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MCU14/0056 Economic impact report Att B - Information response
Proposed Myall Street Mixed Use
Development
Response to Information Request
Prepared for
Creekgold Pty Ltd
December 2014
12022
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CONTENTS
1. INTRODUCTION ....................................................................1
1.1 Information request........................................................................ 1
ABN 59 111 542 673
1.2 Project Changes ............................................................................. 3
Suite 31, Level 4
50-56 Sanders Street
UPPER MT 2. SERVICE STATION AND CAR WASH...................................5
GRAVATT,
QLD, 4122
2.1 Service Station ............................................................................... 5
P: (07) 3422 2011 2.1.1 Service Station Need and Demand ............................................... 8
F: (07) 3422 0899 2.1.2 Service Station and Retail Impact ............................................... 11
www.foresightpartners.com.au
2.2 Car Wash ....................................................................................... 12
2.2.1 Need for a car wash .................................................................... 12
3. CARAVAN PARK .................................................................14
3.1 Current Facilities .......................................................................... 14
3.2 Need and Demand for Tourist Park ............................................ 19
3.3 Potential Impact............................................................................ 21
4. SELF STORAGE UNITS ......................................................23
4.1 Current Supply ............................................................................. 23
4.2 Need and Demand ........................................................................ 25
4.2.1 Self Storage Industry Characteristics .......................................... 25
4.2.2 Need and Demand for Additional Self Storage Units in Cooroy . 27
4.3 Potential Impacts.......................................................................... 27
5. OTHER INFORMATION REQUEST ITEMS .........................30
5.1 Co-locational Requirements/Benefits ........................................ 30
5.1.1 Response .................................................................................... 30
5.2 Zoning ........................................................................................... 30
5.2.1 Response .................................................................................... 31
5.3 Flow-on Trade potential ............................................................... 31
5.3.1 Response: ................................................................................... 31
5.4 Economic Benefits to Local Community ................................... 32
Page 4
Disclaimer LIST OF FIGURES
Figure 1.1: Revised Site Layout, Myall Street Development 4
The sole purpose of this report is to Figure 2.1: Service Stations along the Bruce Highway and the northern
provide Creekgold Pty Ltd (the Sunshine Coast Region 7
Client) with information in Figure 3.1: Caravan and Tourist Parks Along the Bruce Highway and in
accordance with Foresight Partners the Northern Sunshine Coast Region 15
Figure 4.1: Locations of Self Storage Facilities in the Cooroy- Noosa Area24
Pty Ltd’s scope of services set out
Figure 4.2: Key Reasons for Using Self Storage – Private Users 26
in its proposal to the Client.
Figure 4.3: Key Reasons for Using Self Storage – Business Users 26
Foresight Partners has relied upon
information relevant to this report
provided by government agencies, LIST OF TABLES
the Client and others. Except as Table 2.1: Locations and Characteristics of Bruce Highway and
Township-based Service Stations 5
otherwise stated in the report,
Table 2.2: Estimated Sales, Service Station, 2017 - 2026 (2013 $ Values)9
Foresight Partners has not
Table 3.1: Caravan and Tourists Parks Along the Bruce Highway and in
attempted to verify the accuracy or the Northern Sunshine Coast Region 16
completeness of such information. Table 4.1: Self-Storage Facilities in Cooroy – Noosa Area 23
Table 5.1: GRP and Employment Support (Brisbane-Moreton Region),
The assumptions underlying the Myall Street Construction 33
findings, observations, forecasts
and conclusions presented in this
report are subject to significant
uncertainties and contingencies.
Therefore, actual results may differ
significantly from forecast results.
Foresight Partners do not make or
imply any warranty or guarantee
with respect to the data reported or
to the findings, observations,
forecasts and conclusions
expressed in this report. Foresight
Partners cannot confirm or
guarantee achievement of any
forecast growth or performance, as
future events, by nature, are not
amenable to independent
confirmation or substantiation.
Page 5
1. INTRODUCTION
Creekgold Pty Ltd lodged a Material Change of Use application with Noosa Council in July
2014 over a 6.77ha site at Myall Street, Cooroy (Lot 4 RP852045). The proposal was for
highway-oriented mixed-use development which included:
• a service station, small supermarket and fast food restaurant with drive-thru,
totaling 1,455m²;
• a 150m² car wash;
• 52 self-storage units; and
• a tourist park comprising ten cabins and 31 caravan park sites.
Foresight Partners prepared a Needs Assessment in July 2014 which addressed the
service station and retail components of the proposed development.
1.1 Information request
Noosa Council issued its Information Request dated 19 August covering a range of
planning, engineering, ecology, water quality, acoustics and environmental health.
Information requested relevant to the Needs Assessment report included:
Issue – Need & Economic Impacts
The submitted Need Assessment does not address need for, and impacts of, the car
wash, tourist park and self-storage components of the development.
Information Required:
1. Provide a comprehensive need assessment for the car wash, tourist park and self-
storage components of the development.
The submitted Need Assessment provides only a limited assessment of the need for the
proposed service station component of the proposed development.
Information Required
2. Provide a comprehensive assessment of need for the service station, including
detailed assessment of supply of facilities, demand for additional facilities, need for
additional facilities and impact of additional facilities on the centres network.
The market shares adopted in the Needs Assessment for the supermarket component of
the proposed development are considered overly optimistic, particularly given the layout of
the road network and connectivity between the subject site and the trade areas. For
example, there is limited connectivity between the subject site and the Cooroy West trade
area.
1
Myall Street – Information Request Response
12022-1 Rev 0
22 December 2014
Page 6
Information Required
3. Provide an amended Needs Assessment for the proposed supermarket, revised to
reflect more plausible market shares.
4. Provide amended proposal plans revising the size of the supermarket to reflect the
amended need assessment.
The application material does not clearly explain the co-locational requirements/benefits of
the proposed uses, or the need for the development as a whole.
Information Required
5. Describe how each component of the proposed development is expected to
integrate with and complement the other components of the development.
6. To the extent that some or all of the components might be integrated or related
demonstrate whether there is any additional need for the development as a whole
(or a number of components together), over and above the need for separate
components of the development.
Issue – Alternative Sites
The application material does not adequately demonstrate why the component uses
should not be located on suitably zoned land.
Information Required
7. Provide detailed analysis of constraints on, and availability of, suitably zoned land
within the area for the component uses. Demonstrate why the uses should be
developed out of zone (including within a Water Supply Catchment Overlay Area).
Issue – Flow on Visitation
The development would draw passing trade/travellers from the highway but, due to its out-
of-zone location, there is concern with the limited potential for flow-on trade elsewhere in
the locality.
Information Required
8. Provide comment on the development’s ability to encourage visitors/travellers to
enter Cooroy and its surrounds for other commercial or tourist activity and whether
facilities could be provided within the development for this purpose.
Issue – Economic Benefits
2
Myall Street – Information Request Response
12022-1 Rev 0
22 December 2014
Page 7
The economic benefits of the proposal to the local community are not extensively detailed.
