MCU10/2083 Development Application part 2 - Attachment 4 - Economic Impact and Need Assessment

5          Need and Impacts

5.1        NEED

           The need for the proposal is indicated by the following:
                 •    The local area has a substantial number of residents and visitors:
                         o     The resident population within the main trade area is currently
                               estimated at 4,700 persons of whom 3,600 reside in the primary
                               trade area – that is within one kilometre from the subject site.
                         o     Within the defined catchment, there are a total of 40 visitor
                               accommodation establishments collectively comprising over
                               1,000 rooms. This area attracts an estimated 123,000 overnight
                               visitors and 442,800 visitor nights annually.
                         o     Within a 500 metre radius of the subject site, there are 10 visitor
                               accommodation establishments with a total of 305 rooms. Thus,
                               accommodation units within the immediate vicinity of the
                               subject site generate an estimated 133,200 visitor nights
                               annually.
                         o     The trade area market is forecast to continue to grow.
                               Expenditure potential generated by the trade area resident and
                               visitor market is currently estimated at $92.0 million which is
                               forecast to increase to $101.0 million by 2017, an increase of
                               $9.0 million over the seven year period.
                 •    The local area is undersupplied with convenience retail facilities:
                         o     There are no existing or proposed convenience retail centres in
                               Noosaville.
                         o     Food and grocery products in Noosaville are only available at (1)
                               a full-line supermarket that caters mainly to major grocery
                               shopping trips and is not open for extended hours, (2) a petrol
                               station convenience store on the eastern fringe of Noosaville, (3)
                               a small specialty store on Gympie Terrace with parking
                               constraints, and (4) the Aldi supermarket on the fringe of the
                               trade area has a limited and distinct product mix.2
                         o     The existing shops and services within the Noosaville Visitor
                               Mixed Use Zone mainly cater to destination dining and
                               relatively high price points. They are not within a walkable


           2
            Aldi has around 700 SKU’s compared to 20,000-25,000 SKU’s in a traditional supermarket
           and it has largely distinct product lines. Because of its product mix, it functions more as
           destination shopping.

Noosaville Convenience Centre EIA
10034 Rev 1
19 October 2010                                     34