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Attachment 2 - Economic Needs Assessment
29 September 2022
Cooroy Car Wash
Economic Needs
Assessment
Kings Group. (QLD) Pty Ltd
a
a
bull+ bear
economics
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Page 2
Document History
Version Date Issued Reviewed by Approved by Date Approved Revision Type
Rev A 5 Oct 2022 S McCormack M Brown 5 Oct 2022 DRAFT
Distribution of Copies
Version Date Issued Issued to
Rev A 5 Oct 2022 C King
Document Summary
Last Saved 05/10/2022
Author E Foots, M Brown
Project Manager M Brown
Client Kings Group (QLD) Pty Ltd
Document Title Cooroy Car Wash Economic Needs Assessment
Document Version REVA
Project Number 220079
Disclaimer:
This report has been based upon the most up to date readily available information at this point in time, as documented in this
report. Bull & Bear 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. Bull &
Bear 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 several 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.
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Table of Contents
Introduction ......................................................................................................................................... 5
1.1 Report Structure ..................................................................................................................................... 5
Proposed Development ...................................................................................................................... 6
Trade Area Analysis ............................................................................................................................ 8
3.1 Trade Area Definition ............................................................................................................................ 8
3.2 Population and Dwellings................................................................................................................... 10
3.2.1 Historic Population........................................................................................................................... 10
3.2.2 Population & Dwelling Projections ............................................................................................... 10
3.3 Demographic & Socio-Economic Profile ........................................................................................ 11
3.4 Summary ................................................................................................................................................ 14
Supply Analysis ................................................................................................................................. 15
4.1 Existing Supply....................................................................................................................................... 15
4.2 Approved Supply ................................................................................................................................. 18
4.3 Summary ................................................................................................................................................ 18
Car Wash Industry Overview ............................................................................................................ 19
5.1 Historic Performance ........................................................................................................................... 19
5.2 Key External Drivers .............................................................................................................................. 19
5.3 Industry Outlook ................................................................................................................................... 20
5.4 Benefits of Using a Commercial Car Wash ..................................................................................... 21
Demand Analysis .............................................................................................................................. 22
6.1 Methodology ........................................................................................................................................ 22
6.1.1 Projected Size of Local Vehicle Fleet .......................................................................................... 22
6.1.2 Projected Number of Trailers ......................................................................................................... 23
6.1.3 Projected Size of Commercial Vehicle Fleet ............................................................................. 24
6.1.4 Non Trade Area Demand .............................................................................................................. 24
6.1.5 Car Wash Facility Demand............................................................................................................ 26
6.2 Car Wash Facility Demand ................................................................................................................ 26
Alternative Sites Assessment ............................................................................................................ 27
Impact Assessment ........................................................................................................................... 30
Need Assessment.............................................................................................................................. 31
9.1 Economic Need ................................................................................................................................... 31
9.2 Community Need ................................................................................................................................ 31
9.3 Planning Need...................................................................................................................................... 32
9.4 Summary ................................................................................................................................................ 32
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List of Tables
Table 3-1 Historic Population – PTA and STA, 2011 to 2021....................................................................... 10
Table 3-2 Population & Dwelling Estimates – PTA and STA, 2021 to 2031 .............................................. 11
Table 3-3 Demographic & Socio-Economic Profile – PTA, STA, Noosa LGA and Queensland, 202112
Table 3-4 Demographic & Socio-Economic Profile – PTA, STA, Noosa LGA and Queensland, 201613
Table 4-1 Supply of Car Washing Services and Car Detailing Service within and surrounding the PTA
and STA ............................................................................................................................................. 15
Table 5-1 Car Wash & Detailing Services in Australia – Historical Performance, Australia, 2007-08 to
2021-22 .............................................................................................................................................. 19
Table 5-2 Car Wash & Detailing Services in Australia – Performance Outlook, Australia, 2022-23 to
2028-29 .............................................................................................................................................. 20
Table 6-1 Projected Size of Local Vehicle Fleet by Trade Area, 2021-2031 .......................................... 22
Table 6-2 Trailer Registrations by Type, Queensland, 2021 ....................................................................... 23
Table 6-3 Projected Number of Privately Registered Trailers, Trade Areas, 2021-2031 ....................... 24
Table 6-4 Size of Light Vehicle Commercial Fleet, Queensland, April 2021.......................................... 24
Table 6-5 Projected Size of Commercial Vehicle Fleet, Trade Areas, 2021-2031 ................................ 24
Table 6-6 Caravan Parks, Campsites and Holiday/Tourist Parks proximate to the Subject Site, 2022
............................................................................................................................................................ 25
Table 6-7 Projected Size of Non-Trade Area Vehicle Fleet and Total Vehicles of Relevance, 2020-
2031 ................................................................................................................................................... 26
Table 6-8 Vehicles per Establishment, Australia, 2021 ............................................................................... 26
Table 6-9 Demand for Commercial Car Wash Facilities in the Trade Areas, 2021 to 2031................ 26
Table 7-1 Vacant and Underutilised Industrial Land within the Trade Areas, 2021 ............................. 28
Table 8-1 Economic Need for Commercial Car Wash Facilities, Noosa LGA, 2020 to 2031 ........ Error!