Information Required
9. Provide further detail of the estimated overall investment to develop the project and
the numbers and types of construction and on-going job generation.
1.2 Project Changes
Subsequent to Creekgold Pty Ltd discussions with Council Planners and a review of the
Information requested by Council, the Myall Street project has been amended and
reduced in scale and scope. The main change is the reduction of the retail component by
removal of the small supermarket so that the service station/shop is now 250m².
The other elements of the proposed development remain essentially the same, although
they have been repositioned on the site. The revised Proposed Site Layout 14004-DA02*
is attached (Figure 1.1).
Removal of the small supermarket, in effect, addresses Information Request items 3 and
4. This change more clearly aligns the project as a highway oriented development,
though it will still serve residents of the Cooroy region.
The following sections address the other Information Request items noted above.
3
Myall Street – Information Request Response
12022-1 Rev 0
22 December 2014
Page 8
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2. SERVICE STATION AND CAR WASH
This section addresses Information Request items 1 and 2 concerning the carwash and
additional justification of the service station. The fast food outlet forming part of the
service station building was addressed in our July 2014 report. Although not part of the
information request, for completeness the fast food outlet is also revisited, given the
changes in project composition.
2.1 Service Station
The Cooroy urban area is currently served by two service stations. Table 2.1 (Table 4.1
from our July report) is replicated below which provides details of service station locations
north and south of Cooroy along or near the Bruce Highway, based upon our inspections.
Table 2.1: Locations and Characteristics of Bruce Highway and Township-based Service Stations
Driving
Operator Number of 24 Distance from
Address Suburb Facilities & Services
/affiliation pumps hours Subject Site
(kms)
North of Subject Site
No Limited convenience food,
BP 28 Elm St Cooroy 10 pumps 1
ice, gas
Wessel No Limited convenience food,
6 pumps + 2
Petroleum 2 Diamond St Cooroy ice, gas 1
diesel
(was Reliance)
Caltex 19 Factory St Pomona 6 pumps No Ice, gas, no food/retail 11
Majestic Auto No Ice, gas, no food/retail
1 Factory St Pomona 6 pumps 11
Centre
Yes Food court, ice, gas,
Cnr Bruce
convenience store, coffee
Matilda Fuels H/way & Tandur Kybong n/a 29
lounge, laundromat, tourist
Rd
centre
Cnr Bruce Yes Ice, gas
The Golden
highway & Kybong 6 pumps 37
Nugget
Keefton Rd
South of Subject Site
BP 24 Farrell St Yandina 10 pumps No Ice, gas, no food/retail 19
1251 Nambour No Ice, gas, no food/retail
Liberty Kulangoor 10 pumps 22
Connection Rd
BP Forest 8 pumps + 2 Yes Small store, ice gas
Forest Crt 31
Southbound Glen diesel
Forest 12 pumps + yes Driver Reviver, 24 hour
BP Northbound Forest Crt 31
Glen 8 diesel Roadhouse, ice, gas
12 pumps + No Co-located with Ettamogah
Aussie World
73 Frizzo Rd Palmview diesel & Pub, Bottle shop, 42
Garage
LNG convenience store
Shell 4249 Bruce Coochin Yes Hungry Jacks, Shell
14 pumps 60
Northbound Highway Creek Express Convenience
5
Myall Street – Information Request Response
12022-1 Rev 0
22 December 2014
Page 10
Driving
Operator Number of 24 Distance from
Address Suburb Facilities & Services
/affiliation pumps hours Subject Site
(kms)
yes Hungry Jacks,
McDonald’s, Beefy’s Meat
Shell 4288 Bruce Coochin
8 pumps Pies, Subway, Fruit Barn, 60
Southbound Highway Creek
Glass House Mountain
Coffee Co.
Source: Foresight Partners inspections.
Two service stations are located within Cooroy:
Cooroy Reliance station at 2 Diamond Street has changed its name to Wessel Petroleum
since our earlier inspections in February 2014.
• BP is located at 28 Elm Street across the railway from the main central business
area. The location is just over a kilometre from the subject site. The station has five
pumps and limited amenity, no hot take away food and its convenience retailing is
limited, but typical of service stations today.
• The Wessel Petroleum service station, located at the corner of Elm and Diamond
Streets, is within approximately 200 metres of the BP. It provides four pumps and
limited convenience retail. It was previously badged as a Reliance service station.
However, both are affiliated with BP, with signage indicating that Wessel
Petroleum accepts BP and Reliance cards.
Neither station is open 24 hours. On our most recent inspection (November 2014) the
Wessel Petroleum and BP fuel prices (unleaded and diesel) were identical, which is not
surprising given their proximity.
Figure 2.1 shows a more extensive network of service stations stretching from near Forest
Glen north to Gympie.
The nearest service station north of Cooroy along the Bruce Highway is Matilda Fuels at
Kybong, about 29 kilometres from the Myall Street site. It offers a cafeteria, fast food and
a small convenience store. It is a popular rest stop for travelers and truckers.
The nearest south bound service station on the Bruce Highway is the BP at Forest Glen,
some 31 kilometers away. It offers only a limited variety of convenience food retailing.
The nearest south bound service centre offering fast food retailers is the Shell Service
Centre at Coachin Creek, approximately 60 kilometres away.
6
Myall Street – Information Request Response
12022-1 Rev 0
22 December 2014
Page 11
Figure
Figure 2.1:
2.1: Service
Service Stations
Stations Along
Along the
the Bruce
Bruce Highway
Highway and
and the
the Northern
Northern Sunshine
Sunshine Coast
Coast Region
Region
GYMPIE
GYMPIE
0
00
00
0 5
55
55
5 10
10
10
10
10
10
kilometres
kilometres
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KYBONG
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Inset:
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Existing Service Stations and
and Proposed
Proposed
ig
ig
ig
ig
igh
hh
hh
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w
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w
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Development
Development SiteSite
aa
aa
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YANDINA COOLUM BEACH
COOLUM BEACH
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00
00 400
400
400 800
800
800
0 400
400
400 800
800
800 MAROOCHYDORE
MAROOCHYDORE
metres
metres
Other
Other
Cooroy
Cooroy Catchment
Catchment BP
BP Caltex
Caltex
Service
Service Station
Station
Proposed
Proposed Site
Site Shell
Shell Matilda
Matilda
Page 12
2.1.1 Service Station Need and Demand
The average annual sales per retail fuel outlet in Australia is estimated at about $6.7m in
2013-14, of which 77% ($5.2m) is generated by the sale of petrol and diesel fuel, with the
remainder generated by non-fuel products and services such as convenience retail goods
(about 18%) and auto related goods (oils, lubricants, batteries) 1. However, sales can
vary considerably depending upon the facility, its location and services offered, and
service stations operate profitably at well below the IBISWorld national average. The
Australian Taxation Office (ATO) Small Business Benchmarks for Fuel Retailing (2014),
for example, provides performance benchmarks by three annual turnover ranges of less
than $500,000, $500,000 to $2 million, and more than $2 million. These benchmarks are
published as ranges representing small businesses grouped either side of the industry
average.
