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Economic Needs Analysis Report · MCU15/0122
Attached to the e-mail MCU15/0122 Development Application - Report, Economic Needs & Traffic reports Email 2 of 5.
Economic Needs Analysis
Medical Centre
Noosaville
Urban Economics
Level 10, 87 Wickham Tce
Spring Hill QLD 4000
(ph) 3839 1400
[email protected]
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Page 2
Prepared on behalf of:
Medicentre Properties
Prepared by:
Kerrianne Meulman
Managing Director
Joshua Binkley
Consultant
December 2015
15047
www.urbaneconomics.com.au
Warranty
This report has been based upon the most up to date readily available information at this point in time, as
documented in this report. Urban Economics has applied due professional care and diligence in accordance with
generally accepted standards of professional practice in undertaking the analysis contained in this report from
these information sources. Urban Economics shall not be liable for damages arising from any errors or omissions
which may be contained within these information sources.
As this report involves future market projections which can be affected by a number of unforeseen variables, they
represent our best possible estimates at this point in time and no warranty is given that this particular set of
projections will in fact eventuate.
Page 3
TABLE OF CONTENTS
1.0 INTRODUCTION............................................................................................................ 1
1.1 BACKGROUND ........................................................................................................ 1
1.2 STUDY OBJECTIVES AND METHODOLOGY ....................................................................... 1
1.3 ABBREVIATIONS ...................................................................................................... 2
2.0 THE PROPOSED DEVELOPMENT ........................................................................................ 3
2.1 THE SUBJECT SITE .................................................................................................... 3
2.2 THE PROPOSED DEVELOPMENT ................................................................................... 4
2.3 PLANNING CONTROLS ............................................................................................... 7
3.0 THE COMPETITIVE NETWORK .......................................................................................... 9
3.1 EXISTING CENTRES NETWORK ..................................................................................... 9
3.2 MEDICAL CENTRES AND SERVICES .............................................................................. 12
3.3 PROPOSED AND APPROVED FACILITIES ........................................................................ 15
4.0 TRADE AREA ANALYSIS ................................................................................................ 16
4.1 TRADE AREA DEFINITION ......................................................................................... 16
4.2 POPULATION AND HOUSEHOLD GROWTH ..................................................................... 17
4.3 DEMOGRAPHIC & SOCIO-ECONOMIC CHARACTERISTICS ................................................... 18
4.4 IMPLICATIONS FOR THE PROPOSED DEVELOPMENT ......................................................... 20
5.0 MEDICAL SERVICES DEMAND ANALYSIS ........................................................................... 21
5.1 MEDICAL TRENDS ................................................................................................. 21
5.2 THE AUSTRALIAN MEDICAL WORKFORCE ..................................................................... 22
5.3 DEMAND FOR THE PROPOSED DEVELOPMENT................................................................ 24
6.0 ASSESSMENT OF NEED ................................................................................................. 26
7.0 IMPACT ASSESSMENT .................................................................................................. 28
8.0 CONCLUDING COMMENTS ............................................................................................ 32
REFERENCES ................................................................................................................... 33
APPENDIX 1 – SPECIALIST HEALTH WORKFORCE .......................................................................... 34
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1.0 INTRODUCTION
1.1 BACKGROUND
Urban Economics was commissioned by Medicentre Properties to prepare this Economic
Needs Analysis for a proposed medical centre at Noosaville. Although opposite the Noosa
Hospital, the proposed medical centre is within the Detached Housing Zone under the Noosa
Shire Plan 2006 and is impact assessable.
This Economic Needs Analysis examines the need for and potential impact of the proposed
medical centre development, and will accompany an Impact Assessable Material Change of
Use Application to be assessed by Noosa Shire Council.
Urban Economics is an experienced economic and market research consultancy based in
South East Queensland, having considerable experience in providing advice to the property
sector, including retailing, commercial, industrial, health, tourism and residential projects.
1.2 STUDY OBJECTIVES AND METHODOLOGY
The overall objective of this Analysis is to examine need for the proposed Medical Centre on
the subject site. It is noted that the proposed development concept seeks to include a range
of health services, and related tenancies as well as supporting uses including a café. Need for
the proposed development examine demand for additional health care services, the location
and mix of existing health care services and the capacity for existing activity centres to
accommodate additional demand, relative to the subject site. In examining need for the
proposed Medical Centre, Urban Economics has:
Inspected the site, noting surrounding land uses and facilities
Reviewed the plans for the proposed development
Identified and located the mix of existing health care facilities within the Noosa Shire,
identifying potential gaps in the mix of health care services available
Defined a potential Catchment Area for the proposed Medical Centre
Estimated the population living within the Catchment Area and the projected growth
of the population
Examined the demographic and socio-economic characteristics of the population of
the Catchment Area, including key changes over time
Identified and critiqued other key activities eg. schools, hospitals, recreational
facilities and employment precincts that may also represent potential target markets
for presentations at the Medical Centre
Examined trends in the utilisation of health care services and practices
Assessed the demand for health care services
Critiqued the capacity for existing centres such as the Noosaville Medical and
Professional Centre and the Noosaville Business Centre to accommodate the
proposed development
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Examined need for the proposed health care services
Assessed the potential impact of the proposed development on the surrounding
network of activity centres
Critiqued the potential economic and social benefits of the proposed Medical Centre
development for the surrounding community.
1.3 ABBREVIATIONS
ABS Australian Bureau of Statistics
AIHW Australian Institute of Health and Welfare
GFA Gross Floor Area
GP General Practitioner
LGA Local Government Area
PHN Public Health Network
PPH Persons Per Household
PTA Primary Trade Area
QGSO Queensland Government Statistician’s Office
QLD Queensland
SA1 Statistical Area Level 1
SA2 Statistical Area Level 2
SEQRP South East Queensland Regional Plan
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2.0 THE PROPOSED DEVELOPMENT
2.1 THE SUBJECT SITE
The site of the proposed medical centre is immediately opposite the Noosa Hospital in
Noosaville. FIGURE 2.1 below illustrates the site with respect to the Hospital and local road
network.
FIGURE 2.1: The Subject Site
Source: Near Map (Showing Wednesday 22nd April 2015)
Described as Lots 13-15 on RP151414 and Lots 6-9 on RP138011 the site occupies some
4,325m2 within the Detached Housing Zone of the Noosa Shire Plan 2006. The site fronts 52-
58 Goodchap St Noosaville, and is directly opposite the Noosa Hospital, which is operated by
Ramsay Healthcare.
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2.2 THE PROPOSED DEVELOPMENT
Medicentre Properties is proposing to develop a medical centre, primarily catering to the
expansion needs of Noosa Radiology, but which would also create a medical hub in proximity
to the Noosa Hospital for other doctors and specialists. The development would also seek to
achieve accreditation for day surgery which would demonstrate best practice standards and
allow for a broader range of clinical operations and procedures.
The proposed development has been envisaged with a gross floor area (GFA) of 2,470m2 over
two levels including 124 Level 1 and basement carparks. Other features include emergency
vehicle and service loading bays as well as the potential to include an ancillary café tenancy.
Noosa Radiology currently occupies approximately 700m2 within the Noosaville Medical and
Professional Centre which includes 4 clinical radiologists and 30 support staff. The expansion
and operational needs of Noosa Radiology are for at least 1,000m2 of space.
The Noosaville Medical and Professional Centre includes a mix of medical, wellbeing, offices
and educational uses which is dominated by Central Queensland University (CQU). Other
noted tenants include Noosa Ophthalmology, OzCare, Ray White Commercial Noosa, Noosa
Clinic, BreastScreen Queensland and a café.
Noosa Radiology has an established relationship with the Noosa Hospital and the
practitioners operating from the Hospital, identifying a number of practitioners with a
potential interest in securing purpose-built medical and specialist suites proximate to the
Hospital.
Lightbox Radiology Education is a parallel business of Noosa Radiology which provides
professional education to a range of training and qualified health professionals including
radiologists, doctors, nurses, radiographers, physiotherapists, and students. The proposed
development would allow for further integration of this operation within Noosaville and
particularly the Noosa Hospital.
