2017-01-16 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                 16 JANUARY 2017


Assessment
To date the applicant has not demonstrated the proposal can comply with the provisions of the
Environmental Protection (Water) Policy 2009 for Mary River Environmental Values and Water
Quality Objectives or the Plan of Development’s water quality objectives. As outlined in the
previous reports, it is likely the development’s layout would need to change to meet the water
quality objectives.
Notwithstanding the improvement in underground petroleum storage system (UPSS) technology,
the proposal is located in Lake Macdonald’s water catchment and the Planning Scheme takes a
precautionary approach in respect to the catchment to protect the quality of water entering Lake
Macdonald.
Applicant’s ground
‘It is estimated that 70-80% of trade from this proposal will come from passing motorists along the
highway. The remaining 20-30% will come from within the trade area. This does not mean that
there is a 20-30% impact on the trade of any single service station in Cooroy or Pomona or
elsewhere. The actual impact is in the order of 11% on any individual facility which is not considered
to be significant. The proposal will capture trade that would otherwise be captured by other highway
services stations that are located outside the Council area’.
Assessment
The applicant has not clearly demonstrated the impact would be as low as 11% as indicated by
Location IQ. The proposal has the potential to reduce the number of motorists that enter Cooroy
and Pomona villages for fuel, food and amenities if they are available at the side of the highway.
Applicant’s ground
‘The proposal is estimated to generate the following construction and operational employment
numbers:
Construction
    8 full time equivalent workers in construction (more actual workers on site, but 8 FTE –
      annualised workers in construction of the project).
    A flow-on or indirect impact of some 5 FTE workers.
Operation
    Service station = 8 full time, part-time and casual positions.
    Fast food = 22 full-time, part-time and casual positions.
    A flow-on or indirect effect of 17 workers within the economy as a result of the operation of
      the facility’.
Assessment
A compliant use could employee similar persons, but it is agreed that employment is a benefit to
the community.
Applicant’s grounds
‘Proposed advertising signage is consistent with the requirements of the Department of Transport
and Main Roads’ Roadside Advertising Guideline and can be conditioned to comply with Council’s
Advertising Devices Code.’
Assessment
The proposal is somewhat reliant on visibility which is contrary to the Plan of Development which
seeks to screen development within the estate from the highway.



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