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MCU22/0201 APPLICATION FOR MATERIAL CHANGE OF USE FOR CAR WASH AND FOOD & DRINK OUTLET AT 34 ELM STREET, COOROY

Co-ordinator Planning, Nadine Gorton · Development & Regulation Department

Executive summary

This report provides an assessment of an application to develop a Car wash and Food and Drink Outlet at 34 Elm Street, Cooroy. The facility comprises auto and manual car washing bays, vacuum bays, dog wash areas, storage and plant rooms with a food and drink outlet located near the Opal Street frontage with a small, covered seating area. The site is in the Cooroy Local Plan Area and is zoned District Centre in which a car wash is an inconsistent use that is required to follow an impact assessment process inclusive of public notification. The design of the car wash whilst incorporating a pitched roof form and range of materials does not meet the design criteria detailed in the Noosa Plan as the access and parking arrangements dominate the street and do not contribute to vibrant and active streetscapes that are characteristic of Cooroy. Further the design reinforces and expands the industrial character partially established by the existing service stations. 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 zoned 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. The application is not supported.

Recommendation

That Council

  1. Refuse the application for the following reasons: 1. The proposed development is not consistent with the Strategic Intent and Strategic Outcome 3.3.5(j) and (o), 3.3.5(s)(ii)(A), (F) and (G) of the Noosa Plan 2020 as the proposal fails to provide: a. a high-quality streetscape b. commercial, community, entertainment or supermarket-based retail uses envisaged for the zone. c. services a larger catchment than envisaged by the Noosa Plan Strategic Outcomes.
  2. The proposal is not consistent with Performance Outcomes PO10 and PO11 of the Cooroy Local Plan Code as it is for an industrial use that is not sympathetic to the traditional built form, does not create a vibrant and active space and results in parking and access that dominate the street. 3.The proposal is not consistent with acceptable and performance outcomes PO1, PO2, AO4, PO4, PO22 of the District Centre zone as: a. It is for an industrial use and does not provide retail, office, healthcare, business, community, entertainment and recreation activities for the district catchment. b. It does not contribute to the streetscape activity and vibrancy of the street. c. It removes valuable district centre zoned land that is intended to be used for commercial, community and entertainment related uses.
  3. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.

Report details

Deferred from: DEFERRED FROM GENERAL COMMITTEE MEETING DATED 12 AUGUST 2024 ITEM 5.1

Index: ECM/Application/MCU22/0201