FIGURES 2.1 and 2.2 below illustrate the Level 1 and 2 plans for the proposed development.
Potentially, a café would primarily service the needs of patients and workers within the health
centre, offering opportunities for patients to enjoy refreshments whilst awaiting results,
appointments etc.
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FIGURE 2.2: The Proposed Development – Level 1
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FIGURE 2.2: The Proposed Development — Level 1
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FIGURE 2.2: The Proposed Development – Level 2
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FIGURE 2.2: The Proposed Development — Level 2
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2.3 PLANNING CONTROLS
The Queensland Plan provides a broad vision for the State with a focus on nine key pillars
including: Education, Community, Regions, Economy, Health and Wellbeing, Environment,
People, Infrastructure and Governance. The upcoming revision of the South East Queensland
Regional Plan (SEQRP) will be guided by the overarching vison of The Queensland Plan.
At a broad level, the Queensland State Government regulates the planning policies for all
areas of the State. In South East Queensland, the higher-order centres planning intentions of
the State Government are expressed in the SEQRP 2009-2031 (released in July 2009) which
denotes a hierarchy of activity centres servicing the South East Queensland Region. The
function of this hierarchy is to facilitate economic growth through the co-location of activities,
providing a focal point for community interaction and an efficient concentration of goods and
services.
Noosa is designated as a Major Regional Activity Centre with key employment areas identified
at Cooroy and within the Noosa Business Centre Technology and Industrial Hub.
“The expansion of science and technology opportunities at the Noosa Business Centre
Technology and Industrial Hub will also facilitate employment growth and diversity.”
The Noosa Shire Plan 2006 defines the main proposed use as ‘Commercial Business’ and
specifically ‘Type 2 Medical’ which is for ‘the use of premises for the practice of human
medicine and therapies.’ The Plan defines the following intentions for commercial business
uses in Noosa:
“b) COMMERCIAL & RETAIL USES
A hierarchy of centres with a range of Commercial and Retail business uses provide suitable levels of amenity,
service and access to the community, consistent with the community’s location and needs and is based on—
i) a proportion of Noosa’s higher order needs fulfilled by centres in other areas, particularly the key
regional centre of Maroochydore;
ii) the Shire Business Centre, a Major Activity Centre for the purposes of the SEQ Regional Plan and
the highest order centre within the former Noosa Shire, developed in stages consistent with the
needs of the population of the former Noosa Shire and areas to the immediate south;
iii) protecting the long term viability of the Shire Business Centre as the principal business, retail and
administrative centre;
iv) recognising that it may be necessary to increase floor space in existing centres to meet changing
needs, provided any increased floor space does not impact on the successful operation and
development of the Shire Business Centre;
v) business centres at Cooroy, Noosa Junction, Noosaville and Tewantin;
vi) neighbourhood or visitor centres at Peregian Beach, Sunrise Beach, Sunshine Beach, Noosa Heads,
Noosaville, Tewantin, Cooroibah and Teewah;
vii) the town of Pomona and the village centres of Kin Kin, Boreen Point and Cooran;
viii) Uses that comprise a large component of Commercial and Retail business uses or other non-
industrial uses are not located on land that is otherwise intended for Industrial business uses
ix) Home-based business uses that contribute to the economy of Noosa, but do not reduce surrounding
residential amenity or environmental values; and
x) energy efficiency and water conservation principles.”
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The subject site is not within an existing centre and is proposed on residential land. This
Economic Impact Assessment is therefore required to address the conflict with the planning
intentions of this site through an examination of the planning need and economic impacts of
the proposed medical centre development.
The following FIGURE 2.3 illustrates the subject site relative to the Noosa Hospital derived
from Council’s online interactive planning maps, and the true gateway location of the site to
the Noosa Hospital.
FIGURE 2.3: Planning Context
Source: Noosa Council Interactive Maps
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3.0 THE COMPETITIVE NETWORK
3.1 EXISTING CENTRES NETWORK
In examining the role of the proposed medical centre on the subject site, this section
examines the mix of activity centres within the surrounding area, and explores the location
and diversity of medical and health care facilities within these centres. A representative from
Urban Economics undertook site inspections of the existing centres network in July 2015,
noting each centre’s location, role, function, quality, size and vacancy rates. FIGURE 3.1
illustrates the network of centres in which the proposed development will operate.
FIGURE 3.1: Existing Centres Network
Source: Noosa Council
The Shire Business Centre is the highest order centre within Noosa and is largely defined by
the Noosa Civic shopping centre, which includes a Woolworth’s supermarket and Big W store,
as well as over 100 specialty stores and offices across more than 30,600m2 of GLA.
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FIGURE 3.2: Shire Business Centre Precinct Schedule
Medical uses within the centre are limited to the Noosa Civic Family Practice which co-locates
with a pharmacy, as well as Noosa Physio and Devine Dental within the ‘B3’ employment area.
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Noosa Heads is the centre oriented around Lanyana Way and Sunshine Beach Rd. The centre
includes the Noosa Fair shopping centre (8,840m2) and Noosa Junction shopping centre
(5,100m2).
Noted medical centres and specialists include Medifirst (Noosa Junction), Noosa Fair Medical
Centre, Noosa Junction Medical Centre, X-ray and Imaging, QML Pathology and Lanyana
Medical Specialists Centre. Unlike more traditional specialist centres which offer suites for
specialists to locate their practice, this small (approx. 80m2) facility appears to function more
as a community service for one visiting practitioner.
The Noosaville Business Centre is defined by the Noosa Village shopping centre (4,834m2),
the Noosa Homemaker Centre and the Mary Street strip which includes a number of houses
and lots converted for commercial office and health uses.
Medical centres and health facilities include the Noosaville Seven Day Medical Centre and
Weyba Medical Centre providing localised care facilities.
Tewantin’s Business Centre is focused around the Poinciana Avenue and Doonella Street
thoroughfares. The centre includes a diverse mix of uses including the Woolworth’s anchored
Poinciana Place shopping centre and various older commercial office developments such as
the Atrium commercial suites, The Cooloola Centre and Tewantin Plaza. Noted medical uses
are limited to general practice and allied health such as physiotherapy and chiropractic.
Cooroy is the most significant centre within the Noosa Hinterland and is dissected by the
North Coast-Brisbane rail line. The centre includes various tourism oriented businesses and
uses such as the Butter Factory Arts Centre as well as important district level uses including
an IGA supermarket and the Eden Rehabilitation Centre.
The Eden Rehabilitation Centre includes 48 in-patient rehabilitation and sub-acute medical
beds, supported by three noted rehabilitation medicine specialists. Other medical uses and
centres concentrate around the Eden centre near the intersecting Maple and Myall streets.
The Noosa Council area also includes a range of smaller neighbourhood centres including:
Weyba Road – includes an ALDI supermarket and Noosa General Practice.
Quamby Place – tourist and restaurant precinct
Sunshine Beach – Sunrise Shops; Foodworks, bottle shop, bakery butcher, medical
centre
Peregian Beach – IGA, two medical centres
Tewantin – Tewantin Outlook shopping centre
Noosaville – Bushlands shopping centre
Pomona – Village Centre, IGA Pomona, Station Rd strip
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3.2 MEDICAL CENTRES AND SERVICES
In order to analyse the demand for medical services, it is considered appropriate to
investigate the existing mix and supply of medical practices which are established within the
Catchment Area and its surroundings. The Catchment Area is defined in the following Chapter.
TABLE 3.1 lists existing medical centres within the Catchment Area.
