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MCU22/0201 Application For Material Change Of Use For Car Wash And Food & Drink Outlet At 34 Elm Street, Cooroy · Attachment 1 - MCU22/0201 - Planning Officer'S Report
ATTACHMENT 1 – (MCU22/0201) – PLANNING OFFICER’S REPORT REPORT 1. PROPOSAL This application seeks approval to develop a car wash and food & drink outlet at 34 Elm Street, Cooroy. The proposed car wash contains 2 auto car washing bays, 2 manual wash bays and 2 super wash bays. Three vacuum bays and 2 dog wash areas and storage and plant rooms are also proposed on site. The proposed food and drink outlet is located near the Opal Street frontage with a small covered outdoor area with limited seating near the corner of Elm Street. It is intended that the food and drink outlet will be primarily takeaway and that it will complement the proposed car wash. The applicant proposes the uses may operate 24hours per day 7 days a week however is willing to accept a reduction in nighttime hours if required. A total of 5 carparks are proposed on site, 3 being for staff and 2 provided adjacent the dog wash area. Car waiting or queuing areas are provided in front of all wash bays. Ingress to the development is proposed off Opal Street, with cars to exit via Diamond Lane, with only a left turn permitted into the laneway. Diamond Lane is to be widened by 2m with the land to be dedicated as road reserve. The existing parallel parking in Opal Street is to be replaced with perpendicular parking for 4 on street parking spaces and 2 motorbike spaces. A 2m wide pathway is proposed along the site’s eastern boundary to provide for a north-south pedestrian link. The applicant proposes to apply water harvesting, reuse and conservation measures in the operations, including collection of rainwater from the roofed areas for reuse in the car washing process and recycling of water from the automatic wash bays. Wastewater from the self-serve and super wash bays and dog wash areas are proposed to be discharged to the sewer. A number of reports have been submitted with the application including: • Economic Needs Assessment • Traffic Impact Assessment • Environmental Noise Assessment • Holistic Stormwater and Wastewater Management Plan • Preliminary Solar Design • Visual Impact Assessment
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Figure 3 – Roof Plan
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Figure 4 – Elevations
2. SITE DETAILS
2.1. Background
The site originally contained a Motel which was demolished around 2018.
The site has a current development approval (MCU18/0158) for a Material Change of Use – Retail
Business Type 2 Shop & Salon and Reconfiguring a Lot (boundary realignment). The Negotiated
Decision Notice was issued on 9 August 2019 and has a currency period of 6 years and provides
for a small shopping centre comprising 9 shops.
A Pre-lodgement Meeting to discuss the use of the site for Car wash was held with the applicant
on 24 September 2021 wherein staff advised the following:
• The proposed use is an inconsistent use and therefore the applicant must demonstrate relevant
grounds to approve the application, with these grounds to focus on planning matters. It was
noted in this regard that there was industrial land available in Cooroy where the car wash would
be a consistent use. Increased traffic movement through town was also not considered a
sufficient reason to support the proposal. The proposed use was also required to primarily
serve Cooroy.
• The site is located between 2 existing service stations, removed somewhat from the main active
centre and in proximity to an arterial road.
• Overall whilst there were some grounds for the proposed car wash, it was not clear whether
there were sufficient grounds to warrant approval of the application therefore any application
would need to detail all grounds and examine other opportunities to locate such a use.
• The proposed car wash was generally well designed but further consideration needed to be
given to the roofed structure over the wash bays.
• The street trees in Opal Street would need to be retained as part of the development.
• Any application would need to include a traffic report and holistic water management plan
including stormwater collection, reuse and discharge.
2.2. Site Description
The subject site is in Elm Street between Diamond Lane and Opal Street. The land comprises
three parcels and has a combined area of 2,013.2m². It is intended to amalgamate the allotments
as part of the development.
The land is currently vacant with the former motel having been removed some years ago and is
devoid of vegetation.
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The site has a fall of about 1.4m from the northwest corner towards the southeast and contains an
existing sewer main and NBN line and telecommunications pit. There is an existing sealed
crossover in Elm Street and fronting Diamond Lane.
