2016-12-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                               6 DECEMBER 2016


It is pertinent to note water quality addresses surface run off but does not consider the risk
associated with below ground fuel storage and its potential impact on Noosa’s drinking water
quality.
The Natural Resources Overlay Code Specific Outcome O11 states:
Water quality and quantity
O11       Development does not have adverse effects on the quality or quantity of water entering
          Lake Macdonald, Cedar Pocket dam or their tributaries or on the Mary River drinking
          water intake, including effects on—
          a)   nutrient or other chemical levels; and
          b)   sediment loads; and
          c)   turbidity
In the current version of the Noosa Plan an additional Specific Outcome is included which states:
O12       Development in water supply buffer areas is undertaken in a manner which contributes to
          maintaining and improving the water quality in those catchments.
Given the unknown effect of below ground fuel storage on water quality in the future, there is no
certainty the proposal will not have adverse effects on or contribute to maintaining and improving
water quality in the catchment.
Light
The applicant has provided a Lighting Plan that suggests development can meet relevant
standards and would not adversely affect surrounding rural amenity.
Noise
The applicant has provided a noise report which demonstrated that noise emanating from the
premises could meet the relevant noise criteria.
Traffic
The applicant’s traffic consultant, Councils external traffic consultant and DTMR engaged to
ensure the Cooroy south interchange with Holts Road was sufficient to ensure safe vehicle
access to the subject site with the additional traffic generated by the development.
The applicant demonstrated compliance with the relevant standards for vehicle access, egress,
parking and vehicle movements throughout the site.
3.3.2. Assessment of Applicant’s grounds for Approval
Applicant’s grounds
There is a recognised need for a service station that services a highway catchment in this
location. The nearest service stations that are adjacent to the Bruce Highway are approximately
30 kilometres to the north and south of the subject site. The site is elevated above, and is clearly
visible from, the Bruce Highway. While not a highway service centre, the proposed service
station and other uses are orientated towards and are clearly visible from the Bruce Highway and
will service highway needs.
Assessment
It is agreed there is a gap between highway based service stations and the proposal may meet
that demand. However, it is likely to divert custom from Noosa’s hinterland villages and is also
not conveniently located or accessible from those villages. The proposals location is opportunistic
as the site is elevated and currently may be seen from the highway. This is not the intent of the
POD (which requires a 10m buffer) or the Open Space Conservation zone to the southern portion
of the subject. The intention is to retain vegetation and provide a landscape buffer to screen any
development from the highway.

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