TABLE 3.1: Existing Medical Centres
Centre Medical Centre Location Number of
Clinicians
Cooroy Cooroy Family Practice 7 Myall Street, Cooroy 2
Cooroy Maple Street Surgery 46 Maple Street (1st Floor of Eden 9
Rehabilitation Centre), Cooroy
Cooroy Medicworx 8 Emerald St, Cooroy 9
Cooroy Hinterland Family 44 Maple St, Cooroy 1
Healthcare
Noosa Heads Noosa Junction Medical Lanyana Way, Noosa Junction 4
Center
Noosa Heads Medifirst Noosa 7 Day 81 Noosa Drive, Noosa Heads 2
Medical Centre
Noosa Heads Noosa Medical Centre 26 Sunshine Beach Road, Noosa Heads 1
Noosa Heads Noosa Fair Medical Centre 3 Lanyana Way, Noosa Heads 5
Noosaville Noosaville Seven Day Homemaker Centre, Cnr Thomas & Mary 7
Medical Centre Streets, Noosaville
Noosaville Weyba Medical Centre 18 Mary St, Noosaville 6
Noosaville Noosa General Practice 197 Weyba Road Noosaville 4
Noosaville Noosa Clinic 102/90 Goodchap Street, Noosaville 5
Peregian Peregian Family Medical 224 David Low Way Peregian Beach 4
Centre
Peregian Peregian Beach Medical 247 David Low Way Peregian Beach 4
Centre
Pomona Cooroora Family Health 5/3 Station Street, Pomona 3
Pomona Medicworx 5 Factory St, Pomona 5
Shire Business Noosa Civic Family Practice 28 Eenie Creek Road, Noosaville 5
Sunrise Beach Sunrise Beach Medical 1/2 Grasstree Court, Sunrise Beach 2
Centre
Tewantin Doctors of Tewantin 22 Doonella St , Tewantin 4
Tewantin Tewantin Medical Centre 2/84 Poinciana Avenue Tewantin 2
Tewantin Noosa Outlook Medical 63 St Andrews Drive, Tewantin 1
Centre
Tewantin Cooloola Medical Centre 3/97 Poinciana Ave, Tewantin 1
The Noosa Hospital is a 92 bed facility situated opposite the subject site on Goodchap Street.
Noosa Hospital is a private hospital operated by Ramsay Healthcare that also provides some
specific public services under contract with the Queensland Government.
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Services offered at Noosa Hospital include accident and emergency, anaesthetics; ear, nose
& throat, endoscopy, gastroenterology, general medicine, general surgery, geriatric medicine,
gynaecology, haematology/oncology, high dependency care, intensive care, ophthalmology,
orthopaedics, palliative care, pathology (QML); plastic and reconstructive surgery, radiology
(QDI), rehabilitation, renal medicine, respiratory medicine & urology; many of which are
provided by private consulting specialists.
Radiology services relevant to the subject site and catchment have been defined in TABLE 3.2
below, given that Noosa Radiology will be a major tenant of the proposed development,
occupying some 1,000m2 GFA.
TABLE 3.2: Radiology Services
Centre Location
Noosa Radiology 90 Goodchap St, Noosaville
X-Ray & Imaging 2 Lanyana Way, Noosa Junction
X-Ray & Imaging 46 Maple St, Cooroy
QLD Diagnostic Imaging (QDI) 111 Goodchap Street, Noosaville
Specialist services within the Catchment Area are primarily provided through the Noosa
Hospital. TABLE 3.3 lists the quantum of specialties provided at the Noosa Hospital, the
majority of which are Visiting Medical Officers (VMO); as well as the known private practices
and their locations operated by listed VMOs. Importantly, more than half of the specialists
that utilise the Noosa Hospital have private practices or operate on rotations through other
hospitals outside of Noosa at Nambour, Gympie, Kawana and Brisbane.
TABLE 3.3: Specialist Services
No. at
Private Practice
Specialty Noosa Specialist Private Practice Name
Location
Hospital
Anaesthetics 8
Clinical Haematology & Medical 2
Oncology
Critical Care Services 1
Ear Nose & Throat 1 Dr D Maroochydore ENT Specialists
McIntosh
Emergency Medicine 1
Endoscopy 4 Dr J Noosaville Noosa Surgical and Endoscopy
Lancaster Centre
General Medicine 3
General & Laparoscopic Surgery 5
Geriatrics 1
Obstetrics & Gynaecology 6 Dr B Benga Kawana IVF Sunshine Coast
Dr K Buderim
Larwood
Dr JL Lander Brisbane Urodynamics
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Dr James Buderim
Orford
Neurology 1 Dr J Brisbane
Cameron
Neurosurgery 1 Dr M Wood Brisbane Brisbane Clinical Neuroscience
Centre
Ophthalmology 2 Dr A Foster Golden Beach Golden Eye Clinic
Dr D Lawson Noosaville Noosa Opthamology
Orthopaedics 4 D B Tamba Buderim TambaMed
Lebbie
Dr J Tunggal Kawana SCCO
Dr P Nambour
Winstanley
Plastic & Reconstructive Surgery 1 Dr D Chin Brisbane Advanced Plastic Surgery
Rehabilitation & Pain Medicine 1 Dr P Noosa Heads Pain Rehab
Georgius
Renal Medicine 1 Dr K Nambour, Sunshine Coast Renal Clinic
Mahadevan Kawana
Urology 2 Dr P Dunne Brisbane
Vascular Surgery 1 Dr T Cohen Brisbane QLD Vascular
The Eden Rehabilitation Centre at Cooroy is also noted to include three Rehabilitation
Medicine specialists all of which consult at other facilities between northern Brisbane and
Noosa.
Eden Rehabilitation Centre, Cooroy Noosaville 7 Day Medical Centre, Noosaville
A small number of medical centres and specialist facilities have established along Mary Strret
in small, detached premises with the larger 7 Day Medical Centre in the bulky goods centre.
It is also noted that the precinct includes the Shire’s ‘Wellbeing’ uses and has operated a
number of wellbeing type operators such as beauty/day spa and massage therapy operations.
The major key node in terms of the concentration of medical facilities is the professional
centre on Goodchap St, in which Noosa Radiology currently operates. However, there are no
purpose built health and specialist centres of the nature proposed within the Noosa Shire.
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The emergence of specialist suites co-locating or proximate to hospitals has allowed these
facilities to provide a greater level of health and medical services. Notable examples on the
Sunshine Coast include:
Nucleus Medical Suites at UnitingCare’s Sunshine Coast Private Hospital in Buderim
which supports radiology, pathology and numerous specialist practices.
Oceanside Health Hub at Birtinya has provision for approximately 32,000m2 of
specialist clinics and associated health facilities, related commercial space and a range
of retail and restaurant premises; designed to provide specialist support for the
adjacent public and private hospitals.
Hinterland Specialist Centre co-locates within the Nambour Selangor Private Hospital
campus and includes private specialists’ consulting suites and radiology services.
Gympie Specialist and Diagnostic Centre forms a medical hub with the adjoining
Gympie Private Hospital and a new medical centre and pharmacy development.
3.3 PROPOSED AND APPROVED FACILITIES
A review of development applications submitted to Noosa Council for additional ‘Commercial
Business’ space reveals a limited number of mooted or potential developments suitable for
comparative medical uses.
QIC’s Noosa Civic Expansion - MCU14/0106: Current application which would add an
additional 2 supermarkets and discount department store in an area south-east of the existing
development.
168 Noosa Pde, Noosaville - MCU15/0038: Change of use application for commercial office
(real estate agency) within the Attached Housing Zone. Property previously included a
medical centre and suites.
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4.0 TRADE AREA ANALYSIS
This Chapter examines the population and household growth projections and summarises the
key demographic and socio-economic features that are likely to characterise the defined
Catchment Area, utilising data from the Australian Bureau of Statistics (ABS).
4.1 TRADE AREA DEFINITION
The Trade Area is the area from which the proposed medical centre would expect to draw the
majority of its custom and has been defined on the following:
The location of the subject site opposite the Noosa Hospital;
The operational practices and needs of Noosa Radiology and location of other
radiology services;
The existing road network;
The retail, commercial and medical services network; and
The boundary of the Noosa Council Local Government Area (LGA).
The position of the proposed medical centre opposite the Noosa Hospital is ideally situated
to service the primary health and specialty health needs of the Noosa Council LGA. Whilst not
included within this analysis, the proposed development would also service northern areas of
the Sunshine Coast LGA such as Eumundi and Coolum whom would have a choice of areas to
access GPs and specialists between Noosa and Maroochydore. The Noosa Hospital would also
be the most proximate facility offering services to the public for residents of these areas.
