2016-12-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                              6 DECEMBER 2016


Overall, the applicant’s economic assessment suggests a strong and compelling need for the
proposal based broadly on the distance between existing highway based service centres
(60km’s), passing traffic, the high level of vehicle ownership in the trade area, limited brand
choice in fuel and fast-food retailing in Cooroy, no existing bio-fuel choice, and a conveniently
located facility to service surrounding hinterland residents/villages.
The applicant’s original economic assessment and response to Council’s information request
was reviewed externally on behalf of Council by Location IQ.
Location IQ suggests the submitted economic assessment indicates there is no need for a
service station in Cooroy but the need is largely based on the premise of serving passing traffic
on the Bruce Highway. The applicant’s economic assessment demonstrates there is a significant
gap (around 60km) north bound between highway based service stations/facilities along the
Bruce Highway. Analysis provided shows the distance between the Gold Coast and Curra
highway based service facilities range from 1km to 35km, except for the 60km between Forest
Glen and Kybong where the subject site is generally centrally located. Location IQ agrees there
is a gap between highway based service stations and that some demand exists.
The applicant’s economic assessment suggests the proposal would have around an 11% impact
on the existing service stations within Cooroy but Location IQ suggests the economic impact
could be as high as 30%. In response, the applicant’s economic assessment outlines that a
portion of their (being Cooroy service stations) trade would be attracted from beyond the trade
area and that not all local residents’ fuel spend would be directed to the local service stations.
There remains an inconsistency on the level of impact the proposal would have on existing
service stations in Cooroy. The proposal has the potential to reduce the number of motorists that
enter Cooroy and Pomona villages for fuel, food and amenities if they are available at the side of
the highway.
In terms of community need; accessibility, convenience, choice and price can indicate if a
community will benefit from a proposal. It is acknowledged some benefit may result for the local
community in terms of choice and price. However, the location is neither convenient nor readily
accessible for the local community as Holts Road is a no through road and the new interchange
only services Cooroy, the Bruce Highway and Holts Road, offering no advantage to hinterland
residents living west of the highway.
Visibility
The viability of the proposal is somewhat reliant on being visible from the Bruce Highway. The
applicant has provided a visual analysis which demonstrated the proposed pylon sign would be
visible from the highway. However, the POD requires a 10m wide landscape buffer to the Holts
Road frontage to screen any industrial development from the highway. The proposal plans
indicate only a 5m wide landscaped buffer with a pylon sign near the Holts Road frontage.
Relying on visibility conflicts with the intent of the POD which indicates a 10m landscape buffer,
and the Open Space Conservation zoning which applies to a portion of the site where the pylon
sign is proposed.
Employment
The proposal will likely employee from the local community but is not considered of any great
benefit as any permitted use on site could employee similar number of employees.




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