The ATO benchmarks are also comparable to other industry performance sources, such
as FMRC Benchmarking Small Business Profile data (e.g. average $2.5 million in turnover
for service stations overall, $2.0 million for stations in smaller non-metropolitan centres).
Additional information on average fuel and retail spend per vehicle is sourced from
IBISWorld and the Australian Retailers Association’s State of the Independent Retail
Sector reports (published 2010-2013).
The proposed development is expected to draw the majority of its trade from Bruce
Highway traffic by virtue of the service station’s location at the Myall Street interchange.
Traffic Census data available from the Department of Transport and Main Roads (DTMR)
for this section of the Bruce Highway enables an approach which uses average annual
daily traffic counts (AADT) as the source of custom and applies a penetration rate or
market share to the traffic volume. That result is then multiplied by average fuel and retail
spend per vehicle.
DTMR traffic census AADT data at 2012 indicate that:
• the Bruce Highway, measured at a point about two kilometres south of the Myall
Street exit, carries an average of 20,408 vehicles per day, of which about 15.7% or
3,200, are heavy vehicles;
• just to the north of the Myall Street exit, the Bruce Highway carries 16,035 vehicles
per day, of which 19.7% or 3,160, are heavy vehicles; and
• Myall Street, as measured just to the north of the subject site, carries 8,034
vehicles per day, of which 9.2% or 740 are heavy vehicles.
DTMR’s forecasts conducted as part of its Strategic Planning Study for the Cooroy to
Curra Corridor indicate traffic on the Bruce Highway, north of the new Cooroy interchange,
should reach an AADT of about 18,600 by 2026. This represents an average growth in
traffic volume of about 1.1% per annum. We have applied this growth rate to the AADT
1
IBISWorld Industry Report, September 2014, Fuel Retailing in Australia.
8
Myall Street – Information Request Response
12022-1 Rev 0
22 December 2014
Page 13
traffic census count to the south of the Myall Street exit (excluding heavy vehicles) for
purposes of this analysis.
Table 2.2 below sets out our estimate of the service station’s likely performance for the
period 2017 to 2026 assuming:
• The service station achieves 1% penetration of car traffic along the Bruce
Highway. As part of the Bruce Highway traffic consists of Cooroy area residents,
No allowance has been made for traffic along Myall Street to avoid potential
double-counting.
• Average fuel expenditure per car was $52.5 in 2012 and $51.1 in 2013 based on
Australian Retailer Association (ARA) data. The $51.1 has been held constant
although it is likely to increase over time, given historic volatility in fuel prices.
Increases per litre (in constant dollar values) have averaged about 2.3% per
annum over the past ten years. (As at December 2014, fuel prices have declined
to 2010 levels).
• Based upon ARA and IBISWorld industry data, average sales on retail goods and
services is about 18%–20% of total service station sales. However, given its co-
location with a caravan park and the likely use of the retail component by Cooroy
residents as a convenience store (especially outside normal retail trading hours),
we would expect this to be higher at 30%.
Table 2.2: Estimated Sales, Service Station, 2017 - 2026 (2013 $ Values)
Year ending June Units 2017 2019 2021 2026
Fuel Sales
Bruce Hwy (AADT)* No. Cars 18,145 18,533 18,930 19,961
Penetration % 1.0% 1.0% 1.0% 1.0%
Cars Per Day No. Cars 181 185 189 200
Average Fuel Expenditure Per Car $ $51.10 $51.10 $51.10 $51.10
Fuel Sales Per Day $ $9,272 $9,471 $9,673 $10,200
Fuel Sales Per Annum $m $3.38 $3.46 $3.53 $3.72
Retail Sales
30% of Total Sales $m $1.45 $1.48 $1.51 $1.60
Total Sales $m $4.83 $4.94 $5.04 $5.32
*Excludes heavy vehicles.
Source: Foresight Partners Calculations.
Under these assumptions, the proposed service station would achieve sales from fuel and
retail goods of $4.83 million at 2017, increasing in line with traffic growth along the Bruce
Highway. An estimated $1.45 million of this would be generated by the convenience retail
component of the service station operation.
A convenience retail offer is now an essential and virtually inseparable part of a modern
service station, with the co-location of fast food outlets also increasingly common in major
highway and arterial road locations. The entry of Coles and Woolworths into the retail
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petrol market has cemented and strengthened the convenience retail component of the
retail fuel industry. With significantly higher margins on convenience retail goods than is
achievable on fuel sales, the sale of retail goods generates a sizable component of a
service station’s profit and can underpin its viability.
Although the service station development is aimed at capturing highway traffic, part of its
forecast sales will come from Cooroy area residents, particularly as other components of
the development, such as the carwash and fast food operation, are also likely to appeal to
local residents and draw them to the site. Consequently, the forecast service station fuel
and retail sales in Table 2.2 linked to Bruce Highway traffic would also incorporate sales
generated by Cooroy area residents, many of whom would probably also use the Bruce
Highway.
Based upon ABS 2009-10 Household Expenditure Survey quintile averages for
Queensland, Cooroy households would have spent around $6.0 million in the year ending
June 2013 on fuel, oils and lubricants. Forecast growth in household numbers should
increase this spending to:
• $6.6 million at 2017;
• $6.8 million at 2019; and
• $7.0 million at 2021 (constant 2013 $ values).
As noted in Table 3.2 of our July report, nearly 60% of Cooroy’s households had two or
more cars at the 2011 Census, compared to 56% for the Sunshine Coast and
Queensland. Consequently, household spending on fuel, oils and lubricants is likely to be
slightly above average.
Under IBISWorld national averages, Cooroy household fuel spending would support the
equivalent of only one service station at 2013. However, under the ATO’s small business
benchmark turnover averages ($2 million or more), the $6.0 million household spending
could theoretically support the equivalent of at least three service stations, if it were
possible to retain all fuel spending locally.
Although most urban area households purchase their fuel close to home, Cooroy
households are more likely to refuel at a range of service stations in Noosaville and
elsewhere in the northern Sunshine Coast region as part of work, higher order shopping,
education and other regular trips. Similarly, Cooroy’s existing service stations would also
rely on business originating from outside the defined Cooroy catchment.
Fast Food
With the scaling back of the supermarket to a more typical service station and
convenience store format, the attached drive-thru fast food restaurant is expected to
achieve a reduced share of Cooroy’s resident market. At June 2017, this component of
the development is forecast to achieve about $1.5 million in turonver, with about a third
this amount ($0.5 million) derived from Cooroy area residents (which is about a 5%
market share of available catchment area household spending on meals out-takeaway)
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and two-thirds from highway traffic, caravan park visitors and other visitors/traffic through
the area.
2.1.2 Service Station and Retail Impact
The forecast $4.83 million in sales at 2017 also represents the potential dollar impacts
upon other service stations (and convenience stores/supermarkets). The $1.5 million fast
food turnover will also have some impact locally.
