MCU14/0106 & OPW15/0001 Compiled Information Request Response

                                                                                                        Noosa Civic Expansion
                          28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive




3           Economics
3.1         Trade Area Definition
            “The extent of the southern boundary of the Secondary South trade area raises some concern in
            relation to how the expanded Noosa Civic might interact with the Maroochydore PRAC and, to a
            lesser extent, the Nambour MRAC. The southernmost extent of the Secondary South trade area
            is Coolum Beach and is the locality within the combined trade areas likely to be most contested
            by the Maroochydore PRAC and the Noosa MRAC. The travel time and distance comparison
            between Coolum Beach and Maroochydore and NSBC are:

             Coolum Beach – Maroochydore:~18.5km (~17 minutes)
             Coolum Beach – NSBC: ~17km (~17 minutes)
            The comparison indicates Coolum Beach residents incur similar travel costs when accessing
            either centre. Since the Maroochydore PRAC (anchored by Sunshine Plaza) is the higher order
            centre it is reasonable to expect more Coolum Beach residents are drawn to Maroochydore than
            Noosa.
            The customer geocoding (shown in Map 2.7) of the Retail Needs Assessment identifies a number
            of customers from Coolum Beach, providing some corroboration for Coolum Beach’s inclusion
            within the Secondary South trade area but further discussion would reinforce the case for its
            inclusion.

            Information Required:
            8     Additional justification of the appropriateness of including Coolum Beach in the
                  Secondary South trade area.
            9     High level analysis of the implications of whether exclusion of Coolum Beach from
                  the Secondary South trade area would materially impact the Retail Need Assessment
                  findings.”
            RESPONSE
            Please refer to Appendix B – Retail Needs Response, prepared by Urbis in response to this
            item.
            In summary:
            (a) Coolum Beach is within the Secondary South-East trade area, and not the Secondary South
                trade area;
            (b) more than 90% of current retail spending (4.0% in Secondary South-East and 9.6% in
                Secondary South) is directed to other centres, including Maroochydore;
            (c) these sectors will remain secondary sectors for Noosa with the further expansion of the
                Maroochydore PRAC, and specifically Sunshine Plaza;
            (d) the proposed development is expected to increase market shares from the Secondary
                South- East trade area to 7.6%, an increase of 3.6%. Consequently approximately 92% of
                retail spending in Coolum Beach will be directed to other centres such as the Maroochydore
                PRAC;
            (e) any diversion of trade from the Maroochydore PRAC to Noosa by residents of the Secondary
                South-East trade area, as a consequence of the proposed development, would be much
                lower than -3.6% due to the relevance of other parts of Maroochydore's trade area;
            (f)   despite the proposed expansion to Noosa Civic, the Maroochydore PRAC is forecast to
                  achieve turnover growth due to the extensive trade area, of +15.8%, prior to taking into
                  account the approved development of Sunshine Plaza.

June 2015                                             Cardno HRP                                                           12