2015-05-26 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                      26 MAY 2015


Relevant Overall Outcomes specifically for the Noosaville Industry zone include:
11.8.2 y)   For the Industry Zone—land in this zone—
            i.     consists of the Noosaville Industrial Estate, being Noosa’s principal industrial
                   centre;
            ii.    is protected for industrial functions including Industrial business Type 2 to the
                   exclusion of incompatible uses including Residential Uses, Community Uses,
                   Commercial business and most sport and recreation uses and Retail business
                   uses;
            iii.   has high accessibility to arterial roads and the Bruce Highway;
            iv.    does not accommodate uses that would harm the environment through
                   excessive noise, odour, dust, or other waste;
            v.     is developed in a fashion that does not detract from the character of its locality
                   or impact on the major road network;
            vi.    provides important industries and service-related businesses to the whole of
                   Noosa, but particularly the coastal area and the north-east area of the former
                   Maroochy Shire
The Overall Outcomes do not anticipate or provide any real support for a co-located service
station/retail convenience shop in the Industry zone. The applicant must therefore demonstrate a
need for the inconsistent uses 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, the new uses must be compatible with
surrounding uses in terms of amenity, the environment and economics.
Convenience shop
The applicants’ Economic Assessment assesses the likely economic impact of the convenience
shop on the surrounding centres, including Noosa Civic and Noosa Village Shopping Centre. It
indicates that these larger centres have minor convenience shopping functions but concludes the
proposal will have a negligible impact on those centres.
Economic Associates, generally agrees and notes that a portion (roughly 25%) of convenience
shopping expenditure would also escape the identified trade area and the proposal has the
opportunity to capture this lost expenditure, being located on a major road. Economic Associates
disagreed with some assumptions and some conclusions of the applicant’s report. However,
Economic Associates’ own analysis using data provided in the applicant’s report and industry
standard assumptions concluded there is an economic need for a convenience shop in the
identified trade area with a negligible impact on surrounding centres.
Benefit to the community
Economic Associates indicate that major centres are not replacements for the traditional ‘corner
store’ type convenience shops. The well-known reduction of ‘corner stores’ in many instances
have been replaced by co-located convenience shops/service stations, which is now a well-
established development model.
In terms of real convenience shopping for local residents and workers in the industrial estate, the
nearest convenience shop to the subject site was at Bushlands Shopping Centre which closed
some years ago and has not been replaced. The IGA at Noosa Outlook Shopping Centre would
provide an element of convenience shopping but is outside the trade area and would primarily
serve the local Noosa Outlook residents. The nearest ‘traditional’ convenience shops are on
Gympie Terrace and Weyba Road with two 7-Eleven shops located at Noosa Junction and
Noosa Drive. These existing convenience shops are not convenient for users of the major road
network (i.e. workers commuting to and from the Shire), industrial precinct workers and residents
of some of Noosa’s fringe areas.

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