F - Traffic Response and Revised Traffic Impact Assessment (17.09.19)

unreliable as an indicator of community need and demand for a project in a specific location,
and particularly at the scale indicated in Table 4.1. It is of concern that this type of analysis for
floor space shortfall at present and estimates of future demand are used as evidence of
planning need and community benefit.
In regard to sales and impacts, the EIA analysis is high level and does not reveal from where
in the trade area $27.7m in sales will be sourced. It is anticipated some of this would come
from the defined primary trade area, with considerably lower amounts originating from the
tertiary and secondary south areas. A more typical market share retail analysis would reveal
this. It would also better highlight where the impacts will be felt. However, this would also
require an understanding of the anticipated retail mix for the proposed centre.
The vague nature of the project, as presented (e.g. incubator business/retail, generic large
format retail spaces), makes it difficult to assess probable impacts.
Information Required
4.    Provide clarification of how the proposed incubator, business, retail, business will
      operate, given the developments proposed shopping centre and specialty shop format,
      with examples of similar, purpose-built private sector developments elsewhere in
      Australia.
5.    Identify at a minimum the intended anchor tenancies (large format retail). At present, the
      application material requests to consider approval of a large quantity of generic large
      format retail uses. Identifying the anchor tenants would help focus need, demand and
      impact considerations. In this regard, please provide a revised EIA (or addendum) with
      these considerations.
6.    Please provide a revised EIA clarifying the floor space supply and demand with
      reference to the discussion above.
7.    Provide a revised EIA which includes a typical market share assessment for sales and
      impacts with reference to the discussion above.
8.    Please demonstrate a need for the proposed standalone food and beverage use with a
      floor area proportional to the worker / customers serving the development.
Issue –Layout, Built form,
Layout
Submitted narrative suggests ‘The Marketplace’ offers opportunities for start-ups and
incubator tenants in a co-operative space anchored by larger spaces, showrooms and some
curated cottage industries and other commercial activities.
It is considered the current built form and layout appears like a retail shopping centre
development with large format retail and retail spaces sufficient for specialty shops, albeit with
some offices and entertainment and dining uses, which is not the intent of the Planning
Scheme or the draft Planning Scheme. The built form does not appear to be conducive for
industrial activity, or cottage industry, start-up spaces given there is no common space,
traditional loading vehicle access to any tenancies and service is proposed from the carpark,
except for building 3.
The buildings create an internal parking courtyard. The Planning Scheme requires that
buildings and landscaping are the dominant features within development. However, the scale
and configuration of the car parking is considered to the dominant feature and internal
vegetation is minimised. The design appears to miss an opportunity to create an internally
‘activated street’ to create vibrancy and a more conducive area to foster start up, cottage
industries and co-operative work spaces.




                                                                                            Page 3 of 11