FIGURE 4.1 illustrates the subject site relevant to the designated catchment area.
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FIGURE 4.1: The Trade Area
4.2 POPULATION AND HOUSEHOLD GROWTH
TABLE 4.1 summarises the historic and projected population growth for the defined
Catchment Area. Population estimates are based on the results of the 2011 ABS Population
and Household Census, subsequent building approval data and projections provided by the
Queensland Government Statisticians Office (QGSO).
TABLE 4.1: Population and Household Growth for Primary Trade Area 2011 – 2031
JUNE JUNE JUNE JUNE JUNE JUNE JUNE
2011 2014 2015 2016 2021 2026 2031
(ACT) (EST) (EST) (PROJ) (PROJ) (PROJ) (PROJ)
Population 51,038 53,052 53,620 54,620 58,540 59,600 61,030
Dwellings 19,108 19,930 20,230 20,530 21,910 22,660 23,410
Persons per Household 2.67 2.66 2.65 2.66 2.67 2.63 2.61
SOURCE: ABS Census 2011, ABS Building Approval Data, QGSO, Urban Economics’s Estimates
The Catchment Area experienced modest population growth in the period between 2011 and
2015, with an annual growth rate of 1.2%, increasing from approximately 51,000 persons
residing in 19,100 dwellings in 2011 to 53,600 persons residing in 20,230 dwellings by June
2015.
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The Catchment Area is projected to increase to some 61,000 persons in 23,400 households
between 2015 and 2031; an additional 7,400 persons and 3,200 households, representing a
growth of approximately 0.8% p.a. over this period.
It is well documented that Australia’s ageing population will place pressure on the need for
health services and facilities. The 2015 Intergenerational Report projects that average
government spending on health will increase from approximately $2,830 per person in 2015
to an equivalent $6,460 by 2055 (in today’s dollars), largely driven by our ageing population.
TABLE 4.2 outlines the anticipated increase in the quantum and proportion of persons aged
over 65 within the Catchment Area compared to Queensland, demonstrating the particularly
high proportion of older persons within the Catchment Area.
TABLE 4.2: Persons Aged 65+
2011 2016 2021 2026 2031 2036
No. Catchment Area 9,822 12,256 14,211 15,890 17,361 18,516
% Catchment Area 19.2% 22.1% 24.3% 26.7% 28.4% 29.9%
No. QLD 579,758 718,901 869,141 1,041,911 1,219,726 1,402,641
% QLD 13.0% 14.5% 15.9% 17.3% 18.6% 19.8%
Source: QGSO
Analysis of need for aged care places within SEQ undertaken by Urban Economics similarly
identified the growth in the number of aged persons within Noosa. The Noosa Hinterland SA2
in particular was identified as potentially adding an additional 3,125 persons aged over 70
between 2016 and 2031, generating demand for some 390 new residential and home care
places and for health and wellbeing facilities to cater to the population.
4.3 DEMOGRAPHIC & SOCIO-ECONOMIC CHARACTERISTICS
The results of the 2011 ABS Population and Household Census (the most recent Census for
which data is available) have been utilised to examine the demographic and socio-economic
characteristics of the Trade Area population and are summarised in TABLE 4.3. The key
characteristics of the Trade Area population and implications are summarised below with
comparisons made with the Sunshine Coast (SA4) and Queensland (QLD) averages. As the
Noosa Council LGA comprised part of the Sunshine Coast LGA at the time of the Census, the
Noosa Council has been defined by the SA2s of Noosa Hinterland, Noosa Heads, Noosaville,
Peregian, Sunshine Beach and Tewantin.
The Catchment Area was characterised by a distinctly older population aged 60+,
indicative of the area’s popularity for retirees and the aged, and a heightened
propensity for access to health facilities.
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A heightened proportion of persons who own their homes outright, indicative of the
established and older households within the Catchment Area.
Lower levels of workforce participation, reflective of the older age profile, but an
average level of professional and service workers.
TABLE 4.3: Demographic Profile
Sunshine
Coast
Noosa
Demographic Region Queensland
Council
(including
Noosa)
Age Profile (%)
0-14yrs 18.7 18.9 20.2
15-29yrs 13.0 16.0 20.5
30-59yrs 41.6 40.1 40.5
60+yrs 26.8 25.0 18.7
Labour Force (%)
Unemployment Rate 7.2 7.1 6.1
Workforce Participation Rate 59.4 61.4 66.8
Occupation Profile (%)
Managers/Administrators 13.8 12.2 12.0
Professionals 18.8 18.1 18.9
Technicians & Trade Workers 15.1 16.1 14.9
Community & Personal Service Workers 11.4 10.9 10.0
Clerks, Administrative & Sales Workers 24.5 25.3 24.5
Machine Operators & Drivers 4.6 5.3 7.3
Labourers 10.2 10.6 10.6
Inadequately Described/Not Stated 1.7 1.6 1.8
Home Ownership (%)
Owned Outright 35.9 33.8 29.0
Mortgage 32.4 32.9 34.5
Rent 28.4 29.4 33.2
Other/Not Stated 3.3 3.9 3.3
Structure of Dwellings (%)
Separate House 81.1 76.5 78.5
Semi-detached/Row/Terrace/Townhouse 9.2 10.1 8.4
Flat/Unit 8.3 11.5 11.7
Other/Not Stated 1.3 1.9 1.3
Number of Vehicles Per Dwelling (%)
0 4.9 5.6 7.2
1 37.7 37.7 35.4
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2 39.8 38.4 37.2
3 10.8 11.0 11.7
4+ 4.2 4.6 5.5
Not Stated 2.6 2.7 3.0
Average Annual Household Income ($) 65,770 67,450 78,860
Relationship in Household
Couple in Registered Marriage/De Facto Relationship 50.1 48.9 46.0
Lone Parent 9.6 9.6 8.9
Child Under 15yr 19.1 19.4 20.6
Dependent Student (15-24yr) 4.0 4.2 4.4
Non-dependent Child 4.5 4.8 5.5
Other in Family Household 2.3 2.7 3.6
Group Household Member 3.3 3.4 4.0
Lone Person 9.6 9.6 8.9
Visitor in Household (from within Australia) 2.4 2.3 2.3
Analysis of persons who identified as having a ‘Need for Daily Assistance’ within the
Catchment Area as at the 2011 Census revealed some 2,700 persons or 4.8% of the population
who would have a particularly high propensity for access to health and medical services. This
need is most acute within Tewantin which had a very high 850 persons or 8.4% of the
population having a need for daily assistance.
4.4 IMPLICATIONS FOR THE PROPOSED DEVELOPMENT
The Catchment Area is estimated to currently accommodate some 53,620 residents living
within 23,320 households. Modest population growth is projected, estimating a Catchment
Area population of approximately 63,000 persons residing within 23,400 households by 2031.
The Catchment Area population was characterised by a distinctly older population aged 60+,
indicative of the area’s popularity for retirees and the aged and a heightened propensity for
access to health facilities. Importantly, a growth of more than 5,100 persons aged 65+
between 2016 and 2031 will generate strong and ongoing demand for facilities that cater to
older persons including financial services, age appropriate housing and health and medical
services.
With a high proportion of older persons aged over 60 years in the Catchment Area, it is
expected that this community would demonstrate increasing demand for medical and allied
health facilities.
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5.0 MEDICAL SERVICES DEMAND ANALYSIS
This chapter examines the potential demand for the medical uses proposed on the subject
site and provides an outline of the demand for medical services and facilities particularly
within Queensland. The data and results that have been used within the discussion have been
sourced from the Australian Institute of Health and Welfare (AIHW) “Medical Labour Force
2013” publication and associated datasets.
5.1 MEDICAL TRENDS
According to the Australian Institute of Health and Welfare’s (AIHW) ‘Health expenditure
Australia 2012-13’, expenditure on healthcare within Australia was almost $150 billion in
2012/13, of which approximately $100 billion was Government expenditure.
Structural trends such as Australia’s ageing demographic are driving demand for medical and
healthcare services in Australia.
