2016-12-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                6 DECEMBER 2016


           iii     technology based businesses reliant on broadband communication;
           iv      timber industry initiatives and product manufacturing at the Nandroya Mill site;
           v       Cooroy’s support role in the locality for surrounding agricultural activities;
           vi      extractive and mineral resources;
           vii     facilitating artistic and cultural business enterprises; and
           viii agricultural industries and associated rural enterprises;
     j)    Business opportunities in Cooroy are enhanced by its access to the Bruce Highway
           and the North Coast Rail line;
     k)    The town of Cooroy provides a range of community services, schools, medical
           facilities, sporting and recreational facilities, which service the hinterland and beyond;
     l)    New areas of urban and rural settlement development are precluded from the part of
           the locality within the catchment area of Lake Macdonald where the dominant goal is
           the protection of water quality within the primary water supply source;
     m)    The Bruce Highway, Elm Street, Cooroy-Noosa Road, Eumundi Road, parts of Myall
           Street and Diamond Street, Cooroy-Belli Road, Maple Street, Mary River Road, Lake
           Macdonald Drive and Sunrise Road are protected as parts of the Noosa’s major road
           network;
     n)    A public transport node is located within Cooroy and links public transport services to
           other centres in Noosa, including railway stations;
     o)    The vistas offered from the major road corridors are protected and add to the
           attraction of the locality for visitors and residents;
     p)    Environmental and aesthetic values associated with the hillslopes, including iconic
           mountains and the watercourses of Lake Macdonald, Ringtail, Six Mile and Cooroy
           Creeks, are protected;
     q)    Water quality standards in the watercourses of this locality are maintained or
           improved through land management practices;
     y)    For the Industry Zone—land in this zone—
           i       accommodates the principal industrial centre of the hinterland including
                   businesses associated with manufacturing, production, storage, repairs and the
                   like to the exclusion of inconsistent uses such as residential or community uses;
           ii      has good access to the major road network including the Bruce Highway; and
           iii     accommodates uses and works that are designed and managed to contribute
                   positively to the character of the locality without adverse impacts on the
                   environment including excessive noise, odour, dust and other waste;
Given the service station is a consistent use within other Industry zones in Cooroy, the Outcomes
provide some support for the use, but no real support for a 330m² fast-food outlet and a
convenience shop. However, the service station is inconsistent with the POD for the site and the
applicant must therefore demonstrate a need for the whole proposal within the subject zone.
Need for a development is commonly recognised as relating to community wellbeing. A
development may be said to be needed if, on balance, it improves community wellbeing.
Wellbeing may be improved by access to new services or facilities or a range of other ways. In
addition, new uses must be compatible with surrounding uses in terms of amenity, the
environment and economics.
Need and benefit
The applicant’s Economic Impact Assessment prepared by Urban Economics provided extensive
analysis including the demand for, impact of and the need for the proposal. The economic
assessment identifies that up to 80% of custom for the proposal would be from passing motorists
on the Bruce Highway. Furthermore, it suggests the proposal will not have a significant impact on
surrounding convenience centres and a minor impact on existing service stations in Cooroy.


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