2015-04-28 Planning and Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                   28 APRIL 2015


     Bruce Highway should also enable it to serve a larger area than the defined Cooroy
     catchment.
   Cooroy’s existing self storage facilities are located in the Cooroy Industrial Estate, and
     others in Noosaville are also located in an industrial area. Some are associated with
     other businesses, such as removal companies, which necessitate an industrial
     location, or a location removed from (higher value) commercial areas.
   Although used by households and businesses, self-storage facilities are a low impact
     industrial activity, and they are drawn to industrial land because of generally higher
     land requirements and lower costs. However, for an industrial activity, they employ
     very few people.
   Inspection of Industrial zoned land in Cooroy’s two main industrial areas (Cooroy
     Industrial Estate and the Lower Mill Road area) revealed that:
     o     There are approximately 11.29 hectares of Industrial zoned land in the Cooroy
           Industrial Estate, spread across 25 lots. Three of these lots, totalling 4.86ha, are
           vacant and owned by Council.
     o     Another three hectares of Industrial zoned land is located in the Lower Mill Road
           area, spread across 12 lots. One of these lots has been subdivided and is
           partially vacant (approximately 0.24ha) and is privately owned. It is the only
           vacant industrial land in the Lower Mill Road area.
   Of Cooroy’s 14.29ha of Industrial zoned land, only 5.1ha are currently vacant.
     However, 4.86ha of this vacant land is Council owned. This leaves approximately
     0.24ha of privately owned vacant Industrial zoned land in Cooroy (approximately
     1.67% of Cooroy’s total Industrial zoned land).
   As self storage facilities are low density and low employment, building such a facility
     on Cooroy’s very limited vacant Industrial zoned land would be an inefficient use of
     land generally intended for more productive employment generating industrial
     activities.
   Economic Development Queensland’s (EDQ) 6.56ha Nandroya Industrial Estate
     located on Holts Road, south of Cooroy still has three of its six lots available for sale
     (or lease). These are large lots (1.05, 1.51 and 2.02ha) and potential buyers/lessees
     must meet EDQ’s eligibility criteria. This industrial area is an unlikely alternative
     location for the proposed Myall Street self storage units.
   Consequently, it is our opinion that accommodating the self storage units as part of the
     Myall Street mixed use development has significant beneficial community and planning
     impacts as it preserves limited vacant zoned industrial land for more productive
     activities (in terms of employment generation).
The Foresight Partner’s review appears to indicate that the substantial undeveloped
industrial zoned land holdings in Cooroy will not be available for commercial development
(and will instead be used for community infrastructure uses or the like) but does not
acknowledge Council has obtained development approval to subdivide land at Carpenters
Road and Jarrah Street into 22 industrial lots (development approval 132005.220.04).
Economic Associates’ peer review finds:
… a need has been demonstrated for the self-storage uses of the proposed development.
We note that existing facilities located within Cooroy are full and waiting lists are in place.
We do note however, that there may be scope to locate self-storage facilities in other
locations within or near Cooroy (e.g. Cooroy industrial area). We note Council’s recent
advice that Council has received development approval to subdivide its holdings within the
Cooroy industrial area into a 22 lot industrial subdivision. It is our understanding that self-
storage uses are consistent within the industry zone. Hence, the need for additional self-


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