2015-04-28 Planning and Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                       28 APRIL 2015


such as: planning instruments that are incorrect or have been overtaken by events (i.e. are
out of date); outcomes that address identified community need; and outcomes that provide
overriding community benefit.
The applicant provided 5 primary grounds in its planning report, which are discussed below.
3.3.3.   Assessment of Applicant’s Grounds for Approval
Need
There is a demonstrated need for the proposed mixed use development and it is well located
to serve residents, visitors and highway traffic in the region. The development is not
anticipated to affect the function and viability of the Cooroy Town Centre or existing service
stations and the benefits to the community are expected to outweigh any negative impacts.
Assessment
It is agreed some need exists for a number of the proposed uses but these are overstated by
the applicant. The need for a highway service centre along a 60km stretch of highway
currently lacking in facilities would appear significant but the development is unable to
function as a compliant highway service centre, will not be visible from the highway and only
meets such needs to a limited extent.
Some need also exists for the retail, dining and storage uses but these could be
accommodated within existing commercial zoned land. The need for the fuel, retail and
dining uses significantly hinges on the need for a mixed use service centre overall.
Need is known to exist for additional Tourist Park facilities in the Noosa hinterland and this is
seen as a beneficial component of the development.
Overall, Council’s economic need consultant finds:
I note that there are a number of planning conflicts associated with the proposed
development and that Council needs to balance these conflicts against potential grounds for
approval. We would contend that there is a level of need for various aspects of the proposed
development. However, the level of need could at best be described as low to medium. To
be clear, there is not an overwhelming or pressing need for the proposed development.
In regard to impacts, it is not agreed that the development will not affect the function or
viability of Cooroy’s town centre. The development will result in some poor urban planning
outcomes as it will further disperse and fragment the town’s commercial precincts and
exacerbate traffic problems on Myall & Elm Streets.
Community Benefit
The proposal expects to benefit the residents of the local area by providing complementary
facilities such as the fuel retailing, the convenience retail and the fast food retailing. There is
a clear gap in the distribution of fast food/takeaway outlets in the area, with the Cooroy
community having to travel to one of the higher order centres such as Tewantin or
Noosaville for greater choice of such facilities.
Assessment
As stated above regarding the need for the development, it is agreed some degree of need
exists for a number of the proposed uses but these could be accommodated in Cooroy’s
existing business zoned land.
Highway Facilities
The proposed development would provide a service station and drive-thru fast food option
about halfway between the Matilda Fuels service station at Kybong (to the north) and the BP
at Forest Glen (to the south)- approx. 60km.




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