2016-12-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                6 DECEMBER 2016


RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 6 December 2016 and refuse Application No. MCU16/0066 &
OPW16/0133 for a Development Permit for Material Change of Use of Premises - Retail
Business Type 2 Shop & Type 5 Vehicle Uses, Entertainment & Dining Business Type 1 - Food &
Beverages and Operational Works for Signage, situated at 6 Taylor Court, Cooroy for the
following reasons:
1.     The development raises conflicts with The Noosa Plan and its current and future land use
       intent for the subject site and water supply catchment area.
2.     The proposal is not conveniently located or readily accessible for the local community and
       will not provide a significant benefit to that community.
3.     The development will adversely impact on the local villages and towns by reducing
       patronage to these centres and therefore will not improve community wellbeing.
4.     The proposal is contrary to the SEQ Regional Plan’s Regional Policy 11.5.1 to identify and
       protect existing and potential drinking water catchments from inappropriate land use as the
       development would pose an unacceptable risk to water quality.
5.     The proposal is contrary to the Environmental Protection (Water) Policy for Mary River
       Environmental Values and Water Quality Objectives as the proposed surface water quality
       exceeds these objectives in relation to Total Nitrogen and Total Phosphorous and the
       applicant has not addressed the impact the in-ground storage of fuel will have on ground
       water.
6.     The proposal fails to meet the Plan of Development for the site, including the provision of a
       10 metre landscape buffer to visually screen the development from the Bruce Highway.
7.     The proposed illumination of the advertising devices is contrary to the Advertising Devices
       Code and the intent of the Plan of Development for the site.


REPORT
1.     PROPOSAL
1.1. Development Details
The application seeks approval for a Material Change of Use of Premises comprising Retail
Business Type 5 - Vehicle Uses (Service Station), Entertainment & Dining Business Type 1 -
Food & Beverages (Fast Food Outlet), Retail Business Type 2 – Shop (Convenience Retail) and
Operational Works for signage on vacant industrial land on the corner of Taylor Court and Holts
Road, Cooroy. The 605m² building and development includes:
 195m² service station and convenience shop
 330m² fast food tenancy plus 75m² outdoor dining (total use area 255m²)
 Kids play area
 33 car parks, 4 motorcycle, 9 bicycle parking plus 1 waiting bay near the exit to the fast food
     drive through
 8 fuel bowsers and 4 underground storage tanks
 24 hour operating hours
The pay point, convenience shop and fast food outlet building faces Taylor Court with the outdoor
dining area facing Holts Road to the north east. The building is setback approximately 31m from
Holts Road, 45m from Taylor Court and the fuel canopy setback approximately 15m from Taylor
Court.

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