MCU10/2083 Development Application part 2 - Attachment 1 - Town Planning Report & Code Assessment_FINAL_291010

KHA DEVELOPMENT MANAGERS                                                       TOWN PLANNING REPORT 100407




well-being of the community and need in planning terms is a relative concept and does not connote
pressing urgency but rather relates to the general well-being of the community, a use will be needed
if it would, on balance improve the service and facilities included in the locality.‖

Need, in a planning sense is therefore something that improves the convenience and quality of life for
the community including greater choice and competition. Accordingly, there is a community need for
a proposal if the circumstances are such that the convenience and quality of life for the community
can be improved through, for example, improving the level of services in facilities available to that
community.

We refer to the attached Economic Impact and Need Assessment Report prepared by Foresight
Partners.  This report considers the existing retail network; market fundamentals; centre
performance; impacts and need.

This report provides the following findings and conclusions:

Our market investigations indicate that the proposed convenience centre can be supported at the
subject site at 2013. Notwithstanding the planning scheme provisions, the market size and
characteristics indicate that there is significant demand for this facility particularly in light of the
existing undersupply of convenience retail facilities in the Noosaville area. …

The need for the proposal is indicated by the following:

   The local area has a substantial number of residents and visitors:
     o The resident population within the main trade area is currently estimated at 4,700 persons of
       whom 3,600 reside in the primary trade area – that is within one kilometre from the subject
       site.
     o Within the defined catchment, there are a total of 40 visitor accommodation establishments
       collectively comprising over 1,000 rooms. This area attracts an estimated 123,000 overnight
       visitors and 442,800 visitor nights annually.
     o Within a 500 metre radius of the subject site, there are 10 visitor accommodation
       establishments with a total of 305 rooms. Thus, accommodation units within the immediate
       vicinity of the subject site generate an estimated 133,200 visitor nights annually.
     o The trade area market is forecast to continue to grow. Expenditure potential generated by
       the trade area resident and visitor market is currently estimated at $92.0 million which is
       forecast to increase to $101.0 million by 2017, an increase of $9.0 million over the seven year
       period.

   The local area is undersupplied with convenience retail facilities:
     o There are no existing or proposed convenience retail centres in Noosaville.
     o Food and grocery products in Noosaville are only available at (1) a full-line supermarket that
       caters mainly to major grocery shopping trips and is not open for extended hours, (2) a petrol
       station convenience store on the eastern fringe of Noosaville, (3) a small specialty store on
       Gympie Terrace with parking constraints, and (4) the Aldi supermarket on the fringe of the
       trade area has a limited and distinct product mix.2
     o The existing shops and services within the Noosaville Visitor Mixed Use Zone mainly cater to
       destination dining and relatively high price points. They are not within a walkable distance for
       many trade area residents and there are parking constraints.
     o The selection of fast food/take aways around Thomas Street has relatively high price points
       and restricted trading hours.
     o The limited selection of such facilities in the local area encourages vehicle travel to access
       shops and services further afield.
     o Supermarkets and convenience retailing serve different functions and therefore are commonly
       located within walking distance of each other. On the Sunshine Coast, examples include:
       - Mooloolaba Central (Coles) and Mooloolaba Junction (Night Owl);
       - Noosa Junction (Supa IGA) / Noosa Fair (Coles) and 7-11 (on Noosa Drive); and
       - Coolum Park (Woolworths) and Coolum Park (Foodworks).


DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE – CONVENIENCE CENTRE                            PAGE 19
37 GIBSON ROAD, NOOSAVILLE
LOT 1 RP 802167