.
The ENA has advised that in terms of economic need, this is … a function of market demand
and the provision of supply, and whether or not there is a latent unmet demand now or in the
immediate to short term.15 The results of the analysis undertaken reveals there is an unmet and
growing demand for car wash facilities within the primary and secondary trade areas. Further,
at the broader local government area level there is significant need for additional car washing
facilities within Noosa, with an existing and growing shortfall in provision throughout the
projection horizon.
In terms of economic need, based on the findings, … there is need for 1.4 car wash facilities
within the combined trade areas, growing to 1.6 car wash facilities in 2031 and a broader need
for commercial car wash facilities within the wider region. The analysis undertaken …
demonstrates that there a latent unmet demand for commercial car wash facilities within the
identified trade areas and Noosa LGA more broadly, indicating that the proposed development
would not have unreasonable impacts on existing facilities.
In terms of community need, this considers the issues of choice, convenience and competition
collectively. It is stated in the ENA that … the proposed development would significantly improve
13
Confirmed by email from the Property Advisor, Noosa Council on 7 October 2022
14
ENA, part 8
15
ENA, part 9
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the convenience of residents within the trade area, reducing the need to travel further afield to
have their demand for car wash facilities met, this being to the existing car wash facilities in
Noosaville. The ENA also advises that in terms of the spatial distribution of the population, the
proposed development represents a central location for the commercial car wash facility given
there are no facilities within the Noosa Hinterland. Further, it is expected the proposed
development will likely capture a significant proportion of visitors to caravan parks, campsites
and holiday/tourist parks that are proximate to the subject site who require a car wash facility
after their trip, thereby enhancing the convenience of visitors to the region. This would include
the cleaning of four wheel drive vehicles leaving the Noosa North Shore and travelling
northwards via Cooroy.
The economic expert agrees, the specific location of the proposed development between two
service stations further enhances the level of convenience offered by the proposed
development16. It is reasonably expected that some motorists would use the car wash when
they refuel and use the other facilities at these service stations, these being the only service
stations within Cooroy. From a town planning perspective, it is logical to locate a commercial
car wash in this location and it is not unusual for a car wash to be associated with a service
station.
There is also a broader community need associated with the environmental sustainability of
commercial car washes as opposed to washing the car, truck, boat, caravan or dog at the home.
There is also the community benefit that will be provided by a commercial car wash which will
result in a substantial reduction in the amount of chemical waste being discharged into the
stormwater system, local waterways, ground water and the Lake MacDonald Dam catchment.
In terms of planning need, this is to be informed by the economic and community need and
the resulting benefit to the general community, which is in the public interest. It has been
confirmed there is a significant economic need for the proposed development given there are
no car wash facilities in the Noosa Hinterland, with substantial environmental benefits being
provided. Further, the development will provide convenience and choice, being generally
centrally located in an highly accessible location between two service stations and fronting a
major road.
The ENA has considered the available land within the Cooroy locality and the Noosa Hinterland
more generally. Of the land that is included within an industry zone, this relates to the following
sites:
• 70 Carpenters Road, Cooroy, currently owned by Noosa Council and the subject of an
application for a relocatable home park. Otherwise, is too large for the proposed
development and well removed from the major road network, with access obtained
from the end of Jarrah Street, which is not desirable.
• 25, 27, 29 and 31 Jarrah Steet, which are owned by Noosa Council and currently not
available for sale. The land is partly constrained by overlay mapping and is not suited
for a commercial car wash because of the location. The land is better suited for low or
medium impact industries providing economic and employment benefits to the local
community in the long term.
16
ENA, part 9.2
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• 17 Jarrah Street is a larger parcel having an area of about 6966m², is partly developed
and partly constrained by overlay mapping and is better suited for medium impact
industry uses.
• 1 and 3 Taylor Street, which form part of the Nandroya Industrial Estate, and have other
development approvals and or applications pending on this land. Further, are well
removed from the township of Cooroy, are not conveniently located and generally not
suitable for a car wash. Further, would be better utilised for low or medium impact
industry uses as is being proposed.
• 9 Mary River Road, has a smaller area (1407m²), is not currently available, is located
within the Medium Impact Industry Zone, is constrained by flooding, is removed from
the main collector roads and if used for a car wash would likely increase traffic entering
the town centre along Maple Street, which is not desirable.