Separating out future locally generated sales from highway generated sales a number of
years in advance can only be estimated to an order of magnitude, especially as the
development of the service station will be dictated by the completion of the Bruce Highway
interchange. It is too early in the planning stage to nominate probable service station and
fast food operators, although we understand fuel retailers have already expressed interest
in operating the service station. It is likely that the service station operator will be a brand
and supplier other than BP, which would introduce some competition to the two BP
affiliated stations currently serving the Cooroy market.
The proposed service station’s Bruce Highway-Myall Street interchange orientation, and
its co-location with a short stay caravan park (and fast food outlet), is expected to
distribute potential impacts primarily over other service stations along the Bruce Highway.
Cooroy’s service stations, and those further afield in the northern Sunshine Coast area,
such as Pomona and Tewantin – Noosaville would also see some sales transferred to the
Myall Street service station.
Cooroy’s two existing service stations are centrally located and occupy an intervening
position to much of the township’s population relative to the proposed Myall Street
development, which is located at the southern edge of the township.
The proposed service station, at 250m², will have a larger convenience retail component
than the two existing stations and able to carry a wider range of goods beyond the
predominately cold drinks, confectionery, cigarettes and snacks currently available at
Cooroy’s existing service stations. To the extent that it would compete locally for
convenience retail sales, the Cooroy Supa IGA would experience the greater impact, but
as a proportion of the Supa IGA’s sales, this impact would be negligible.
As an “order of magnitude” estimate of impacts upon Cooroy’s businesses, we would
expect about two-thirds of the service station and fast-food sales would be drawn from the
Bruce Highway and represent “new sales” that would otherwise not be spent in Cooroy.
Thus, of the $4.83 million in the service station’s fuel and retail sales, about a third ($1.64
million) would come from the existing service stations and food stores (e.g. the Supa IGA).
Of the $1.5 million in fast-food sales, about $0.5 million would come from Cooroy area
businesses (mainly other take-away and fast-food outlets).
In our opinion, the proposed service station and fast food restaurant collectively would
have only a very minor impact upon the viability and vibrancy of the Cooroy town centre
area, or upon other centres in Noosa’s centres network. Even if the impacts prove to be
greater than the “order of magnitude” estimates assumed here, the impacts are of a
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competitive nature only, and would have no adverse implications for the continued robust
performance and function of the Cooroy town centre or the retail shops and services
clustered along Elm Street.
The primary aim of the service station and fast food restaurant is to serve highway traffic.
However, Cooroy area residents will also benefit from its addition. As it is unlikely to be
affiliated with BP, the proposed service station would introduce a third choice and
increase the likelihood of price competition, particularly given its highway focus and
geographic separation from the two existing service stations.
2.2 Car Wash
Although the proposed 177m² car wash is an ancillary use to the service station, it is a
physically and functionally integrated use. Both are expected to be under common
management and staffing. It will consist of a four bay manual car wash suitable for cars,
caravans, boats and small commercial vehicles, and will include a vacuum station.
Caravan parking and public rest areas adjoin the carwash and service station as shown in
Figure 1.1.
2.2.1 Need for a car wash
There are currently no commerical car wash facilities in Cooroy. The two nearest are in
Noosaville:
• Noosa Car Wash is a 24 hour self-service facility located on Eumundi-Noosa
Road, approximately 17 kilometres from the subject site. It contains four car wash
bays.
• Mr Kar Wash is located on Lionel Donovan Drive, approximately 18 kilometres
from the subject site. It is open 24 hours and contains two automated washers and
three self-service car wash bays. Mr Kar Wash also provides a dog wash.
The car wash will cater to traffic drawn from the Bruce Highway, including caravans and
others using the short stay tourist park, as well as Cooroy area residents.
Modern commercial car wash facilities often co-locate with service stations thereby
enabling motorists to combine vehicle-related services in a single location, contributing to
consumer convenience and savings in travel times, trips and costs. The proposed car
wash will provide visitors and residents with a facility currently missing from Cooroy’s
range of automotive-related businesses.
The introduction of a modern commercial car wash facility, in our opinion, will have no
discernible adverse impact implications for Cooroy, and nor would it have any implications
for Noosa’s centres network.
The cumulative attraction of the highway-oriented service station, fast-food restaurant and
tourist park should enable the viable operation and support of the car wash and provide
Cooroy with a complementary commercial facility that might otherwise not be possible
were it reliant solely on local residents for its business. The introduction of a modern car
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wash as part of the Myall Street mixed use development augments Cooroy’s range of
commercial activities and attractions as an urban centre.
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3. CARAVAN PARK
The tourist park will provide 31 powered caravan sites and ten cabins, together with an
amenities building and swimming pool. An on-site manager’s residence and office will
also be provided.
3.1 Current Facilities
According to IBISWorld’s June 2014 Industry Report on Caravan Parks and Camping
Grounds in Australia, there has been a decrease in the total number of caravan parks in
Australia of 0.8% per annum over the past five years. This is a continuation of a decade-
long trend. IBISWorld estimates that there are 1,590 caravan parks in Australia as at June
2014, down from 1,768 in June 2005. Rising property values have resulted in many
caravan parks being sold for redevelopment for more intensive uses. The caravan park
and camping market is strongly driven by families and the over 55s.
Figure 3.1 and Table 3.1 show the location and details of caravan, tourist parks and rest
areas along the Bruce Highway and in the northern Sunshine Coast region.
The nearest caravan park to Cooroy is Cooroy's No Worries Caravan and Motor Home
Parking located about two kilometres south of the Myall Street site on Holts Road west of
the Bruce Highway. The facilities are small and basic, but inexpensive. The next nearest
is at the Pomona Showgrounds Caravan & Camping, which is very large and basic.
Operated by the Noosa Show Society, “big rigs, caravans, motor homes and campers are
welcome to use the showground for short stays when the Show and other events allow.”
After Pomona, the next nearest caravan parks are located in Tewantin.
The only available facilities directly accessible from the Bruce Highway are at the Matilda
Truck & Travel Stop about 29 kilometres to the north. It does not specifically cater to
caravans but allows free camping and parking with a limit of 24 hours.
The proposed Myall Street tourist park will provide modern facilities and greater amenity
than currently available along the Bruce Highway. Its location within 1.5 kilometres of the
shops and services available in the town centre further adds to the site’s attraction for
short stay visitors.
