2014-01-28 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                               28 JANUARY 2014


     the site is large and provides a significant opportunity to create greater permeability and
      connections in the centre from Lanyana Way to Noosa Drive and draw in Pinaroo Park to
      the town centre.
While the applicant has not clearly identified the impacts on the community from the loss of
community zoned land, it is considered that the redevelopment of the site and achieving the
outcomes of the Place Making Strategy, including the creation of a new road and access to
Pinaroo Park and Noosa Drive and the securing of civic/community space on the site would
create community benefit.

Economic Need

The applicant submitted an Economic Needs Report in relation to the proposed commercial uses
(titled “Retail Liquor & Hotel Assessment”). The report considers the economic impacts and
benefits likely from the development. Some of the key aspects identified in the assessment
include:

    A primary trading catchment comprising Noosa Heads, Noosaville and eastern beach
     suburbs south to Castaways Beach and having a population of roughly 13,000 people.
    A secondary trading catchment extending west to Tewantin, southwest to Doonan and
     southeast to Peregian Beach.
    Ten small-format retail liquor stores currently exist in the primary catchment area, notably
     the majority are either Wesfarmers or Woolworths outlets.
    A further ten small-format retail liquor stores are located in the secondary catchment area,
     with at least six of these being either Wesfarmers or Woolworths outlets;
    Only one large-format liquor store exists in the area, being the 1,200m2 Dan Murphy’s store
     located in the secondary trading catchment area.
    A number of hotels/taverns, nightclubs, sporting clubs and the like are located in the area,
     though the primary tavern competitors are likely to be the nearby Sogo Bar and Noosa
     Reef Hotel.
    The proposed office/professional floor space is well located to cater for a portion of the
     future employment and professional needs of Noosa’s population as it grows toward
     projections.
The applicant’s needs assessment makes the following findings:
    The development of a big box (large-format) liquor store will primarily compete with the
     existing Dan Murphy’s store and provide increased choice and competition to the area,
     while having minor impacts (in the order of 7% reduction in spending) on smaller retail
     outlets in the area.
    Sales for all stores are expected to continue sales growth post this period, with stronger
     potential for an improved tourist and visitor sector post the recent decline in tourist numbers
     over the past few years.
    The development will generate significant employment and economic activity in its
     construction and operation stages, with 63 net jobs likely in the centre once operational and
     a further 25 jobs in the broader economy.
    The proposed 800sqm of retail floorspace represents approximately 37% of additional
     demand likely to be generated by 2015 and 10% of the demand likely to 2020. Retail trade
     impacts on the trading area are likely to be relatively minor and offset by growth in demand
     and overall improvements to the Noosa Junction precinct posed by the proposal, which will
     increase its appeal to customers.
    The tavern use will substantially transfer demand previously met by the licensed bowls club
     and should not result in significant impacts on any one competing facility. Growth in
     tourism and improved economic conditions will also serve to offset trade impacts.

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