• Another parcel considered is located on the corner of Exhibition Street and Factory
Street (owned by Page Furnishers Pty Ltd), which is a large parcel (about 1.97ha), is
partly constrained by overlay mapping and unsuitable for the proposed development,
given the location in terms of being convenient and accessible and well removed from
the Cooroy township and generally not centrally located within the hinterland.
The ENA has confirmed there are no alternative suitable sites within the main trade area that
would meet the identified community and economic need for the proposed development17.
Under the planning scheme, a car wash is code assessable and a consistent use only in the
Low Impact Industry Zone and the Medium Impact Industry Zone. In all other zones, a car wash
is an impact and inconsistent use. Consequently, if a car wash is to be established in the Cooroy
locality to satisfy the established economic and community need for the betterment of the
local community, then it must be established on other land suitable for this purpose, which
likely only includes the subject site. Further, given the context of this site, being located
between the only two service stations in Cooroy and having good accessibility to the major
road network, it is suggested the proposed development is ideally located for this purpose.
The design of the development has been carefully considered to provide a built form and
landscaping that is in keeping with the character and context of this setting.
Given the significant economic and community need, the substantial environmental benefits
that would be provided, with no adverse town planning consequences being identified, in my
opinion, there is a significant planning need for the proposed development in this location.
Conclusion and Relevant Matters
The proposed development is for an integrated car wash and a takeaway food and drink outlet
which is to be located between two service stations centrally located in Cooroy, situated on
the major road network. These are the only two service stations in the Cooroy locality and the
proposed car wash will be complementary to these uses.
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While the use is being proposed within the District Centre Zone, when considering other
planning schemes within the SEQ Region, it is not uncommon for a car wash to be located
within a centre or mixed use area where appropriately located, which is the case here.
In this case, the proposed development is well suited for a car wash, being complementary to
the existing uses in this one convenient location. Further, there are significant environmental
benefits that would be provided by the establishment of a car wash in Cooroy, which would
also service the Noosa hinterland, with the nearest car wash facility being in Noosaville, about
15km away.
The proposed development has been carefully considered in terms of the built form, scale and
design and provision of landscaping, which is generally in keeping with the modern country
town character of Cooroy.
The proposed layout and design is functional and provides for a high level of accessibility and
convenience being located on a main road linking to Noosaville to the east, Pomona to the
north and the Bruce highway to south. Further, provides the necessary infrastructure including
road widening in Diamond Lane and a north-south pedestrian link to the east.
Advice has been obtained from a range of experts and the operation of the development will
not cause significant noise or traffic impacts and therefore will not adversely impact upon the
amenity and character of the area. Having regard to the assessment undertaken there will not
be any town planning consequences, in fact there will be substantial environmental and
community benefits provided by the proposed development in this location.
To the extent there is any inconsistency with the planning scheme, in accordance with section
45(5) of the Planning Act 2016, there are relevant matters that warrant discretion including:
a) There is a significant economic need for the development given the latent unmet
demand for a commercial car wash within the identified trade area and the Noosa local
government area more generally.
b) There is a significant community need for the proposed development in terms of
providing increased choice, convenience and competition with no commercial car wash
currently available in the Noosa hinterland.
c) There is a significant planning need for the proposed development given the identified
economic and community need, the environmental and community benefits that will
be provided, and given there is no other land available in Cooroy that is suitable for a
commercial car wash.
d) The industrial land that is available would be better utilised for low and medium impact
industry uses providing long term economic and employment benefits for the local
community.
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e) The proposed location for the car wash between the only two service stations within
Cooroy is a logical location and will complement these existing uses, by providing car
servicing facilities in the one convenient location resulting in reduced traffic impacts.
f) From a town planning perspective, it is not uncommon for a commercial car wash to
be located in a commercial or mixed use area, where appropriately located, which is
the case here.
g) The proposed development is centrally located in Cooroy on the major road network
and is highly accessible for local residents and visitors to the area.
h) The proposed development will provide for substantial environmental benefits, by
providing a commercial car wash in the Noosa Hinterland, which is likely to be well
patronised, resulting in reduced contaminated waste water entering local waterways
and the Lake MacDonald Dam catchment.
i) The proposed development provides for necessary infrastructure including the
widening of Diamond Lane, makes provision for a north-south pedestrian link and will
not cause unacceptable traffic, noise or other impacts.
j) There are no town planning consequences that would result from the development
being approved in this location with substantial community benefit being provided.
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