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Figure
Figure 3.1: Caravan Parks
3.1: Caravan Parks Along the Bruce
Along the Bruce Highway
Highway and
and in
in the
the Northern
Northern Sunshine
Sunshine Coast
Coast Region
Region
0
00
00
0 5
55
55
5 10
10
10
10
10
10
24
24 GYMPIE
GYMPIE kilometres
kilometres
21
21
13
13
10
10
12
12 11
11
KYBONG
KYBONG
14
14
POMONA
POMONA
77
22
55
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COOROY 33
NOOSAVILLE
NOOSAVILLE
11
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YANDINA
YANDINA COOLUM BEACH
COOLUM BEACH
66
99
20
20
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15
NAMBOUR
NAMBOUR
18
18 19
19
22
22
23
23
16
16
Proposed Site
Proposed Site
MAROOCHYDORE
MAROOCHYDORE
Caravan
Caravan Park
Park
(see
(see Table
Table 3.1
3.1 for
for park
park details)
details)
Page 20
Table 3.1: Caravan and Tourists Parks Along the Bruce Highway and in the Northern Sunshine Coast Region
No. on Driving Distance
Map Name Location Number of Sites Facilities From Site (km)
Cooroy's No Worries
1 Caravan and Motor 154 Holts Rd, Cooroy Unspecified Showers, toilets, BBQ, camp kitchen 2
Home Parking
Pomona Showgrounds
2 15 Pavilion St, Pomona 500 unpowered, 20 powered Showers, toilets, BBQ 11
Caravan & Camping
BIG4 Noosa Showers, toilets, laundromat, BBQ,
141 Cooroy-Noosa Rd,
3 Bougainvillia Holiday 135 powered, 29 cabins camp kitchen, swimming pool, , 15
Tewantin
Park games room, service station, food
Browns Creek Rest
4 Ben Williams Rd, Bridges Unspecified Toilets 15
Area
Showers, toilets, laundromat, wifi,
5 Noosa Caravan Park 143 Moorindil St, Tewantin 70 powered, 21 cabins internet café, BBQ, camp kitchen, 17
swimming pool, café, TV lounge
1519 Nambour North 10 unpowered, 78 powered, Showers, toilets, laundromat, wifi,
6 Yandina Caravan Park 20
Connection Rd, Yandina 12 cabins BBQ, camp kitchen, swimming pool
Showers, toilets, laundromat,
Noosa North Shore 20
7 Beach Rd, Noosa North Shore Unspecified swimming pool, tennis court, kiosk,
Retreat Tourist Park (includes ferry)
food
Showers, toilets, laundromat, wifi,
Noosa River Caravan
8 Russell St, Noosaville 37 unpowered, 95 powered BBQ, camp kicthen, café, 21
Park - Munna Point
information centre
1251 Nambour Connection Rd, 10 unpowered, 38 powered, Showers, toilets, laundromat, BBQ,
9 Nambour Caravan Park 21
Kulangoor 22 on-site vans/cabins camp kitchen, kiosk
Kin Kin Oval Unpowered and powered
10 Main St, Kin Kin Showers, toilets 26
Campground sites available
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No. on Driving Distance
Map Name Location Number of Sites Facilities From Site (km)
Boreen Point Caravan
11 The Esplanade, Boreen Point 40 unpowered, 8 powered Showers, toilets, BBQ, camp trailers 26
and Camping Grounds
Cobb & Co Nine Mile Unpowered sites, 4 luxury Showers, toilets, BBQ, camp
12 1484 Noosa Rd, Tandur 27
Camping Grounds tents kitchen, luxury tents, food
10 unpowered, 4 powered, 3 Showers, toilets, laundromat, wifi,
13 Noosa Forest Retreat 143 Golden Gully Rd, Kin Kin 28
cabins BBQ, camp kitchen,
Matilda Truck and Showers, toilets, service station,
14 Bruce Highway, Kybong Unspecified 29
Travel Stop - Kybong food, free camping (24 hr max)
Bli Bli Riverside 20 unpowered, 10 powered, 4 Showers, toilets, laundromat, BBQ,
15 David Low Wy, Bli Bli 30
Caravan Village cabins swimming pool
Showers, toilets, laundromat, wifi,
BIG4 Forest Glen 45 unpowered, 78 powered, BBQ, camp kitchen, camp trailers,
16 71 Owen Creek Rd, Forest Glen 33
Holiday Resort 22 cabins swimming pool, tennis court, games
room, café
Coolum Beach Caravan 72 unpowered, 163 powered, Showers, toilets, laundromat, wifi,
17 David Low Wy, Coolum Beach 33
Park 6 cabins BBQ, camp kitchen
Showers, toilets, laundromat, wifi,
Maroochy Palms 319 Bradman Ave, 24 unpowered, 160 powered, BBQ, camp kitchen, swimming pool,
18 34
Holiday Village Maroochydore 37 cabins tennis courts, games room, gym,
food
Maroochy River Cabin Showers, toilets, laundromat, wifi,
cnr Diura St and Bradman Ave,
19 Village and Caravan 114 powered, 22 cabins BBQ, swimming pool, information 34
Maroochydore
Park centre
29 unpowered, 123 powered, Showers, toilets, laundromat, wifi,
20 Mudjimba Caravan Park Cottonwood St, Mudjimba 36
3 cabins swimming pool, information centre
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No. on Driving Distance
Map Name Location Number of Sites Facilities From Site (km)
Six Mile Creek Rest
21 Bruce Highway, Glanmire Toilets 38
Area
Cotton Tree Caravan 29 unpowered, 372 powered, Showers, toilets, laundromat, wifi,
22 Cotton Tree Pde, Maroochydore 41
Park 10 cabins BBQ, camp kitchen
Maroochydore Beach cnr Sixth Ave and Melrose Pde, Showers, toilets, laundromat, wifi,
23 117 powered, 6 cabins 41
Holiday Park Maroochydoore BBQ
Showers, toilets, laundromat, BBQ,
16 unpowered, 45 powered,
24 Gympie Caravan Park 1 Jane St, Gympie camp kitchen, swimming pool, 45
12 cabins
tennis court, TV lounge
Sources: 2014 Brisbane UBD; 2014 Queensland Caravan Parks Directory; RACQ Tourist Park Guide 2014-2015; various websites; Foresight Partners.
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3.2 Need and Demand for Tourist Park
Small area data concerning caravan park usage for short stay accommodation is now
dated, with the ABS ceasing publication of caravan accommodation statistics after June
2010 2. In 2009-10, the Sunshine Coast Tourism Region:
• had a capacity of 3,472 short term caravan park sites comprised of on-site vans,
powered and unpowered sites and cabins, flats, units and villas. Powered sites
accounted for 70% of this capacity;
• generated 723,000 site nights, or about 13% of Queensland’s 5.6 million short
term site nights; and
• achieved an annual occupancy rate of 57.1%, compared to Queensland’s 51.1%.
The National Visitor Survey conducted by Tourism Research Australia (TRA) provides
more recent national and regional data, albeit more limited in scope that the ABS data.
For the year ending June 2014:
• Domestic visitors in Queensland generated about 76.1 million visitor nights, of
which 6.1 million (8%) were accommodated in caravan parks and camp grounds.
This form of accommodation accounted for nearly 10% of Queensland’s domestic
visitor nights.
• The Sunshine Coast region generated 10.5 million visitor nights or about 14% of
all domestic visitor nights in Queensland (all accommodation types), and is the
State’s third largest market, following Brisbane and the Gold Coast.
TRA’s Snapshots 2012–Caravan or Camping in Australia reveals that, nationally,
domestic and international visitors using this form of accommodation:
• generated 45.3 million visitor nights in caravan parks or camping;
• domestic visitors stayed an average of five nights and international visitors stayed
an average of 15 nights; and
• spent about $7 billion, with an average spend per domestic visitor night of $120
($105 per international visitor night).
