05. Town Planning Report · MCU10/2127

4. Scenario Analysis
The purpose of this section of the report is to quantify the likely level of   It is considered that an average occupancy rate in excess of 50% is
retail expenditure generated by short term holiday visitors staying in         optimistic given the size of the units and their price points.
the subject development proposal as compared with, and in addition to,
the expenditure generated by owner occupiers.                                  The number of visitor nights accommodated by the subject
                                                                               development proposal, at a 50% occupancy rate, is 26,990 guest
41 G
4.1 Guestt Ni
           Nights
              ht Occupied
                  O   i d                                                      nights This assumes that the proposed development is not available
                                                                               nights.
                                                                               for owner occupation on a medium-long term basis and that to the
The extent of short, medium and long term occupancy is reflected in            extent that owners choose to use the facility on a short term basis
the occupancy rate (i.e. the number of unit nights occupied divided by         they are included within the visitor/tourist letting pool.
the number of unit nights available).

As previously indicated,
              indicated the average occupancy rate for hotels
                                                          hotels, motels
and serviced apartments, as well as holiday flats, units and houses in         4.2 Owner Nights Occupied
the Noosa area currently averages around 57%-59%, peaking at
                                                                               Table 4.2 also adopts the information provided previously in Table
around 70%-75% during the summer holiday season.
                                                                                     1.1 relating to the average number of occupants per unit if
Based on the assumptions outlined previously in Table 1.1 regarding                  owner occupied. Having regard to the size of units this is
the likely number of guests per unit when occupied by tourists                       expected to average 3.4 persons per unit.
(i.e. averaging 3.9 guests per unit), Table 4.1 shows the number of
                                                                               Unlike the scenario which assumes occupancy by short term
guest nights accommodated within the subject development proposal
                                                                                     visitors/tourists, the ultimate scenario relating to owner
at occupancy rates ranging from 0%-50%.
                                                                                     occupation is based on a theoretical peak occupancy rate of
                                                                                     90%. In other words, this assumes that all 38 units could be
Number of Visitor Guest Nights by Occupancy Rate                   Table 4.1
                                                                         41          permanently occupied by owners or tenants for the equivalent
                                                   Number of Visitors                329 days per annum.
                  0%                                      0
                  5%                                    2,699
                 10%                                    5,398
                 15%                                    8,097
                 20%                                   10,796
Occupancy
                 25%                                   13,495
  Rates
                 30%                                   16,194
                 35%                                   18,893
                 40%                                   21,592
                 45%                                   24,291
                 50%                                   26,990
Source : Urbis




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