The frontage on Elm Street is improved by a concrete footpath, bus stop and pram crossing to the
central median strip. The footpath adjoins an existing footpath in Opal Street, which also contains
some mature trees within the road reserve. A parallel concrete parking area is also provided in
Opal Street fronting the site. Diamond Lane has a narrow road reserve, being about 6.5m in width,
and also contains some mature trees on the edge of the road reserve fronting the property.
Figure 5 – Aerial Photograph of site (Source: Allhomes)
Figure 6 – Opal Street frontage
2.3. Surrounding Land Uses
The site adjoins the existing bowls club to the east, the existing Wessels Petroleum Service Station
to the north and the BP Service Station to the south.
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To the west on the opposite side of Elm Street is the Cooroy Railway Station on the North Coast Railway Line. The land on the eastern side of the bowls club includes residential multiple dwellings and detached dwellings. There is a mixture of commercial/retail developments further north of the site in Elm Street and Diamond Street. 3. ASSESSMENT 3.1. Instruments for Statutory Assessment Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development: • State Planning Policy; • South East Queensland Regional Plan 2107; • Planning Regulation 2017; • Noosa Plan 2020. 3.2. State and Other Statutory Instruments State Planning Policy The Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP). It is noted that the SPP details that a planning scheme is to provide a sufficient supply of suitable land for residential, retail, commercial, industrial and mixed-use development and to ensure that land uses are consistent with the purpose of the zone. The proposed use of the District Centre zoned land for the carwash will reduce the limited District centre zoned land available in the Council locality. South East Queensland (SEQ) Regional Plan 2017 The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan. Planning Regulation 2017 The proposal is for urban activity within the Urban Footprint and is consistent with the assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Development Area. 3.3. Statutory Instruments – Planning Scheme The subject site is in Cooroy and is zoned District Centre. The proposed use is identified as an inconsistent use with the zone and is required to follow an impact assessable application process. Accordingly, the application must be assessed against the whole of Noosa Plan 2020 to the extent the provisions are relevant to the development. 3.3.1 Strategic Framework The Strategic Outcomes of the Noosa Plan 2020 identify that the Cooroy District Centre serves as the main activity centre for Cooroy and hinterland villages. However, it also acknowledges that it is divided by the railway line and specifically seeks that eastern side support the district centre by providing small scale local convenience goods and services for nearby residents. This is reflected in Strategic Outcomes 3.3.5(j) (o) and 3.3.5 (s)(ii)(A), (F) and (G) which state: 3.3.5(j) Centres provide well designed spaces for community interaction and vitality and include high levels of streetscape appeal, outdoor meeting areas, and effective interface between public spaces and private development, consistent with the Noosa Design Principles. 3.3.5 (o) Under the centres hierarchy, each centre is characterised by its scale and function and performs a defined role within the hierarchy. The viability of the centres hierarchy is maximised by preventing out-of-centre development and avoiding incompatible uses within centres. 3.3.5(s)(ii)(A) District centres provide a mix of activities and services that cater for the weekly and fortnightly needs of surrounding communities. Generally, they do not attract people from beyond the district. They contain a diversity of commercial, community and entertainment related uses,
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with supermarket based retailing. They may also include medium density housing above or behind
businesses. Any new development should not be of a type, scale or form that would detract or
reduce the viability of either of the two major centres in the Shire.
3.3.5(s)(ii)(F)Cooroy District Centre serves as the main activity centre for the communities of
Cooroy and other outlying hinterland villages. Cooroy has a strong historic country town identity
with a number of local and state listed heritage buildings. The centre provides services to rural
enterprises in the surrounding hinterland area. Shop top housing in the centre of town and
townhouse residential development on the edge of the centre are provided for.
3.3.5(s)(ii)(G)Cooroy is divided by the railway line with the concentration of the centre activities
located on the western side. The eastern side retains its service role to support the district centre
by providing small-scale, local convenience goods and services for nearby residents, which may
include a small-scale supermarket provided the need can be economically justified.
The applicant has provided an Economic Needs Assessment which in summary submits:
• The trade area for the car wash is generally consistent with what would be the practical trade
area for the Cooroy District Centre though trade would also come from passing trade.
• There are no commercial car washing services with the Primary Trade Area and the Secondary
Trade Area. There are three mobile car wash service providers that service the area.