Industry data compiled by the Campervan Motorhome Club of Australia (2013 Snapshot:
The Growth and Value of the RV Market–Key Facts) reveal that:
2
Tourist Accommodation, Small Area Data Queensland, June 2010. Cat. No. 8635.355001.
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• an estimated 500,000 RVs are registered in Australia and approximately 120,000
RVs will be manufactured over the next five years;
• there were 9.2 million caravanning, camping and motor home trips in 2012 and, on
current trends, RV travellers will increase by more than 60% over the next ten
years 3;
• Grey Nomads (born during or before World War II) currently dominate the RV
traveller market (up to 70% of the tourism market in some Queensland local
government areas), but will be dominated by Baby Boomers within the next five
years;
• an estimated 70,000 to 80,000 caravanners are travelling on an extended tour
around Australia at any one time, travelling an average of 156 days;
• 34% stay only in caravan parks and 16% stay only in non-commercial
accommodation (50% use a mix), with convenient and desirable accommodation a
primary motivator for length of stay and level of spend;
• RV tourists are the biggest spending travellers in the domestic market, spending
on average $500 to $900 per week. Their spend patterns are more like residents
in that they spend directly into the community, mainly on day-to-day needs,
purchasing tourism services and products as it suits them;
• Preferred activities include visiting markets, heritage sites and museums, going
bushwalking, visiting National Parks and undertaking full or half-day tours;
• 73% of RV travellers consider it important to actively support RV friendly towns.
As noted by IBISWorld, the loss of caravan parks and campgrounds has constrained
industry growth over the past five years. The caravan park industry is moving to offer
more facilities and better accommodation. Unpowered sites are being upgraded to
powered sites, and parks are offering more cabin accommodation to improve profitability
as well as meet higher market expectations.
Using historic caravan and campground listings for the Sunshine Coast region, Foresight
Partners found that, since 2001, seven caravan parks appear to have closed (but two
have opened).
3
RV travellers are defined as tourists travelling in their own accommodation, being a motorhome,
campervan or slide-on (2WD or 4WD), or in a vehicle towing their accommodation being a caravan,
th
5 wheeler or camper trailer.
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The proposed Myall Street tourist park, although relatively small, will add to Noosa’s, and
the Sunshine Coast’s, tourism infrastructure, particularly for the growing caravan and self-
contained traveller market.
3.3 Potential Impact
The introduction of a tourist park on the Myall Street site is expected to generate a
number of positive impacts for the township and the broader Noosa-Sunshine Coast
region.
• Tourist park visitors, whether staying overnight or for a few days, will spend in the
Cooroy local community, contributing to the support of the town centre’s retail
shops and services, as well as generating fuel sales.
• Provision of a modern, easily accessible tourist park will assist in enticing greater
visitation to the Cooroy and Noosa hinterland areas, and serve as a base to
explore its attractions. The tourism information kiosk in the service station will help
inform and advise visitors of things to see and do, and encourage visitors to stay
longer.
• The tourist park itself will generate economic benefits through its operations. A
study undertaken on behalf of the Caravan, RV & Accommodation Industry of
Australia Ltd (CRVA) found that for every $1 of caravan park income, $1.38 of
local economic activity is generated by the individual park (multiplier effects). 4
The proposed tourist park will also have a broader economic benefit for the region and
Queensland.
The Queensland Government’s Queensland Drive Tourism Strategy 2013-2015 5 aims to
make Queensland the nation’s number one drive tourism destination by 2020, with
additional, well-planned accommodation, roadside infrastructure, rest areas and dump
points needed to enhance the drive tourism experience (page iii).
The Strategy acknowledges the importance of caravan parks to the drive tourism market,
and their decline:
“There has been limited investment in new accommodation facilities in Queensland
over the past decade. Investment has been hampered by a combination of factors
including regulatory barriers, a challenging investment environment and planning
constraints” (page 25).
…
4
BDO (SA) Pty Ltd, October 2012. Economic Benefit Report – Commercial Caravan Park to a
Local Community.
5
Department of Tourism, Major Events, Small Business and the Commonwealth Games,
December 2012.
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“The loss of caravan parks has not been offset by investment in new caravan
parks in all areas of the state, particularly in the popular coastal areas where the
availability of new sites to invest in is limited and town planning and regulatory
barriers are more evident” (page 28).
…
“Despite this, caravan parks are a critical part of the fabric of Queensland’s tourism
industry and will continue to be. Research on commercial caravan parks has
highlighted they contribute on average in excess of $1.26 million to their local
economy per year, not including the flow on effects of visitors spending with other
businesses” (page 26).
In our opinion, establishment of the proposed caravan and tourist park will have a positive
impact with flow-on effects of both the caravan park operation and the spending of its
visitors benefitting the Cooroy township and the businesses in the broader Noosa region.
Development of the Myall Street site will also contribute to meeting the aims of the State
Government’s Queensland Drive Tourism Strategy, 2013-2015.
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4. SELF STORAGE UNITS
The proposed Myall Street mixed use development incorporates a 52 unit self storage
facility and will occupy a 5,608m² parcel in the rear part of the site next to the car wash.
4.1 Current Supply
There are two storage facilities currently operating in Cooroy. Combined Coastal
Removals and Mini Storage has 36 units within a secured area and the adjoining Cooroy
Handy Sheds has 34 unsecured units. Both are located on Jarrah Street in the Cooroy
Industrial Estate.
The next nearest facility is located six kilometres south of the Myall Street site, in Mt
Eerwah. Table 4.1 and Figure 4.1 show details of the locations of other storage facilities in
the Cooroy and Noosa areas, extending south to Nambour.
Table 4.1: Self-Storage Facilities in Cooroy – Noosa Area
Driving
No. on
Distance From
Map
Name Address Site (km) Sizes Secured
3
Cooroy Handy Sheds 17 Jarrah St, Cooroy 2.5 35m X
1
Combined Coastal
2 15 Jarrah St, Cooroy 2.5 -
Removals & Mini Storage
3
201 West Eumundi Rd, 20m -
3 A1 Storage 6 3
Eerwah Vale 67m
176 Eumundi Noosa Rd, 3 3
4 Safeguard Self Storage 16 1m - 81m
Noosaville
Bartlett Road Self
5 9 Bartlett St, Noosaville 17 -
Storage
3
Noosa Storage Centre 22.5m -
6 44 Rene St, Noosaville 17 3
(Noosa Van Lines) 45m
3
Storage First 78 Rene St, Noosaville 17 2.5m +
7
3
5.5m -
Box and Lock 53 Pioneer Rd, Yandina 18 3
8 75m
Fort Knox Storage 56 National Park Rd, 3 3
9 25 3m - 90m
Nambour (Main Site) Nambour
Fort Knox Storage 3 3
26 Jose St, Nambour 25 3m - 90m
10 Nambour (Satellite Site)
Source: Various websites, Foresight Partners.
