2015-04-28 Planning and Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     28 APRIL 2015




                       Figure 8 – Existing Highway Advisory Signage
DTMR also indicates it is in the process of updating planning for suitable service centre
locations on the upgraded highway. The upgraded alignment bypasses a number of existing
service stations and the Department indicates it may actively seek new highway service
centres through commercial tenders.
The peer review by Economic Associates finds:
The assessment provided by Foresight Partners appears to recognise that the proposed
development does not or could not completely fulfil the role of a highway service centre [in
that it provides for a 1% penetration rate of highway traffic, where a highway service centre
would likely achieve 5%+ penetration]. We also note that at this time DTMR has not
identified future service centre locations along this segment of the Bruce Highway. Hence,
the proposed development seeks to meet a short term need for that period between now and
when DTMR resolves their highway planning issues. This meeting of a short term need
should be considered in light of the long term consequences of approval.
A highway service centre would offer a similar and perhaps more expansive range of
facilities than the proposed development. However, that being said no highway service
centre site has been designated. While we would agree with Foresight Partners that there is
a need for the proposed facilities, development of the subject proposal would only meet that
need in part. As such, we would contend that there is a low to medium level of need for the
service station, fast food and car wash component of the proposed development.
It is also relevant to note Cooroy has two existing service stations and other existing
convenience retail and dining options and does not suffer from a pressing local need for
these uses.
Self Storage
Foresight Partners’ assessment of the need for the self-storage facility states:
    Telephone enquiries with Cooroy’s two self storage providers in November 2014
      indicated that all 70 units are rented, with one indicating a waiting list for units. This
      clearly suggests there is a latent demand for additional self storage units, although it is
      not possible to readily quantify the likely number of additional units needed to meet
      current and likely future demand, or the likely private household – business mix of this
      demand.
    The incorporation of 52 secure self storage units as part of the Myall Street mixed use
      development should cater to current latent and likely future demand in an easily
      accessible location for Cooroy area residents and businesses. Its position just off the



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