2015-04-28 Planning and Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                    28 APRIL 2015


Assessment
The need for a service centre along a 60km stretch of highway currently lacking in facilities
would appear compelling, as service centres form an important part of highway infrastructure
and play a role in safety and reducing driver fatigue. Critically though, the development is
unable to function as a highway service centre of the type sought by DTMR and only meets
such needs to a limited extent. The site is easily accessible from the highway but the
development is oriented toward Myall Street and will not be visible to highway travellers.
The service station would help meet needs of travellers who choose to exit at Cooroy and
would be preferred over the two existing service stations 1.3 – 1.5km to the north. Residents
that use the highway in a relatively broad catchment would also become familiar with the
facility and use it. On balance, there does not appear to be an overwhelming benefit from
the service centre facility due to the limited level of need it meets.
Limited Rural & Environmental Conflicts/Impacts
Having regard to its location to nearby urban development, its part urban designation under
the Noosa Plan Strategy map, Urban Footprint classification in the SEQ Regional Plan and
land attributes, the development will not impact on rural amenity nor agricultural productivity,
nor scenic and environmental values to an extent to warrant refusal of the application.
Assessment
The development will not significantly impact rural amenity or agricultural productivity but the
site’s rural zoning under The Noosa Plan also reflects non-urban and open space intents
and a primary intent to avoid further urban expansion within the water supply catchment
area. The development does raise concerns with its location within a riparian buffer and
incremental impacts on water quality.
Outdated Planning Scheme Provisions
The Noosa Planning Scheme 2006 with regards to the subject site and the intended form of
development is out of date and does not adequately provide for development of the nature
proposed.
Assessment
The applicant appears to suggest the expansion of the urban footprint under the SEQ
Regional Plan 2009-2031 and transfer of water supply assets to State control should
override The Noosa Plan’s non-urban zoning and water supply catchment designation that
broadly limit urban development. The issues of the preferred urban form of Cooroy and
whether urban development should be allowed within the water catchment are important
community issues and have not been invalidated by the change in circumstances since the
planning scheme’s inception or by the application material.


4.    CONSULTATION
4.1. IDAS Referral Matters
The application was referred to the State Assessment and Referral Agency (SARA) in
relation to the following referral matters:
Concurrence
State Controlled Roads & Transport Infrastructure
The Department of Transport & Main Roads provided a concurrence response relating to the
development’s proximity to Myall Street and the highway. The response provides conditions
to be applied to any approval addressing noise, stormwater and road access issues.




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