For persons seeking health care, primary and community health services are usually a
patient’s first contact with the health care system. Service providers, particularly General
Practitioners (GPs) play a crucial role in monitoring and managing a person’s health. Advice
from doctors has been shown to be the most effective in changing unhealthy behaviour.
According to Ibisworld, ‘bulk-billing’ which involves GPs charging just the scheduled fee for
service has risen over the past 5 years to now cover over 80% of all GP consultations which is
attributed to “an increasing number of retirees visiting their GP, as pensioners are more
commonly offered bulk-billing than working-age adults”.
Diabetes is emerging as the chronic illness of the 21 st Century, with 280 Australian’s
developing diabetes every day (Diabetes Australia).
Australia’s ageing population is also accelerating with a projected 500,000 persons diagnosed
with dementia by 2020 and 900,000 by 2050.
As Australia shifts to a services and knowledge based economy, key drivers of growth are
identified within research and innovation. Particularly within the health sector, researchers
and front line clinicians are reaping the operational and economic benefits from the
consolidation of these activities through clustering, co-existence, agglomeration and
interrelatedness by facilitating knowledge sharing and knowledge transfer, and ensuring that
spaces contribute to and enhance this knowledge sharing through
a) Partnerships between government, institutions and the private sector
b) Living environments that promote creativity
c) Environments that encourage knowledge workers
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These benefits are no longer limited to large research and teaching hospitals as smaller
regional hospitals are undertaking translational research whereby research is translated at
the local level to create meaningful health outcomes. The location of the proposed medical
centre opposite the Noosa Hospital would create a ‘hub’ that allows Noosa to capitalise on
the economic and social benefits that the co-location of related services provides.
5.2 THE AUSTRALIAN MEDICAL WORKFORCE
Medical Practitioners
In its publication “Medical Labour Force 2013”, the AIHW recorded 91,467 registered medical
practitioners in Australia in 2013, representing an increase of some 26,000 registered
practitioners since 2004.
A significant proportion of employed practitioners in 2013 were ‘Clinicians’ (93%), of whom
29.7% were general practitioners and 35.7% were specialists which includes physicians,
surgeons, radiologists, obstetricians, gynaecologists, paediatricians, pathologists and others.
TABLE 5.1: Medical Workforce Australia, Clinicians, 2013
Main field of medicine Number Average age Average FTE rate*
(years) weekly hours
worked
Clinician 78,514 45.7 43.0 364.9
General practitioner (GP) 25,702 51.7 39.0 108.5
Hospital non-specialist 9,635 33.6 46.2 48.1
Specialist 27,279 50.2 44.1 130.1
Specialist-in-training 13,712 34.0 46.9 69.4
Other clinician 2,186 46.0 37.3 8.8
Non-clinician 3,984 51.2 39.2 16.9
Administrator 1,444 52.9 41.2 6.4
Teacher/educator 1,051 54.2 33.6 3.8
Researcher 1,372 46.5 42.5 6.3
Other non-clinician 117 59.3 26.1 0.3
Total 82,498 46.0 42.8 381.8
Source: Australian Institute of Health and Welfare
*Number per 100,000 population. FTE based on 40 total weekly hours.
By comparison, Queensland included a slightly lower proportion of medical practitioners
(373.2 per 100,000) in 2013 suggesting a state-wide under-supply of practitioners, compared
with the national average. Similarly, the rate of growth in medical practitioner registrations
in Queensland was more than 7% per annum between 2004 and 2013 rising from 9,415 to
17,377 practitioners over this period.
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General Practitioners
As the main initial contact for health care, the supply of general practitioners is a useful
indicator of people’s access to health services. Between 2004 and 2013, GP numbers
increased in all States and Territories however the rate of GP provision has fluctuated and
declined since 2004 from a high of 113.5 (2009) to 108.5 full-time equivalent GP’s per 100,000
of population in 2013.
GP’s are more evenly distributed across geographic regions compared to other types of
clinicians because they are not likely to be hospital-based as most specialists are. This is best
demonstrated in TABLE 5.2 below whereby specialists are linked more closely with major
cities and often require patients to travel from remote areas to access services.
TABLE 5.2: Medical practitioners, FTE per 100,000 population by Remoteness Area
Major Inner Outer Remote/Very
Principal area of practice Australia
cities regional regional remote
Clinician 405.1 275.2 249.5 248.6 364.9
General practitioner (GP) 106.4 110.1 112.2 134.7 108.5
Hospital non-specialist 53.2 36.4 31.5 41.7 48.1
Specialist 154.8 80.2 58.3 30.7 130.1
Specialist-in-training 80.9 42.6 41.6 30.4 69.4
Other clinician 9.8 5.9 6.0 11.1 8.8
Non-clinician 20.5 7.4 8.5 8.1 16.9
Total 425.6 282.6 258.0 256.7 381.8
Source: AIHW
Specialists
Clinical specialties include a broad range of practice areas and fields which are often limited
in service provision by geographical areas. The nature of specialty fields and professions which
are typically provided by a small number of practitioners can greatly concentrate the
provision of specialists within major cities as demonstrated in TABLE 5.2 above. This
concentration is most acute within and proximate to hospitals.
Converse to the declining rate of GP provision, the specialist workforce continues to grow
from 110.3 per 100,000 in 2004 to 130.1 per 100,000 in 2013. It should be recognised that
growth in the specialist workforce is not even across all disciplines and does not always match
the health needs of a population. The Australia’s Future Health Workforce (AFHW) Report
highlights the need to understand that “the medical workforce should be matched to the
community’s requirements for health services, including where those services are required
geographically and in what specialty.”
According to Health Workforce Australia (HWA), of the 64 recognised specialties within
Australia, more than 60% of specialists are within just 10 ‘desirable’ specialties.
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APPENDIX 1 tabulates the specialist workforce of Australia by State, highlighting the need for
many specialties to service very large geographical areas.
5.3 DEMAND FOR THE PROPOSED DEVELOPMENT
This section of the report outlines the demand for additional medical facilities within the
Catchment Area. Non-clinical and allied health practitioners such as physiotherapists,
chiropractors and psychologists have been excluded from this analysis however it is
recognised that these practitioners would also create demand for facilities such as the
proposed development.
TABLE 5.3 below quantifies the approximated scale of demand for primary care clinicians in
the Catchment Area based on the area’s approximate threshold for these services as at 2013
and population projections to 2031. These figures were calculated by adopting the 2013 AIHW
‘major cities’ provision rate of 106 full time equivalent (FTE) GPs per 100,000 residents and
155 specialists per 100,000 residents. No allowance has been made for the ageing population
which would have a heightened propensity for access to GPs and specialist medical services.
TABLE 5.3: Scale of Demand for Clinicians in the Trade Area
Catchment
Area GPs* Specialists*
Population
2011 51,038 54 79
2016 54,620 58 85
2021 58,540 62 91
2026 59,600 63 92
2031 61,030 65 95
Source: AIHW and Urban Economics’ estimates and projections
*All figures are in terms of full time workload equivalents.
As at 2016, there is estimated to be a demand for 58 FTE GPs and 85 specialists to cater for
the needs and demands of the residents of the Catchment Area. The Catchment Area
community exhibits an older population with a high proportion of persons aged over 65. As
at July 2015, the Catchment Area comprised 86 GPs or an estimated 71 full-time equivalent
of GPs.
There is an estimated demand for 85 FTE specialist practitioners across various fields and sub-
specialties within the Catchment area in 2016. Without specifically identifying the health
priorities of the Catchment Area population, the aged population would have a particular
propensity for specialties such as cardiology, ophthalmology, paediatrics, geriatrics and
radiology. Of the current Catchment Area’s provision of 58 recognised specialists, a significant
proportion are part-time or VMOs, equating to a FTE equivalent of only 38 specialists, a
shortfall of some 47 clinicians in 2016.
