2015-04-28 Planning and Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     28 APRIL 2015




                               Figure 7 – Strategy Map Extracts
Strategic Planning staff have advised that the map gives an indication of the hierarchy of
centres, the major transport network, water supply catchment, extractive and mining
resources and conservation corridors. The Strategy Map is addressed in Part 1 Division 2 of
the Noosa Plan and (as stated in Part 1 Division 2 Section 1.3), this division does not have a
role in development assessment under the planning scheme and cannot be sited as a basis
to justify the development.
Need
Need is a critical aspect of this assessment. Since the development is broadly contrary to
the planning scheme intent for the site, need is a ground that may present sufficient
community benefit to overcome the conflict. 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.
The level of need for each proposed use should be considered. The applicant provided an
economic need and impact assessment prepared by Foresight Partners. The assessment is
extensive – comprising a 33 page report initially submitted with the application and a further
33 page response to Council’s information request. Due to their size these have not been
attached to this report but can be provided to Councillors on request.
Council engaged Economic Associates to undertake an independent peer review. Details of
the assessment of the development’s uses are provided below.
Service Station, Convenience, Fast Food & Car Wash
Key aspects of Foresight Partners’ assessment of the need for the Service Station,
Convenience & Fast Food uses include:
     The Cooroy urban area is currently served by two service stations. The proposed
       development is expected to draw the majority of its trade from Bruce Highway traffic by
       virtue of the service station’s location at the Myall Street interchange.
     The service station is anticipated to achieve 1% penetration [i.e. turn in] of car traffic
       along the Bruce Highway.



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