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Figure: 4.1: Self-storage Facilties in the Northern Sunshine Coast Region
POMONA
00 55 10
10
kilometres
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Facilities Inset B:
Inset B: Self-storage
Self-storage Facilities
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4.2 Need and Demand
4.2.1 Self Storage Industry Characteristics
The market for secure self storage facilities has traditionally been associated with people
who are moving house or city (or overseas) particularly where their new circumstances
allow insufficient space for their possessions. The self-storage industry provides an
alternative to disposing of possessions or living in cramped environments.
Use of self-storage facilities is strongly correlated with household income and wealth, with
the industry’s largest market consisting of the top 40% of households in terms of income.
However, middle-income households (between the bottom 20% and top 40%) are also a
growing base for the industry 6. Upper income households have also driven demand for
specialised secure services such as temperature controlled storage for wine and art,
guns, boats, jet skis, cars and other large and/or valuable items.
Businesses also form part of the market for self-storage facilities for the temporary and
long term storage of inventory, tools, materials, business records and other items.
Consumer research undertaken on behalf of the Self Storage Association of Australasia
provides a more robust indication of demand drivers for both private and business users
of self storage facilities. 7 Based on capital city interview surveys of an on-line sample of
3,500 general population respondents, and a sample 1,692 current users (using self-
completion questionnaires), the research highlighted the key reasons for using self
storage facilities by private (household) and business users, and other industry
characteristics. Figures 4.2 and 4.3 summarise the top nine reasons for their use.
As is clear from the Figures below, the key reasons or drivers for self storage are a lack of
space at home or place of business, temporary storage between locations or while living
away from main residence, need for a secure environment, and economical and cost
efficient storage solution.
6
IBISWorld Industry Report, May 2014. Self-Storage Services in Australia
7
Self Storage Association of Australasia, 2013. Australasian Self Storage Demand Study 2013: A
Study of Storage Demand and Consumer Preferences.
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Figure 4.2: Key Reasons for Using Self Storage – Private Users
Other
Items no longer needed or wanted
Need for climate controlled environment, e.g. to store wine
To store inherited items
To store items on behalf of someone, e.g. relative or friend
Temporary storage while renovating residence
Need secure environment
Storage solution while living away from main residence
Need for temporary storage while between locations
Lack of space at my residence
0% 10% 20% 30% 40% 50% 60%
Source: Australasian Self Storage Demand Study 2013, page 58.
Figure 4.3: Key Reasons for Using Self Storage – Business Users
To store seasonal stock
Items no longer needed or wanted
Need for temporary storage while in between locations
More flexible than fixed lease arrangements
To store items close to clients' business
Holding area for distribution of goods
Economical and cost efficient storage solution
A lack of space at home
Need secure environment
A lack of space at my business
0% 10% 20% 30% 40% 50% 60% 70%
Source: Australasian Self Storage Demand Study 2013, page 59.
Other characteristics of existing private and business customers noted in the 2013 Self
Storage Demand Study include:
• The majority of private users (55% of respondents) live in separate houses and are
home owners or buyers (53%).
• The main industry sectors of business users are Professional Services (22%) and
Retail (20%), with Manufacturing, Health Care, Construction and Building, Media
and Entertainment, and Not for Profit firms each accounting for about 7% of all
business users.
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• 52% of existing business users had a length of current occupancy of two years or
longer compared to 30% of private users.
• 21% of existing private users had a length of current occupancy of three months or
less compared to 10% of business users.
• About 35% of private storage users visit their storage unit about once a month and
51% visit less often. Only about 14% visit about once a week or more frequently.
• Business users visit their units more often, with 36% visiting about once a week or
more frequently. Only about 23% of business users visit their unit about once a
month and 40% visit less frequently than once a month.
• 86% of private users and 90% of business users travel no more than 30 minutes to
reach their self storage unit, with 38% of business users and 36% of private uses
travelling ten minutes or less.
4.2.2 Need and Demand for Additional Self Storage Units in Cooroy
Cooroy area average household incomes ($65,829) are below that of the Sunshine Coast
($71,406), with a lower proportion earning in the top annual income bracket of over
$130,000 (9.5%) compared to the whole of the Sunshine Coast (12.0%). However,
Cooroy has a much higher proportion of households residing in detached dwellings
(92.2% compared to 76.6% for the Sunshine Coast) and higher levels of home ownership.
(Refer Table 3.2 in July 2014 EIA report).
Although higher incomes are a desirable market characteristic for supporting self storage
units (and virtually any other business endeavor), there are probably other factors likely to
drive demand for additional self storage units in Cooroy. Local businesses, such as
professional service providers, retailers and tradespeople would also generate demand.
Telephone enquiries with Cooroy’s two self storage providers in November 2014 indicated
that all 70 units are rented, with one indicating a waiting list for units. This clearly
suggests there is a latent demand for additional self storage units, although it is not
possible to readily quantify the likely number of additional units needed to meet current
and likely future demand, or the likely private household – business mix of this demand.
The incorporation of 52 secure self storage units as part of the Myall Street mixed use
development should cater to current latent and likely future demand in an easily
accessible location for Cooroy area residents and businesses. Its position just off the
Bruce Highway should also enable it to serve a larger area than the defined Cooroy
catchment.
4.3 Potential Impacts
Cooroy’s current self storage facilities appear to be at capacity and the proposed 52 units
will assist in alleviating an undersupply of self storage units. Although it is difficult to
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gauge the depth (or duration) of this apparent undersupply, the modular nature of the
intended design of the units will allow them to be built in stages, if warranted, to better
align with future market demand.
Inclusion of secure self storage units as part of the mixed use development will have no
discernable impacts upon the Cooroy town centre or other commercial areas of the
township or wider Noosa region. Any impacts upon existing businesses will be of a
competitive or commercial nature only. Their addition as part of the Myall Street
development will benefit the broader community.
Impact on Industrial land
Cooroy’s existing self storage facilities are located in the Cooroy Industrial Estate, and
others in Noosaville are also located in an industrial area. Some are associated with other
businesses, such as removal companies, which necessitate an industrial location, or a
location removed from (higher value) commercial areas.
Although used by households and businesses, self-storage facilities are a low impact
industrial activity, and they are drawn to industrial land because of generally higher land
requirements and lower costs. However, for an industrial activity, they employ very few
people. IBISWorld data on establishments and employment for the self storage industry
indicate that, nationally, such establishments employ an average of just two people.
Inspection of Industrial zoned land in Cooroy’s two main industrial areas (Cooroy
Industrial Estate and the Lowermill Road area) revealed that:
• There are approximately 11.29 hectares of Industrial zoned land in the Cooroy
Industrial Estate, spread across 25 lots. Three of these lots, totaling 4.86ha, are
vacant and owned by Council.
• Another three hectares of Industrial zoned land is located in the Lowermill Road
area, spread across 12 lots. One of these lots has been subdivided and is partially
vacant (approximately 0.24ha) and is privately owned. It is the only vacant
industrial land in the Lowermill Road area.
