2017-01-16 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                 16 JANUARY 2017


FURTHER REPORT
1.    BACKGROUND
A report on this application was considered by the Planning and Environment Committee on 6
December 2016 (Item 1, Page 3), and at the General Committee Meeting on 12 December 2016
(Item 3, Page 3). At the Ordinary Meeting on 15 December 2016 the application was deferred.
Council deferred the application as the applicant provided additional information and further time
was required to assess the information.
The applicant provided the following further grounds for approval.
1.1. Assessment of the applicant’s further grounds for approval
Applicant’s ground
‘There is a recognised need for a service station that services a highway catchment in this
location. The proposal will assist with fatigue management, will provide food, toilets, children’s
play areas, tourist information and could also provide emergency vehicle towing. These are
significant community benefits not just for the residents of Cooroy but for visitors to the Noosa area
and other motorists using the highway’.
Assessment
Council’s external economic consultant, Location IQ, agrees there is a gap in highway based
service centres and some demand exists as a result. However, as outlined in previous reports to
Council, this is considered to provide limited community benefit and there is no need for an
additional service station in Cooroy.
Applicant’s ground
‘The plan of development for the estate is now 10 years old and the industrial estate remains vacant
(except for temporary uses). The proposal is likely to act as a catalyst for the development of other
sites in the Nandroya industrial estate. The proposal will bring motorists into the estate creating
exposure to other industrial sites that would not otherwise occur. This exposure will increase the
attraction of these vacant lots to potential purchasers and tenants. This is a significant community
benefit.’
Assessment
Location IQ agrees that a service station may attract uses such as fast food, car wash and the like
but is not a real catalyst for the uses the Planning Scheme seeks for the site.
Applicant’s ground
‘Advancements in technology (e.g. water quality treatment technology, underground fuel tank
design etc) since the adoption of the plan of development enable other uses that typically occur in
industrial zoned areas of the Council area to be considered in the Nandroya industrial estate. The
Noosa Plan identifies the Retail Business Type 5 Vehicle Use (e.g. a service station) as being a
consistent use in the Industry zone in numerous localities across the Shire, including in other
industrial zoned sites in the Cooroy & Lake Macdonald locality.’
‘The site is within the Lake Macdonald water supply catchment but is on land that is already
committed for urban development purposes. SEQ Water is the owner of the dam and the proposal
complies with SEQ Water’s preferred water quality criteria. SEQ Water has not objected to the
application. Council’s Water Quality officer has confirmed that the application could be conditioned
to comply with the relevant water quality requirements.’
‘The planning scheme policy from Brisbane City Plan 2014 includes best practice requirements for
underground fuel tank designs and leak detection systems. These are attached here (see
highlighted sections). Council can impose conditions such as these as part of any approval in order
to ensure that appropriate protections are in place.’



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