• There is limited tenant demand for more speciality tenancies within the Cooroy District Centre
and the approved development (shopping centre) does not materially contribute to Cooroy
fulfilling its role and function as a District Centre.
• The proposed car wash would provide an additional service to the services offered in the
Cooroy District Centre and has more potential to encourage residents of Noosa’s hinterland to
patronise Cooroy District Centre by offering something additional as opposed to more of the
same small speciality tenancies.
• Requiring a car wash to locate in an industrial area in Cooroy would compromise the facility’s
ability to meet an identified need given Cooroy’s industrial areas are not on highly visible and
accessible roads. It would also take-up land from a more appropriate business-to-business
oriented industrial use and introduce non-industrial traffic into an industrial location.
• By its nature a car wash relies heavily on passing trade, with car washes increasingly
establishing in major shopping centres.
• There are a myriad of examples of tenants within the eastern part of Cooroy Town Centre that
would serve a catchment consistent with a District Centre trade area, including Sauers Produce
and Garden Centre, the Cooroy Outdoor Centre and Cooroy’s only 2 service stations.
• There are several sites within the Cooroy District Centre occupied by remnant houses or
activities that represent an under utilisation of these site.
• The proposed development is conveniently located for local residents between 2 service
stations.
Whilst it is acknowledged that a carwash facility is not currently available in the locality, the
proposed car wash is not considered to meet the Strategic Outcomes of the Noosa Plan as it
proposes an industrial use in the district centre rather than the desired commercial, community and
entertainment related uses.
Notably, Strategic Outcome 3.3.5(s)(ii)(G) seeks for the district centre on the eastern side of
Cooroy to provide convenience goods and services for nearby residents. The applicant’s Economic
Need report identifies the catchment, detailed in the following image, which clearly identifies that
the proposed use does not align with this intent as it will service a much a broader area in addition
to passing trade.
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Figure 7 – Applicants Map of Trade Areas
Furthermore, the proposed carwash is an industrial use that provides limited employment
opportunities and reduces the amount of District Centre zoned land available for commercial,
community and entertainment related uses and supermarket-based retailing which is anticipated
for the zone. This aspect is further reviewed in section 4 below.
3.3.2 Local Plan Area
The Cooroy Local Plan Code includes several outcomes applicable to the proposed development.
Overall Outcomes of the Code include:
(h) The western side of Cooroy town centre is maintained as the traditional town
centre and the eastern side has a supporting role providing small-scale businesses
offering convenience goods and services for residents and visitors.
(k) Development retains and maintains the country town feel, traditional built form, heritage
and streetscape character of the town centre, with Maple and Emerald Streets
enhanced as wide, attractive and pedestrian-friendly main streets.
(l) Development in the town centre addresses the street, provides active frontages and
complements the traditional streetscape by exhibiting a scale proportional to the
character of the streetscape of which it forms part.
The Cooroy Local Plan Code also includes a number of Performance and Acceptable Outcomes
relating to streetscape and built form which require:
• The establishment of attractive streetscapes.
• High standards of architectural design and landscape treatment consistent with
streetscape character.
• Buildings, structures and landscaping consistent and reflective of traditional country town
character.
• Building design to reflect the Queensland vernacular, suit the subtropical climate and
address the street.
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Outcomes specific to the Cooroy Local Plan code include:
PO10
Development in the District Centre zone:
a) is sympathetic to the country town character and identity of Cooroy;
b) complements the traditional built form, street pattern and streetscape;
c) is low-set single or double storey with second storeys set back from the
property frontage;
d) addresses the street;
e) creates vibrant and active spaces in the public realm;
f) provides continuous weather protection for pedestrians; and
g) provides integrated and functional parking and access arrangements that do not
dominate the street.