This assumes an average provision of health care providers only. However, it is considered
that the demographic and health profile characteristics of the Catchment Area would
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generate a strong propensity for demand for health care service, therefore a higher frequency
of utilisation of medical services. For instance, the Country to Coast Public Health Network
(PHN) (formerly Sunshine Coast Medicare Locals) identifies the Noosa-Noosaville area as
having a particularly high prevalence of female osteoporosis, which would create an
additional level of demand for access to specialist services such as radiology and physicians
specialising in rheumatology or geriatrics.
On this basis, Urban Economics suggests that an above average provision of GPs and
specialists should be targeted for the Catchment Area, particularly within locations proximate
to the Noosa Hospital.
It is therefore Urban Economics’ opinion that the supply of GPs within the Catchment Area
is appropriate however, there is a gross undersupply of specialist services which are
convenient and accessible to Catchment Area residents, especially in light of the high risk
factors present in the community, ongoing population growth and strong propensity of
demand for health services which would exacerbate this under supply scenario.
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6.0 ASSESSMENT OF NEED
The concepts of economic and community need may be considered to be substantially
overlapping when assessing the need for medical services. Community need would concern
issues of the supply of adequate medical services to ensure the community has sufficient and
reasonable access to a range of health facilities. Economic need issues such as whether there
is a sufficient “pool of expenditure” is not so relevant for medical services. Rather, potential
indirect benefits such as increased productivity due to a healthier workforce or lower long-
term strain on the health system are of more relevance when assessing economic need of
medical services.
It is Urban Economics’s opinion that there is considerable need and demand to warrant
development of the proposed medical centre at Noosaville. The following supports this view:
The demographic characteristics of the community are indicative of a particularly
strong propensity for demand for health and wellbeing services. The Catchment Area
is characterised by a growing, aged population who would require access to a broad
range of health care services. The proposed medical centre would cater to a need of
accessibility, convenience and availability of health care services which are particularly
important to this demographic.
In particular, it is Urban Economics’s opinion that the level of demand for medical
practitioners within Catchment Area would be higher than the national average given
the characteristics of the community, suggesting that the community is somewhat
under serviced by clinical practitioners at this point in time.
The subject site is afforded, by exposure to Goodchap Street and being opposite the
Noosa Hospital, with high levels of visibility and convenience for residents of the
Catchment Area and users of the hospital.
Medical services will be especially amenable to residents of nearby aged care and
retirement facilities, given that the resident age demographic has a higher demand for
medical services and traditionally lower levels of mobility.
Attracting and retaining a medical workforce is often reliant on access to training and
employment opportunities. The proposed development would create a hub for
private and public GPs and specialists to provide ongoing training to medical students
in fields relevant to the community’s health needs.
The proposed development would be able to deliver additional medical services to the
Catchment Area community in a significantly shorter timeframe than waiting for such
services to eventuate within development at the Noosa Civic centre.
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By improving the level of access to health services in the Catchment Area, the medical
centre would have the potential to help to improve the overall health of the
community, including addressing the identified population health issues in the locality.
This would provide on-flowing economic benefits such as increased workforce
productivity and lower long-term strain on the public health system.
The space vacated by Noosa Radiology within the Noosaville Medical and Professional
Centre would allow for the consolidation of Central Queensland University’s functions
within the Community Services zone.
The proposed development will consolidate health care facilities within the one
location, improving convenience for patients.
Noosa Radiology is experiencing strong demand for its services and has outgrown its
existing premises. Additional staff treatment rooms are required to meet growing
demand for services and there is insufficient space within their existing premises to
accommodate this expansion.
There are no other premises offering 1,000m2 of contiguous space for the relocation
of Noosa Radiology. More particularly, there are no vacant and appropriate health
premises that would maintain the proximity to the Noosa Hospital and convenience
for patients as afforded by the subject site.
The proposed expansion of Noosa Radiology will improve access to radiology services
for Noosa residents and reduce wait times for patients or the need for patients to
travel outside the Noosa area to access timely radiology services.
The proposed development will introduce to Noosa and its health sector, a purpose-
built health specialist centre that is evident elsewhere on the Sunshine Coast including
at the Buderim and Sunshine Coast University private hospitals.
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7.0 IMPACT ASSESSMENT
This Chapter assesses the economic benefits and impacts of the proposed medical centre on
the surrounding network of medical facilities and activity centres. A range of economic and
social benefits are anticipated as a result of the proposed development including:
This Chapter examines the anticipated economic and social benefits and impacts of the
proposed radiology and health centre on Goodchap Street, opposite the Noosa Private
Hospital. The relocation of Noosa Radiology to purpose built specialist health facilities and
the availability of space designed to suit medical and specialist practitioners will contribute to
the consolidation of health care services and improve accessibility and the provision of health
care for Noosa residents. The proposed development is expected to have significant net
economic and social benefits for the Noosa community, and would not undermine the
existing centres network.
Impact on Centres
Noosa Radiology has outgrown its existing premises and requires the employment of
additional technicians and staff to cater for the needs of its patients, including additional
consulting space. Noosa Radiology is currently located within the Noosa Professional Centre
to the south of the subject site, and not located within a designated activity centre.
There is no capacity for Noosa Radiology to expand within the existing Professional Centre
complex. Only one small (approx. 130m2) first floor vacancy was observed at the time of
inspection, however, it is noted that this tenancy is under offer. No other vacant available
space offering some 1,000m2 in contiguous floorspace was identified within the existing
centre locations.
Urban Economics notes the intention to incorporate Business and Employment precincts
within the Noosa Shire Business Centre, which could potentially include health care facilities,
surrounding the shopping centre/core retail precinct. A number of these sites have been
taken up or proposed for other uses including the Masters development and industrial
buildings on the western fringe of the centre. Potential sites that could incorporate the
proposed development are located in the south-eastern fringe of the precinct and not
currently available for development, with no road linkages.
Moreover, the Noosa Shire Business Centre is detached from the Noosa Private Hospital, and
therefore does not offer the level of convenience or accessibility for patients nor the potential
for the consolidation of health care facilities for Noosa Shire as that afforded by the subject
site.
The potential for up to some 1,500m2 of additional health care space on the subject site in
addition to the 1,000m2 required by Noosa Radiology is particularly targeted to other health
and medical specialists.
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It is expected that there may be some relocation of existing health and medical facilities to
the proposed development from elsewhere in Noosa, attracted to the provision of purpose-
built health and medical space proximate to the Hospital, potentially contributing to an
increase in some vacant space in existing centres within Noosa, although this is not expected
to be significant.
More particularly, there are a number of health and medical facilities that have established
outside of designated or defined centres, in areas that offer levels of exposure, available
space or proximity to other comparable facilities. Health and medical facilities have also
occupied space in bulky goods centres such as the Noosa Homemaker Centre in seeking large
floorplates.
Further, existing medical centres servicing localised catchment areas are unlikely to relocate
to the proposed development preferring to maintain their links to and conveniences for their
existing patient bases.
Rather, the proposed development is expected to appeal to those specialists based out of the
Noosa Private Hospital and VMO’s seeking specialist consulting suites and therefore would
have limited impact on the relocation of existing health care professionals from designated
centres in Noosa and therefore the impact on the centres hierarchy is not expected to be
significant.
The proposed health and specialist centre will present the opportunity to consolidate health
care facilities within the one location, proximate to the Hospital. There is insufficient land
and vacant, contiguous space available within the existing centres to accommodate the
proposed Health Centre and to allow for the consolidation of health care services and facilities
within the one purpose-built development.
It is therefore Urban Economics’s opinion that the proposed development would not
undermine the centre’s hierarchy for Noosa Shire but would contribute to the continued
evolution of an effective, efficient and viable network of centres for Noosa.
Impact of Not Undertaking the Development
The development of a purpose-built health and specialist centre opposite the Noosa Private
Hospital will offer residents of Noosa the level of access to specialist health care services
within the one consolidated location that is afforded to residents elsewhere on the Sunshine
Coast including Buderim, Kawana and Nambour.
