Economic Correspondence

    3. Further information in relation to the take up rate and the number of years supply of vacant industry land
       in the Cooroy area to support the EIA conclusion there will be no impact on industrial land.

    6. Provide comment on whether need could be established for the subject development if the Myall Street
       development is approved.

This Response should be read in conjunction with the EIA prepared by Urban Economics dated June 2016.

Response to Information Request

“Issue – Need
Independent peer review of the submitted Economic Impact Assessment (EIA) indicates an additional service
station is not needed to serve the defined residential catchment, given the two existing service stations within the
area. Further analysis of need for a service station is required, beyond simply assuming 70% of business for the
subject development will come from the Bruce Highway. In order to identify demand and need for the development,
it is considered critical to demonstrate why existing service stations along the Bruce Highway are not sufficient to
serve the needs of passing motorists.”

Response – Need

TABLE 1 provides an additional level of analysis of the distances between service stations with convenient or
immediate access to the Pacific Highway including; a comparison for the Gold Coast through Logan City stretch
and Moreton Bay through the Sunshine Coast, Noosa Shire and Gympie.

These facilities include not only ‘highway service centres’ which have direct access to the Pacific Highway (such as
the twin BP service centres at Caboolture North) but also those facilities which are immediately accessed at an
exit or highway service road and allow for convenient re-entry to the Highway.

A highway service centre typically includes more than just retail fuel for highway users and can be defined by:

               Restaurants, cafés and take away food;
               Additional parking, rest areas, children’s play areas, tourist information and amenities;
               24-hour access; and
               Parking and refuelling capacity for large vehicles such as B-Doubles and coaches.

The TABLE highlights a telling difference in the distances between the conveniently accessed service station
facilities in the route between Forest Glen and Kybong (which bypasses the subject site) when compared to the
rest of South East Queensland. As noted within the EIA, there is some 60km along the Highway whereby motorists
would not have convenient access to a service station in either the northbound or southbound direction.
There is a clear gap in the delivery of fuel retailing facilities between Forest Glen and Kybong relative to the
remainder of the South East Queensland area.


                                                                                                                  2