2018-05-08 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                        8 MAY 2018


           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
           vii.   provides for a high level of runoff water quality to Eenie Creek and Lake
                  Doonella;
The Overall Outcomes of Noosaville Locality Code do not anticipate or provide any real support
for a co-located service station/retail convenience shop in the Industry zone.
The applicant acknowledges this conflict but submits there are relevant grounds to support the
shop component. The applicant’s grounds have been summarised as follows:
   The shop proposal is intrinsically associated with the service station and does not
     compromise the Noosaville Locality Code provisions insofar as the proposed shop
     component is a strictly ancillary use that is compatible with the service station use.
   It is noted that the modern-day service stations incorporate a retail component that is
     ancillary to the development and often take the form of a small store for the sale of
     convenience goods to the customers that are there for the primary purpose of refuelling
     their vehicles.
   The proposed shop use is wholly contained within the single service station building, with
     no separate tenancies proposed. While the sale of goods will occur in an area of 123m2 it
     is not larger than service stations approved within other local government areas and
     reflects a standard service station operation.
   The primary use of the site is for the sale and delivery of fuel and demonstrates compliance
     with the Business Uses Code’s specific outcome which state – the associated sale of
     goods, including foodstuffs is ancillary to the service station use.
   The scale of the proposed shop is intended to provide a desirable level of convenience for
     existing fuel patrons, rather than creating a standalone store which is designed to
     independently service the surrounding residents and businesses. The ancillary shop only
     supports the function and operation of the service station and is not considered as the
     primary use of the site.
   There are a number of recent approvals given for a service station and shop use along
     Eumundi Noosa Road.
   A Needs Analysis demonstrates that there is sufficient demand for an additional service
     station of a nature and scale of operation in this location.
   The proposed development will meet a growing shortage of service station fuel supply in
     Noosaville and the wider Noosa urban area.
   The subject site is strategically located to meet fuel needs of both local residents and
     business as well as visitors to the area.
   The associated convenience retail floor space will represent a net reduction of retail
     expenditure captured by the subject site and therefore will have no impact on the
     sustainability of existing retailers within the Noosaville area.
While all the applicant’s grounds are not fully agreed with, it is agreed that there are grounds to
support the application for a combined service station and shop.



                                                                                   Page 22 of 125