15. APP J. Economic Needs Report

Table of Contents
1     INTRODUCTION                                                                                 7

2     STUDY METHODOLOGY                                                                            8

3     THE PROPOSED SERVICE STATION AND ADDITIONAL RETAIL FACILITIES 9
3.1     THE PROPOSED DEVELOPMENT                                                                    9
3.2     SITE LOCATION                                                                               9

4     TRADE AREA ANALYSIS: POPULATION AND RETAIL DEMAND                                          11
4.1     DEMAND GENERATORS                                                                         11
4.2     DEFINING THE TRADE AREA                                                                   11
4.3     TRADE AREA POPULATION                                                                     13
4.3.1    POPULATION AND GROWTH                                                                    13
4.4     SOCIO-DEMOGRAPHIC CHARACTERISTICS                                                         14
4.5     EXISTING RETAIL EXPENDITURE BY CATEGORY                                                   18
4.5.1    EXISTING RETAIL EXPENDITURE                                                              19
4.6     NON-RESIDENT EXPENDITURE                                                                  19
4.6.1    LOCAL EMPLOYEES                                                                          19
4.6.2    LOCAL BUSINESSES                                                                         19
4.7     DISCUSSION                                                                                20

5     TRADE AREA ANALYSIS: EXISTING RETAIL SUPPLY                                                21
5.1     EXISTING CENTRES                                                                          21
5.1.1    LOCAL EATERIES                                                                           21
5.2     SERVICE STATIONS                                                                          23

6     ANALYSIS OF IMPACTS                                                                        24
6.1     IMPACT ON EXISTING RETAILERS                                                              24
6.2     SUSTAINABLE RETAIL FLOORSPACE                                                             24
6.3     SALES POTENTIAL                                                                           25
6.3.1    ASSUMPTIONS                                                                              25
6.3.2    EXPENDITURE POTENTIAL                                                                    26
6.4     SUSTAINABLE FLOORSPACE                                                                    27

7     CONCLUSIONS                                                                                28



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