AO10
Development in the District Centre zone:
a) respects the layout, scale and character of development on adjoining sites;
b) provides detailing and articulation for horizontal emphasis including awnings, parapet
walls or first floor balconies;
c) steps buildings to reflect the natural topographic character of the street as shown in
figure 7.2.2.7 and figure 7.2.2.8;
d) incorporates a fine grain shop front appearance extending to roof forms which are to
vary between single tenancies, see figure 7.2.2.7 and figure 7.2.2.8;
f) has building openings overlooking the street, with the main entrance visually
emphasised in the ground floor facade; and addressing key corner sites where
indicated on Figure 7.2.2.4 (Cooroy Framework and Character Plan) and Figure AP3-
7A.
g) provides all-weather protection in the form of continuous awnings and or light
verandah structures, supported by timber posts that match the position and distance
between of adjoining awnings where that is the dominant character of the street,
otherwise cantilevered as per figure 6.4.2.4, figure 6.4.2.5 and figure 7.2.2.7;
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h) incorporates signage mounted above awnings on parapet walls reinforcing the fine
grain appearance in the main streets as per figure 7.2.2.7 and figure 7.2.2.8;
j) Retains a pedestrian-friendly low-speed traffic environment with on-street parking
and provides off-street car parking at the rear or to one side of the development.
The Cooroy Local Plan Code also includes a Framework and Character Plan that maps the site as
a Key Development Site with a Key Pedestrian/Cycle link along the eastern boundary.
Figure 8 – Noosa Plan 2020 - Figure 7.2.2.4 Cooroy Framework & Character Plan
The proposed design of the carwash incorporates several elements of the Cooroy country town
character including a pitched roof form for most of the development and provides the pedestrian
pathway identified within the Framework and Character Plan along site’s eastern boundary.
However, the design of the development with limited commercial built form and manoeuvring areas
and carwash/vacuum bays along the frontages of the site, does not provide a built form that is
intended for the zone or the locality. The proposal is not sympathetic to the intended development
form of the District Centre zone which is for buildings that address the street, create vibrant and
active spaces, continuous weather protection with carparking not dominating the street. Whilst it is
acknowledged that two service stations (established in the late 1980’s) located to the north and
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south of the site create an industrial car orientated streetscape, this is car dominated streetscape
is not the desired intent for the centre zone.
3.3.3 Zone Code
The site is zoned District Centre and is subject to assessment against the District Centre Zone
Code. The proposed car wash is identified as an inconsistent use and is required follow an impact
assessment process in this zone. The Purpose and Overall Outcomes include:
6.4.2.2 Purpose and overall outcomes
1. The purpose of the District centre zone is to provide for a large variety of uses and
activities to serve a district of the Noosa Shire, including, for example, administrative,
business, community, cultural, entertainment, professional, residential or retail uses
or activities.
(a) Development supports the Noosa Shire Centres Hierarchy by providing a mix and
range of goods and services and employment appropriate to the centre role and
function and district catchment.
(c) Development services the needs of the community and visitors and includes
shopping centres and full-line supermarkets (where there is a demonstrated
need), specialty retail, commercial, residential, office, personal services, health,
community and small-scale entertainment and recreation uses compatible with
the centre’s role and function.
(g) Development has a high level of architectural merit and contributes positively to
the activation of the street and the character of the centre.
(h) Development reinforces the traditional ‘main street’ character and scale of
development in the centre.
(m) Buildings are designed and operated to avoid adverse impacts on the amenity of
surrounding residential development associated with noise, lighting, waste,
fumes, odours, overlooking public health and safety.
The relevant Performance Outcomes for the District Centre zone include:
PO1
The business activity is of a type, scale and intensity that is consistent with the intended role
and function of a District Centre as identified in the Noosa Shire Centre Hierarchy.
PO2
The District centre zone accommodates a mid-range of business, community, entertainment
and recreation uses and offers a range of employment opportunities.
PO4
A diverse range of retail, offices and healthcare, business, community, entertainment and
recreation activities support the needs of residents and visitors in the district catchment and
promote an activated mixed-use centre.
PO7
In the localities of Tewantin and Cooroy, a food and drink outlet does not incorporate a drive-
through facility.
The proposal is not considered to meet the Purpose and Overall Outcomes or the Performance
Outcomes of the District Centre zone as it proposes an industrial use on land that is designated
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for retail, offices, community, entertainment and recreation activities. The carwash provides limited
employment opportunities and removes valuable District Centre zoned land for commercial
activities. This aspect is discussed further in section 4 below.
