MCU14/0056 Economic impact report Att B - Information response

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