Of Cooroy’s 14.29ha of Industrial zoned land, only 5.1ha are currently vacant. However,
4.86ha of this vacant land is Council owned. This leaves approximately 0.24ha of
privately owned vacant Industrial zoned land in Cooroy (approximately 1.67% of Cooroy’s
total Industrial zoned land).
As self storage facilities are low density and low employment, building such a facility on
Cooroy’s very limited vacant Industrial zoned land would be an inefficient use of land
generally intended for more productive employment generating industrial activities.
Economic Development Queensland’s (EDQ) 6.56ha Nandroya Industrial Estate located
on Holts Road, south of Cooroy still has three of its six lots available for sale (or lease).
These are large lots (1.05, 1.51 and 2.02ha) and potential buyers/lessees must meet
EDQ’s eligibility criteria. This industrial area is an unlikely alternative location for the
proposed Myall Street self storage units.
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Consequently, it is our opinion that accommodating the self storage units as part of the
Myall Street mixed use development has significant beneficial community and planning
impacts as it preserves limited vacant zoned industrial land for more productive activities
(in terms of employment generation).
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5. OTHER INFORMATION REQUEST ITEMS
Most of Council’s information requests have been addressed in the above sections. The
sections below respond to the remainder.
5.1 Co-locational Requirements/Benefits
Issue - Need
The application material does not clearly explain the co-locational requirements/benefits of
the proposed uses, or the need for the development as a whole.
Information Required:
• Describe how each component of the proposed development is expected to
integrate with and complement the other components of the development.
• To the extent that some or all of the components might be integrated or related
demonstrate whether there is any additional need for the development as a whole
(or a number of components together), over and above the need for separate
components of the development.
5.1.1 Response
As a highway-based mixed use development the proposed service station, fast food, car
wash and tourist caravan park are expected to have significant overlap in their customer
base. Patrons of the caravan park will be very likely to purchase fuel and retail products
from the service station, and have the convenience of a co-located car wash to clean their
cars and caravans. Residents would also find the co-location of the car wash and service
station and fast food outlet convenient, although not all facilities would be used in a single
trip (for most trips).
The highway focus dictates the location of all but the self storage units, although that use
would also benefit from the ease of access afforded by its location at the Myall Street
interchange with the Bruce Highway.
5.2 Zoning
Issue – Alternative Sites
The application material does not adequately demonstrate why the component uses
should not be located on suitably zoned land.
Information Required:
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• Provide detailed analysis of constraints on, and availability of, suitably zoned land
within the area for the component uses. Demonstrate why the uses should be
developed out of zone (including within a Water Supply Catchment Overlay Area).
5.2.1 Response
The highway-based nature of the proposed development dictates its location, so there are
no other zoned sites upon which the mixed use development could locate in Cooroy. The
mixed use development will be accessible to both north-bound and south-bound Bruce
Highway traffic, which also makes it somewhat unique in the Sunshine Coast area 8.
The retail shop component of the service station is part and parcel of a modern service
station operation and this use cannot be separated and accommodated on a site
elsewhere in Cooroy. Similarly, fast-food operators are now common features of service
station developments located along major highways and arterial roads. There are no
zoned sites in Cooroy capable of accommodating the highway-based businesses
proposed.
As noted in earlier, there is vacant zoned industrial land in Cooroy, held mainly by
Council. Vacant land in private ownership (0.24ha) is too small to accommodate the
proposed self storage units (5,608m² site). It would also represent an inefficient use of
scarce industrial land, given the very low employment generation characteristics of self
storage facilities.
5.3 Flow-on Trade potential
Issue – Flow on Visitation
The development would draw passing trade/travellers from the highway but, due to its out-
of-zone location, there is concern with the limited potential for flow-on trade elsewhere in
the locality.
Information Required:
• Provide comment on the development’s ability to encourage visitors/travellers to
enter Cooroy and its surrounds for other commercial or tourist activity and whether
facilities could be provided within the development for this purpose.
5.3.1 Response:
As noted earlier, tourist park visitors, whether staying overnight or for a few days, will
spend money in the Cooroy local community, contributing to the support of the town
8
The Matilda Fuels/Truck Stop at Kybong is the next nearest service station with north-south
access from the Bruce Highway. However, once the Gympie Bypass is completed (timing is
uncertain), this facility will no longer serve Bruce Highway traffic.
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centre’s retail shops and services, as well as generating fuel sales. This represents an
underserved market in Cooroy.
Also noted earlier, RV tourists are the biggest spending travellers in the domestic market,
spending on average $500 to $900 per week, with spend patterns more like residents in
that they spend directly into the community, mainly on day-to-day needs, purchasing
tourism services and products as it suits them. They prefer activities such as visiting
markets, heritage sites and museums, going bushwalking, visiting National Parks and
undertaking full or half-day tours, and RV travellers consider it important to actively
support RV friendly towns.
The inclusion of a dedicated tourist and visitor information kiosk as part of the adjoining
service station should enhance the prospects of extending the stay of visitors, and their
contribution to local businesses.
5.4 Economic Benefits to Local Community
Issue – Economic Benefits
The economic benefits of the proposal to the local community are not extensively detailed.
Information Required:
• Provide further detail of the estimated overall investment to develop the project
and the numbers and types of construction and on-going job generation.
Table 5.1 below provides an estimate of regional economic and employment benefits
arising from the construction of the Myall Street Mixed Use Development. The
development is expected to positively contribute to employment and Gross Regional
Product (GRP), both directly and indirectly, through multiplier effects.
These multiplier effects have been calculated through use of Input-Output Employment
and Value-Added multiplier tables for the Brisbane-Moreton region. 9
As shown in Table 5.1, the estimated $5.50 million (2014 dollar values) construction cost
of the development is forecast to have the following flow-on effects over the construction
phase of the development:
• support 49 jobs (expressed as job years), comprised of 33 jobs directly, and a
further 16 jobs indirectly ); and
• contribute $3.85 million to GRP ($2.20 million directly and a further $1.65 million
indirectly).
9
Source: Queensland Government Statistician’s Office, ‘Queensland Regional Input-Output Tables
1996-1997’, Table 12, Table 22.
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The above estimates assume that all components of the mixed use development area
constructed simultaneously. It is likely that some components (e.g. the car wash and self
storage units), may be built in stages over time.
Table 5.1: GRP and Employment Support (Brisbane-Moreton Region), Myall Street Construction
Estimated Construction Cost $5.50 million
Employment Gross Regional Product
Impacts
No. Job s (Job Years) Value Added (2014 $m values )
Initial Effect (Direct) 33 $2.20
Industrial Support Effect (Indirect) 16 $1.65
Total 49 $3.85
Source: Queensland Government Statistician’s Office, ‘Queensland Regional Input-Output Tables 1996-1997’,
Table 12, Table 22.
The development will also generate new ongoing employment in Cooroy. Final ongoing
employment numbers will depend upon the operator and operating hours, but the service
station, fast food restaurant and car wash would collectively employ about 20 people. The
caravan park and self-storage units would employ another three or four people, with the
park likely to be managed by a live-in couple.
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