A review of the proposal against the relevant requirements is detailed in the table below:
Criteria Planning Scheme Proposal Compli
es
Building height
• storeys 2 storeys max 2 storeys
• metres 8 metres 7.4 metres
Plot ratio 0.8:1 max. 0.26:1
Boundary setbacks
• Frontage 2 metres min to Elm St 1.7m X
0.23m to Opal St
1.55m to Diamond Lane
• side 0m otherwise 2 metres
• Side 0 metres min
Length of wall 15 metres max 17 metres X
Roof Form
• Pitch Min 5 degrees 12 degrees with self-serve X
& super bays a 2 degree
pitch
Landscaped open space 10% 11.3%
Landscape setbacks 2m to car parking 2m to bin area
Carparking Car wash bays (374.3m2)- 7.5 5 uncovered X
spaces
Food and Drink Outlet (30m2) –
1.5 spaces
Bicycle Spaces 10 bicycle spaces 0 bicycle spaces X
End of Trip Facilities* 1 locker per 2 bicycle spaces 0 locker/s X
and;
*(required only where 5
+ spaces are required) 1 shower cubicle with ancillary 0 shower cubicles X
change room per 10 bicycle
spaces
Upgrading and widening 2 metre resumption for 2 metre dedication and
of laneways widening and upgrading along widening provided
Diamond laneway
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The proposal does not comply with development parameters relating to setbacks, carparking,
bicycle spaces and roof pitch.
The District Centre Zone Code details the requirement for a 2-metre setback to Elm Street with the
applicant proposing a 1.7 metre setback to the façade of the centre building with a roof overhang
extending into the setback area. The applicant submits that the setback is appropriate as the
design assists in activating the frontage and provides varied setbacks to the street. The minor
encroachment is considered acceptable based on the small portion of the building extending into
the setback and the provision of landscaping across the frontage of the site.
Five carparking spaces are provided on site, with 3 spaces designated for staff and two for the dog
wash. The applicant has indicated that the spaces are sufficient for the proposed use with no
additional parking needed due to the people using the actual carwash bays. The applicant also
notes that the carparking rate is based on Gross Floor Area which excludes the parking, loading
and manoeuvring of vehicles and therefore the area of the carwash bays should be excluded from
calculations. The applicant’s submission is supported noting that there is sufficient queuing room
on site and the approach is consistent with previous assessments of car wash applications by
Council.
No bicycle spaces or end of trip facilities have been provided on site in accordance with the Noosa
Plan. Such facilities should be provided for patrons to the coffee shop, employees and users of the
dog wash facility and the applicant has indicated they would be agreeable to the imposition of a
condition in this regard.
AO7.3 of the Cooroy Local Plan Code details that roof forms are to be of a traditional Queensland
style with a roof pitch of no less than five degrees. The majority of the development includes a 12-
degree roof pitch with the two buildings to the centre and rear of the site having a roof pitch of two
degrees. The applicant indicates that eastern building is almost at maximum height to provide a
car wash for higher vehicles and is at the rear of the site not readily visible to the Elm Street
frontage. The applicant advises that they are willing to accept a condition requiring a greater
pitched roof noting that the eastern building would exceed the 8-metre height limit.
4. NEED
There are three key aspects of need to be considered when assessing an application of this type,
which include:
• Economic need
• Community need
• Planning need
Several principles have been established that are used to inform and guide an assessment of need
and include:
a) a use is needed if it would on balance improve the services and facilities available in a
locality.
b) need in planning terms does not mean pressing or critical need or even a widespread
desire.
c) need is decided from the perspective of the community.
d) providing competition and choice can be matter which provides a need.
e) adverse effects
In relation to the above principles, it is agreed that Cooroy and the surrounding area does not have
a carwash facility and that such a facility would provide a service to the locality. It is also
acknowledged that many local residents are supportive of the use with the applicant also
demonstrating that any adverse impacts in terms of noise, traffic and stormwater can be
appropriately mitigated.
However, on balance when considered against the loss of the District centre land, which is intended
for commercial/ retail uses, and the limited employment opportunities attributed to the carwash the
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proposed development does not provide an improvement in the services and facilities available in
the locality when compared to how it is intended the site be developed.
Furthermore, the proposed development is considered to create an adverse effect on the
streetscape and detract from the intended character as framed in the Noosa Plan.