If the development were not to proceed within this location, it is Urban Economics’s opinion
that the community of Noosa would experience an increasing net dis-benefit as a result of:
Increasing waiting times for patients to access radiology services
Increasing requirement for patients to travel outside of Noosa to access radiology
services
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Continued requirement for patients to travel outside Noosa to access specialist health
care services and specialists
Continued need for multiple trips between medical and radiology premises to access
required health care services
Effectively being “held-to-ransom” in waiting for land to be made available in an in-
centre location to accommodate developments of the nature proposed on the subject
site
Economic Contribution of the Proposed Development
The expansion of the Noosa Radiology is intended to contribute to an increase in the
employment at Noosa Radiology from 35 to 45 clinicians and support staff.
The proposed development is expected to have a net employment impact for Noosa, with the
opportunity to attract, train and employ new health care professionals within a purpose-built
health centre, proximate to the Hospital.
Overall, under Concept 1, the proposed Health and Specialist could present employment
opportunities for some 70 to 80 practitioners and support staff.
Construction of the proposed development is also anticipated to represent:
A direct injection of some $5.6 million.
A total direct and indirect or flow-on impact to the economy of some $8.1 million.
An employment base of some 35 FTE workers for 1 year during the construction period
and the equivalent of a further 35 FTE indirect jobs created in the local community.
Other Social and Community Benefits of the Proposed Development
The proposed health and specialist centre including space for the relocated and expanded
Noosa Radiology is also expected to generate the following social and community benefits:
Freeing up of space within the essentially fully occupied Noosa Professional Centre,
presenting opportunities for professionals seeking commercial office space.
Freeing up of space within the Noosa Professional Centre which may appeal to and
cater for the continued expansion of CQU, which occupies a significant share of this
complex.
Contributing to the growth and diversity of health care facilities within Noosa for
residents, and improving the access to facilities comparable to those elsewhere on the
Sunshine Coast.
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Creating a dedicated and specialised health care precinct surrounding the Noosa
Hospital, improving convenience for patients and medical professionals alike and
capitalising on the benefits of creating a health based ‘hub’ or cluster.
Improving opportunities for training and sharing of knowledge and ideas amongst
medical practitioners and specialists within one consolidated precinct.
Presenting opportunities for the expansion of the Noosa Private Hospital with
opportunities for medical specialists to relocate to purpose built suites but remaining
proximate to the Hospital.
It is Urban Economics’s opinion that the proposed health and specialist centre including the
relocation and expansion of Noosa Radiology will have a net positive economic and social
benefit for the Noosa Community and would not undermine the integrity or impact on the
performance of the centres hierarchy.
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8.0 CONCLUDING COMMENTS
The proposed health and specialist centre opposite the Noosa Private Hospital will contribute
to the development of a convenient, accessible and dedicated health precinct for the Noosa
community enjoyed by communities elsewhere across the Sunshine Coast.
Noosa Radiology has outgrown its existing premises and requires the employment of
additional technicians, support staff and floor area in order to meet the needs of its growing
practice. There are no other vacant premises offering contiguous floorspace with access to
the Noosa Hospital and other health and medical practitioners that would cater to the needs
of the expanded radiology practice.
Further, there are no purpose-built health and specialist centres within Noosa of the nature
proposed on the subject site. The proposed development offers the opportunity for the
expansion of Noosa Radiology, and the consolidation of other specialist health and medical
facilities, including the introduction of new specialist services to Noosa seeking a professional,
health care location.
The older age profile of the Noosa community is expected to generate strong and ongoing
demand for health care services. There are no purpose-built facilities that can cater for the
existing and additional health care services that this community would require, within
proximity of the Noosa Hospital.
There is a clear and pressing need for the development of a purpose-built health care centre
that would consolidate health care facilities within the one location, reducing the need for
Noosa residents to travel outside their local area to access radiology services and other
specialist treatment.
Further, the proposed specialist health centre would have a net positive economic and social
benefit for the Noosa community and would not undermine the existing centres hierarchy.
More particularly, it is Urban Economics’s opinion that the proposed specialist health centre
will complement and enhance the vibrancy, vitality and performance of the centres network
for Noosa.
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REFERENCES
ABS Population and Household Census 2011
ABS Building Approvals
Australian Institute of Health and Welfare (AIHW) Medical Labour Force 2013
Health Workforce Australia:
- National Health Workforce Dataset
- Clinical Placements Dataset
Napier & Blakeley Construction Cost Datacard July 2013
Noosa Council Planning Scheme
PCA Shopping Centre Directory, 2013
South East Queensland Regional Plan, 2009
The Commonwealth of Australia 2015 Intergenerational Report
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APPENDIX 1 – SPECIALIST HEALTH WORKFORCE
Primary specialty New South Victoria Queensland South Australia Western Tasmania Northern Australian Unknown Total
Wales Australia Territory Capital
Territory
Cardiology 352 284 221 97 78 19 7 17 35 1110
Clinical genetics 27 12 5 8 5 0 0 0 0 57
Clinical pharmacology 6 5 3 5 3 0 0 0 0 22
Gastroenterology and hepatology 228 200 126 57 55 13 4 22 9 714
Endocrinology 175 151 91 28 34 8 3 10 0 501
General medicine 212 191 167 101 64 27 6 8 21 797
Geriatric medicine 171 145 66 41 49 5 0 10 4 493
Haematology 121 89 54 24 23 6 0 7 9 334
Immunology and allergy 43 23 10 7 17 0 0 5 0 108
Infectious diseases 65 113 38 20 16 7 10 4 7 280
Medical oncology 136 173 75 35 35 8 3 9 0 475
Nephrology 142 121 68 22 32 11 11 8 10 425
Neurology 164 160 63 33 39 7 0 12 8 487
Nuclear medicine 82 43 17 11 16 4 0 5 0 178
Respiratory and sleep medicine 170 138 105 42 53 13 4 10 7 542
Rheumatology 103 86 38 27 26 7 0 5 6 299
Specialist physician 83 14 23 0 35 4 4 3 11 179
Cardio-thoracic surgery 53 59 38 10 13 3 0 6 5 187
General surgery 508 408 276 133 122 27 16 18 30 1538
