MCU14/0056 Economic impact report Att B - Information response

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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Myall Street – Information Request Response
12022-1 Rev 0
22 December 2014