Council’s Strategic and Environment Department have also been consulated regarding the
proposal and provided the following comments:
Redevelopment of these three sites will have an impact on the future design outcomes for
Elm street and reduce the future growth opportunities of the District Centre Zone, particularly
on the eastern side of the centre where the opportunities are limited.
Previous studies undertaken regarding centres floor space identified relatively few vacant
sites within centres zones other than within Noosa Business Centre and the former Bowls
Club site at Noosa Junction. The most recent Employment Land Review (2023) identifies this
remains the case, with an estimated 11.25 hectares of vacant centres land, and only the
following sites vacant in Cooroy, which includes these three sites at 34 Elm Street.
District Centre 34 Elm St, Cooroy Qld 4563 0.07ha
District Centre 34 Elm St, Cooroy Qld 4563 0.07ha
District Centre 34 Elm St, Cooroy Qld 4563 0.07ha
District Centre 31 Maple St, Cooroy Qld 4563 0.02ha
District Centre 2 Emerald St, Cooroy Qld 4563 0.10ha
The analysis identifies that there are relatively few opportunities for the expansion of
employment activity on centre zoned land within Noosa Shire, highlighting the importance of
maximising employment opportunities within Noosa Shire on existing sites with Cooroy
having the smallest supply of current vacant centres land. See Below.
Low Impact Industry Medium Impact Industry Innovation Centres
Noosa Heads 0.00 0.00 0.00 1.58
Noosaville 1.25 2.33 3.41 9.86
Coastal
Communities 0.00 0.00 0.07 -
Tewantin 0.00 0.00 0.00 0.59
Cooroy 16.57 0.00 0.00 0.33
Noosa
Hinterland 0.00 0.55 0.00 0.46
Total 17.82 2.88 3.48 12.83
Taking into consideration the above, the proposed car wash development will be taking up valuable
centres land for a use that has very limited employment opportunities and is not the highest or best
development of the land to achieve the desired employment outcomes in the Noosa Economic
Development Strategy. As such strategic planning don’t support the proposed development
considering it is an inconsistent use within the zone.
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As detailed by Council’s Strategic and Environment Department, the Employment Land Review
identifies that Cooroy has the lowest supply of vacant centres land, (Major Centre, District Centre,
Local Centre and Neighbourhood Centre), within the Shire. In this regard, only 2.6% of the
available centre zoned land is located within Cooroy.
Conversely, nearly 92% of the available Low impact industry zoned land with the Shire is located
within Cooroy. Whilst it is acknowledged that a significant proportion of the Low impact industry
zoned land is undeveloped and this land may become available for development in the future
noting the retention of the District centre land for commercial uses that generate employment
opportunities, is desirable. The car wash generates low levels of employment (3 people) over a
site with an area of over 2013m2 and would be more appropriately located in the Low impact
industry zone where it is a consistent use.
5. NOISE
Council engaged a Noise Consultant to review the noise report accompanying the application.
Following the submission of an updated noise report in May this year, Councils consultant advised
that the revised report demonstrates that the use with specific noise controls can comply with the
relevant regulatory noise limits at surrounding noise sensitive receptors.
6. CONSULTATION
6.1. Referral Agencies
The application was referred to the Department of State Development, Infrastructure, Local
Government and Planning (SARA) in accordance with Schedule 10, Part 9, Division 4, Subdivision
2, Table 1, Item 1 of the Planning Regulation 2017 – development within 25m of State-transport
corridor.
The Department responded on 13 January 2023 providing conditions relating to stormwater and
removal, closure and reinstatement of kerb and channel and footpath for the obsolete access
points.
6.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Strategic and Environment
• Development Engineer
• Senior Environment Officer
6.3. Other Referrals
The application was forwarded to the following external experts for review:
• Holland Traffic Consulting
• Switchback Consulting
• Max Winders & Associates
6.4. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. 520 properly made submissions (498 in support, 19 objecting, 3 impartial) and 23 not
properly were received. The following table provides a summary and assessment of the issues
raised by submitters.