Neurosurgery 73 58 38 16 19 4 0 7 0 216
Orthopaedic surgery 409 285 259 115 123 22 11 24 22 1270
Otolaryngology – head and neck 155 109 86 37 41 9 4 7 7 455
surgery
Oral and maxillofacial surgery 21 24 26 8 9 0 0 5 0 96
Paediatric surgery 28 23 12 8 8 3 0 4 3 88
Plastic surgery 120 127 63 39 42 11 3 6 3 413
Urology 120 97 74 28 35 10 0 6 3 374
Vascular surgery 66 45 40 16 14 4 3 3 3 191
Specialist surgeon 32 8 0 0 3 0 0 0 4 46
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[OCR of page images]
APPENDIX 1 — SPECIALIST HEALTH WORKFORCE
Cardiology
Clinical genetics
Clinical pharmacology
Gastroenterology and hepatology
Endocrinology
General medicine
Geriatric medicine
Haematology
oc] of] oO] a] w] A] oO] of N
Immunology and allergy
Infectious diseases
Medical oncology
Nephrology
Neurology
Nuclear medicine
Respiratory and sleep medicine
Rheumatology
Specialist physician
Cardio-thoracic surgery
General surgery
Neurosurgery
Orthopaedic surgery
Otolaryngology — head and neck
Oral and maxillofacial surgery
Paediatric surgery
Plastic surgery
Urology
Vascular surgery
Specialist surgeon
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Diagnostic radiology 581 450 341 147 206 40 4 41 88 1898
Diagnostic ultrasound 0 3 0 0 0 0 0 0 0 3
Nuclear medicine 12 12 15 0 5 0 0 3 0 50
Gynaecological oncology 15 10 9 4 3 3 0 0 0 41
Maternal-fetal medicine 12 9 6 3 5 0 0 3 3 38
Obstetrics and gynaecological 14 48 4 3 3 0 0 0 3 74
ultrasound
Reproductive endocrinology and 27 13 4 5 3 3 0 0 0 52
infertility
Urogynaecology 10 8 5 0 4 0 0 0 0 29
Specialist obstetrician and 435 361 312 112 134 34 16 29 42 1475
gynaecologist
Clinical genetics (paediatrics) 8 3 0 0 3 0 0 0 0 12
Community child health 7 4 7 0 0 0 0 0 0 19
General paediatrics 428 330 240 92 128 27 17 24 27 1313
Neonatal and perinatal medicine 37 33 17 7 16 0 0 5 3 120
Paediatric cardiology 5 5 5 0 4 0 0 0 0 21
Paediatric clinical pharmacology 0 0 0 0 0 0 0 0 0 0
Paediatric emergency medicine 7 6 5 3 5 0 0 0 0 27
Paediatric endocrinology 6 0 3 0 0 0 0 0 0 13
Paediatric gastroenterology and 4 5 0 0 3 0 0 0 3 15
hepatology
Paediatric haematology 0 0 0 0 0 0 0 0 0 3
Paediatric immunology and allergy 3 3 3 3 0 0 0 0 0 11
Paediatric infectious diseases 3 3 3 0 0 0 0 0 0 7
Paediatric intensive care medicine 0 0 0 0 0 0 0 0 0 0
Paediatric medical oncology 5 4 3 0 3 0 0 0 0 14
Paediatric nephrology 4 0 0 0 0 0 0 0 0 4
Paediatric neurology 11 4 3 0 0 3 0 0 0 22
Paediatric nuclear medicine 0 0 0 0 0 0 0 0 0 0
Paediatric palliative medicine 0 0 0 0 0 0 0 0 0 0
Paediatric rehabilitation medicine 4 0 0 3 0 0 0 0 0 5
Paediatric respiratory and sleep 8 3 4 0 3 0 0 0 0 18
medicine
Paediatric rheumatology 3 3 0 0 0 0 0 0 0 7
Specialist paediatrician 19 30 8 11 19 0 3 0 9 100
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urban economics
Diagnostic radiology 581 450 341 147 206 40 4 41 88 1898
Diagnostic ultrasound 0 3 0 0 0 0 0 0 0 3
Nuclear medicine 12 12 15 0 5 0 0 3 0 50
Gynaecological oncology 15 10 9 4 3 3 0 0 0 41
Maternal-fetal medicine 12 9 3 5 0 0 3 3 38
Obstetrics and gynaecological 14 48 4 3 3 0 0 0 3 74
ultrasound
Reproductive endocrinology and 27 13 4 5 3 3 0 0 0 52
infertility
Urogynaecology 10 8 5 0 4 0 0 0 0 29
Specialist obstetrician and 435 361 312 112 134 34 16 29 42 1475
gynaecologist
Clinical genetics (paediatrics) 8 3 0 0 3 0 0 0 0 12
Community child health 7 4 7 0 0 0 0 0 0 19
General paediatrics 428 330 240 92 128 27 17 24 27 1313
Neonatal and perinatal medicine 37 33 17 7 16 0 0 5 3 120
Paediatric cardiology 5 5 5 0 4 0 0 0 0 21
Paediatric clinical pharmacology 0 0 0 0 0 0 0 0 0 0
Paediatric emergency medicine 7 6 5 3 5 0 0 0 0 27
Paediatric endocrinology 6 0 3 0 0 0 0 0 0 13
Paediatric gastroenterology and 4 5 0 0 3 0 0 0 3 15
hepatology
Paediatric haematology 0 0 0 0 0 0 0 0 0 3
Paediatric immunology and allergy 3 3 3 3 0 0 0 0 0 11
Paediatric infectious diseases 3 3 3 0 0 0 0 0 0 7
Paediatric intensive care medicine 0 0 0 0 0 0 0 0 0 0
Paediatric medical oncology 5 4 3 0 3 0 0 0 0 14
Paediatric nephrology 4 0 0 0 0 0 0 0 0 4
Paediatric neurology 11 4 3 0 0 3 0 0 0 22
Paediatric nuclear medicine 0 0 0 0 0 0 0 0 0 0
Paediatric palliative medicine 0 0 0 0 0 0 0 0 0 0
Paediatric rehabilitation medicine 4 0 0 3 0 0 0 0 0 5
Paediatric respiratory and sleep 8 3 4 0 3 0 0 0 0 18
medicine
Paediatric rheumatology 3 3 0 0 7
Specialist paediatrician 19 30 8 11 19 100
35 | Page
Page 39
General pathology 61 29 27 14 11 4 0 4 0 151
Anatomical pathology 252 172 149 56 82 16 4 14 7 752
Chemical pathology 20 14 12 4 14 3 0 3 4 72
Haematology 41 40 25 15 9 8 0 3 3 144
Immunology 11 6 5 5 3 0 0 3 0 31
Microbiology 36 28 21 11 25 0 3 3 0 126
Forensic pathology 8 10 12 4 4 3 0 0 0 41
Specialist pathologist 10 3 4 0 8 0 0 3 4 30
General practice 7214 5440 4659 1816 2285 588 240 393 161 22796
Anaesthesia 1237 990 801 320 425 107 31 68 96 4075
Psychiatry 986 909 590 271 270 55 17 53 49 3200
Emergency medicine 340 350 314 87 156 39 29 28 47 1390
Opthalmology 346 218 153 68 71 20 4 12 14 906
Dermatology 175 116 75 37 39 6 3 5 7 462
Intensive care medicine 180 125 127 61 51 15 11 14 21 605
Rehabilitation medicine 184 97 46 27 10 3 3 5 3 378
Radiation oncology 108 90 63 20 20 7 0 12 4 326
Public health medicine 86 43 45 17 24 6 17 24 7 269
Occupational and environmental 82 52 36 25 37 5 0 12 7 256
medicine
Medical administration 76 46 63 11 23 4 4 11 4 242
Palliative medicine 74 37 30 19 18 8 3 3 4 195
Sport and exercise medicine 38 30 8 3 9 3 3 10 0 102
Sexual health medicine 43 17 14 4 4 0 3 3 0 87
Addiction medicine 39 18 14 10 8 5 0 3 3 100
Pain medicine 34 18 21 13 11 4 0 3 3 105
Not applicable 12922 9321 7728 2916 4287 857 626 874 1375 40906
Total 30137 22758 18120 7201 9456 2105 1138 1885 2213 95013
36 | Pa ge
[OCR of page images]
urban economics
General pathology 61 29 27 14 11 4 0 4 0 151
Anatomical pathology 252 172 149 56 82 16 4 14 7 752
Chemical pathology 20 14 12 4 14 3 0 3 4 72
Haematology 41 40 25 15 9 8 0 3 3 144
Immunology 11 6 5 5 3 0 0 3 0 31
Microbiology 36 28 21 11 25 0 3 3 0 126
Forensic pathology 8 10 12 4 4 3 0 0 0 41
Specialist pathologist 10 3 4 0 8 0 0 3 4 30
General practice 7214 5440 4659 1816 2285 588 240 393 161 22796
Anaesthesia 1237 990 801 320 425 107 31 68 96 4075
Psychiatry 986 909 590 271 270 55 17 53 49 3200
Emergency medicine 340 350 314 87 156 39 29 28 47 1390
Opthalmology 346 218 153 68 71 20 4 12 14 906
Dermatology 175 116 75 37 39 6 5 7 462
Intensive care medicine 180 125 127 61 51 15 11 14 21 605
Rehabilitation medicine 184 97 46 27 10 3 3 5 3 378
Radiation oncology 108 90 63 20 20 7 0 12 4 326
Public health medicine 86 43 45 17 24 6 17 24 7 269
Occupational and environmental 82 52 36 25 37 5 0 12 7 256
medicine
Medical administration 76 46 63 11 23 4 4 11 4 242
Palliative medicine 74 37 30 19 18 8 3 3 4 195
Sport and exercise medicine 38 30 8 9 3 3 10 0 102
Sexual health medicine 43 17 14 4 4 0 3 3 0 87
Addiction medicine 39 18 14 10 8 5 0 3 3 100
Pain medicine 34 18 21 13 11 4 0 3 3 105
Not applicable 12922 9321 7728 2916 4287 857 626 874 1375 40906
Total 30137 22758 18120 7201 9456 2105 1138 1885 2213 95013
36 | Page
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