MCU22/0201 Application For Material Change Of Use For Car Wash And Food & Drink Outlet At 34 Elm Street, Cooroy

Amelia Lorentson19:44

Any further comments? No? No more discussion? All in favour? Thank you. We'll now go to the next item for consideration by the committee. Which is item 5.3. MCU22/0201 application for Material Change of Use for car wash and food and drink outlet at 34 Elm Street, Cooroy. I am moving this item to general. Meeting meaning because of the significance of the matter. But we will have a discussion too late. So I'm going to hand it over to Nadine.

Thank you, Councillor Amelia. Good morning. As Councillor Amelia has introduced. Is an application for a Material Change of Use for a car wash and food and drink facility at 34 Elm Street, Cooroy. The proposed car wash involves car washing facilities with two auto bays, two manual wash bays and two. Super wash bays along with three vacuum bays and a dog wash area. Access comes in off Opal Street and exits out Diamond Lane. The applicant also proposes a small food and drink outlet on the corner of. Elm Street and Opal Street and that's to provide generally coffee and sort of food and drink as an ancillary sort of facility for the car wash. The applicant intends has sought approval for 24 hours. Seven day a week proposal however they have verbally indicated that if there are concerns with some operations they'd be happy to perhaps limit some of the nighttime operations. Just as a comparison the two car wash bays that we've got down in Noosaville, there's the existing one near Bunnings that has four car wash bays. The other one opposite the Good Shepherd it has four manual wash bays plus the two big wash bays as well as vacuum bays as well. So that just gives you an idea of size. The site is located in the Cooroy local planning area and included in the District Centre Zone. It is an. The Noosa Plan indicates it as an inconsistent use and therefore it's impact assessable. And subject to a whole public notification. Period. The applicant advertised it and as a result of the advertising and public notification there are approximately 520 submissions of which 498 were in support of the proposal with 19 objections. The district centre zone in accordance with the Noosa Plan is intended to cater for commercial development it's is to maintain, there's a whole range of provisions in the planning scheme to talk about. It's on the eastern side maintaining. A traditional town centre as well as with the development of addressing the street, active street fronts and cars not dominating the streets as well. The proposed car wash isn't considered to meet these provisions of the planning scheme. It's considered to reinforce the partially established industrial character from the two service stations on the street. And again, reinforces the dominance of cars along that locality rather than providing for shop frontages, which is what we envisage under the District Centre Zone. Also when we're looking at it we've considered we have considered need and in my report we've addressed sort of there are three aspects of need which are like economic need, community need and planning need and in relation to the above you know it is agreed that there is no car wash within Cooroy and the surrounds with residents having to go down to Noosaville however on balance the loss of the district centres on land which is intended for commercial and retail uses and the proposed car wash having limited employment opportunities it doesn't fit in terms of that district centre zone and we don't support the car wash as the main reason strategic and the strategic and environment department have also advised that there is limited centre-zoned on land in Cooroy approximately about three over three thousand square metres compared to industrial land in Cooroy which there is approximately eleven half hectares of Council owned land which is undeveloped. Council has also three lots which are about five thousand square metres which are at the end of Jarrah Street or not at the end, close to the end of Jarrah Street. There are also four lots along Mary River Road which are in private ownership and that's about four thousand square metres. They're underdeveloped with houses on them. We also Taylor Court which is owned industry as well. It has two hectares of undeveloped land at the rear with 1.9 hectares facing Holts Road, which is undeveloped. There is also a future proposal for 23 hectares to go into early urban footprint under the ShapingSEQ under the State government. That's also on Holts Road as well. So the relevance of that is that a car wash is a consistent use in the industrial zone. So one of our reasons again going back to that is there is limited district centre zone land while there is more industrial land available for this type of development. We've also at the time of preparation of this report which was several weeks ago we had unfortunately only received verbal advice from our traffic consultant and that initial verbal advice had indicated that the proposal was appropriate. We've since sort of liaised with him in terms of the traffic. His comments are that existing, there was an existing shopping centre approval on the site and in terms of the traffic generated by the car wash, that would actually be less than the shopping centre. However, he has raised some further concerns. Terms of the queuing coming into Opal Street and he's not satisfied after a further review of that, queuing won't congest that intersection. So we've only just received that today. So following those discussions, we can also include that as a further grounds for refusal. In Diamond Lane, there are some concerns in terms of exiting and the impact on that intersection as well.