Matters Raised Comments
It is important to support local small A car wash would provide an appropriate service
businesses and it will benefit the town. for the town however the site is not considered
appropriate due to the industrial use taking up the
limited supply of District Centre zoned land in
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Cooroy and impacts on the desired character for
Elm Street.
It is needed as a car wash means locals A car wash would provide an appropriate service
would not have to drive to Noosa to use a for the town however the site is not considered
car wash or dog wash facility or use their appropriate due to the industrial use taking up the
tank water. It also caters to larger vehicles limited supply of District Centre zoned land in
like RVs and caravans. Cooroy and impacts on the desired character for
Elm Street.
The proposed car wash will create more The applicant advises up to 3 staff will be on site
employment opportunities. at any time, 1 for the car wash and 2 for the food
and drink outlet. The carwash will not be a
significant employer.
The carwash is well located with good The proposed carwash is identified under the
access, between 2 service stations, and Noosa Plan as an industrial use and therefore
will not impact on traffic flow through town. should be located in an industrial area.
It preserves industrial land.
The proposed car wash desirably incudes The proposal includes harvesting, reuse and
sustainable practices in relation to energy, conservation measures in the operations which
water and waste. are consistent with the Sustainable Building Code.
As the use is very water-intensive there is also a
direct economic benefit for the applicant to apply
such measures.
It respects the character of the area being The proposed carwash further reinforces the
between 2 service stations, near a busy industrial character of the existing service stations
road. along Elm Street which is not what is envisaged
for the Cooroy District Centre zone.
The Elm St site is not suitable, given the Councils traffic consultant has advised that
amount of traffic using the local streets access and traffic is acceptable. The Department
with congestion existing and difficulties of Main Roads and Transport have also advised
getting in and out of the area, with a bus that they do not have any objections.
stop nearby blocking visibility and busy
service stations. Also need to ensure cars
do not line up on the road.
The proposed car wash is not compatible Councils noise consultant has advised that
with the bowls club next door/Your Mates proposed noise levels will comply with relevant
Brewery, given noise and excess spray standards. The proposed eastern wall will screen
while using the green. the carwash from the adjoining site.
A large car wash is not needed in town and Agreed. A car wash use is more appropriate to be
should be located in the industrial area. It located in an industrial zone.
is not in keeping with the country town look
and ambience.
It is too close to nearby residences and Councils noise consultant has advised that the
noise from the car wash will impact proposed noise levels will comply with relevant
amenity. Its more suited to an industrial standards. The applicant has indicated that they
area with its noisy machines such as are willing to accept reduced night time hours.
Page 17
vacuum cleaners and high pressure
washers and constant music.
Object to the takeaway business if it is a The Noosa Plan 2020 for Cooroy and Tewantin
fast food chain store and only a local does not support drive through facilities such as
based quality food outlet should be typically found with fast food chain stores. The
supported. proposal does not include a drive through facility,
but there are otherwise no planning grounds to
reasonably condition the type of food & drink outlet
proposed.
7. CONCLUSION & REASONS FOR DECISION
This application seeks approval to develop a Car wash and Food and Drink Outlet on a site at Elm
Street, Cooroy. The site is located in the Cooroy Local Plan Area and is zoned District Centre
which details that a car wash as an inconsistent use and is required to follow an impact assessment
process.
The design of the car wash whilst providing some design elements of the Cooroy town character,
results in vehicle manoeuvring, queuing and parking areas located adjacent the Elm Street front
boundary. The development will be the dominant character presenting to Elm Street and does not
provide the active and vibrant streetscape sought by the Noosa Plan 2020. Concerns are also
raised as the continuation of the service/ infrastructure character that is established by the existing
service stations as this is not the intended character for the District Centre zone which seeks to
provide active street frontages with shop fronts and business uses.
Whilst the applicant has demonstrated that stormwater and noise impacts are able to be
addressed, concerns are raised as to the loss of valuable District Centre land for a use that has
very limited employment opportunities and is not the highest or best development of the land to
achieve the desired employment outcomes in the Noosa Economic Development Strategy.
It is acknowledged that a carwash would provide a service for the township of Cooroy, however
the impact on the streetscape and loss of District Centre zoned land for an industrial use is not
supported.
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
Director x Director Director
x Strategic Land Use Planning x Development Assessment Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
Waste