Traffic Engineering Correspondence

                                                                                                      MCU16/0066



                  Information Required
                  1         Additional assessment providing:
                                A more detailed review of distances between service stations along the Bruce
                                 Highway, besides in the immediate vicinity of the site.
                                Accessibility requirements of such facilities.
                                Expression of interest for tenants at the site.
                                Any other material demonstrating the development is needed to service highway
                                 travellers.


                  Issue – Economic Impacts
                  Table 7.1 of the submitted EIA outlines the impact on other service stations within the trade
                  area. The impact is indicated at 11% across a range of different stations, including for
                  facilities at Cooroy, Pomona and facilities further afield. It is unclear why the impact on
                  facilities at Pomona in percentage terms would be the same as Cooroy, particularly given
                  the existing service stations in Cooroy are projected to achieve a sales level inline with the
                  existing market.
                  The EIA indicates 30% of petrol sales for the proposed development, or 1.5 million litres,
                  will come from the trade area (4.5 million litres in Table 5.3). This represents one third of the
                  resident market as calculated by Urban Economics, meaning impacts on existing service
                  stations in the trade area could be in the very high range (30%) if this was all to be
                  redirected from these stores.
                  Information Required
                  2         Further analysis addressing the above issues and demonstrating the development
                            will have acceptable levels of impact on the two service stations in Cooroy. The
                            distribution of impacts could be outlined based on sales generated from the trade
                            area, as compared with traffic along the Bruce Highway.


                  Issue – Industrial Land Impacts
                  The analysis of impact on industrial land is undertaken at a high level. It indicates there is a
                  high level of vacancy but does not indicate the average take up rate (i.e. demand).
                  Information Required
                  3         Further information in relation to the take up rate and the number of years supply of
                            vacant industry land in the Cooroy area to support the EIA conclusion there will be
                            no impact on industrial land.


                  Issue – Alternative Sites
                  No analysis has been undertaken of potential alternate sites which could incorporate a
                  service station within the area if it was needed.
                  The Department of Transport and Main Roads has previously indicated it may seek to
                  create a new Highway Service Centre site in the area, which may negate the need for the
                  development.




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Document Set ID: 20104164
Version: 1, Version Date: 26/07/2016                                                                  Print Date: 26 July 2016, 3:15 PM