Bookmark not defined.
List of Figures
Figure 2-1 Proposed Car Wash Layout Plan ................................................................................................... 7
Figure 3-1 Trade Area Map................................................................................................................................ 9
Figure 4-1 Existing Commercial Car Wash Supply within and surrounding the PTA and STA ............. 17
Figure 7-1 Vacant and Underutilised Lots, PTA and STA ............................................................................ 29
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Introduction
Bull and Bear Economics was engaged by Kings Group (QLD) Pty Ltd to prepare an economic
needs assessment for a proposed car wash facility at 30-34 Elm Street, Cooroy, otherwise described
as Lots 4-6 RP72698 (“Subject Site”). The Subject Site falls within the District Centre Zone under the
Noosa Plan 2020. The subject site is located between two existing service stations: Wessel Petroleum
to the north and BP Cooroy to the south.
1.1 Report Structure
This report is structured as follows:
+ Section 1 – Introduction: purpose of the study and structure of the report;
+ Section 2 – Proposed Development: discusses the layout of the proposed car wash at the
Subject Site;
+ Section 3 – Service Catchment Analysis: defines the trade areas for assessment; examines the
historical and projected population and dwellings of the trade areas; and provides a
demographic and socio-economic profile of the trade areas against relevant benchmarks
(i.e. Noosa LGA and Queensland);
+ Section 4 – Supply Analysis: provides a supply audit of existing car wash facilities within and
surrounding the trade areas. It also considers whether there are pending or approved
dedicated car wash developments within and surrounding the trade areas;
+ Section 5 – Car Wash Industry Overview: examines the environmental impact of home car
washes, the benefits of a commercial car wash and outsourcing trends within Australia;
+ Section 6 – Demand Analysis: based on research from previous sections and additional
datasets, this section provides demand estimates for car wash facilities within the defined
trade areas;
+ Section 7 – Alternative Sites Assessment: examines other appropriately zoned sites within the
defined trade areas that could potentially accommodate a car wash facility of the size and
scale proposed for the Subject Site; and
+ Section 8 – Impact Assessment: assesses the impact of the proposed development. It also
considers the supply demand balance of car wash facilities within Noosa LGA; and
+ Section 9 – Economic Need Assessment: examines the economic, community and planning
need for the proposed car wash facility.
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Proposed Development
Site layout plans indicate that the proposed development comprises the following elements:
+ Two automatic car wash bays;
+ Two self-serve wash bays;
+ Two super bays (to accommodate vehicles with caravans / camper trailers);
+ Three vacuum bays;
+ Two dog wash bays;
+ Food and Drink outlet (31.5m2);
+ Three staff car parks, six customer car parks and two customer motorcycle parks; and
+ Ancillary facilities, including a seating area, plant room and vending and change area.
The total site area of the parcel at 30-34 Elm Street, Cooroy is 2,014sqm.
Figure 2-1 illustrates the layout of the car wash facility proposed at the Subject Site.
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bull+ bear economics Figure 2-1 Proposed Car Wash Layout Plan PROPOSED SITE LAYOUT PLAN ‘AT: 94 (LOT 4, 5 & 6) ELM STREET, PROPOSED CAR WASH SORE OOPS: DEVELOPMENT FOR: CHAIS KING & JOANNE HILL Pen rows | rwowns Source: TMC Building Design Group (2022)
Page 8
Trade Area Analysis
This section identifies the service areas for analysis; examines the historical and projected population
and dwellings of the defined trade areas; and provides a detailed demographic and socio-
economic profile of the service areas against regional and State averages.
3.1 Trade Area Definition
Trade areas were defined according to the Australian Bureau of Statistics’ 2016 Australian Statistical
Geography Standard, using Statistical Area Level 1 (SA1) geographies. In defining the trade areas,
consideration was given to the layout of proposed development and relationship to site accesses;
accessibility of site to the surrounding area, location of competitor facilities and physical or
psychological barriers that might impede custom, the trade areas identified for assessment in this
report are as follows:
+ Primary Trade Area (PTA) – encompasses the Subject Site and extends as far east as Cooroy
Mountain, as far west as Ridgewood, as far north as Lake Macdonald and as far south as the
southern border of Noosa Hinterland. The PTA is serviced by the Bruce Highway and is
comprised of 19 SA1s, with these being:
3154901; 3154927; 3154942;
3154902; 3154929; 3154951;
3154903; 3154932; 3154952;
3154915; 3154936; 3154956;
3154917; 3154940; 3154957; and
3154919; 3154941; 3154958.
3154925;
+ Secondary Trade Area (STA) – is situated north of the PTA where the suburb of Pomona is
situated, along with natural physical barriers such as Mount Cooroora and Yurol State Forest.
The STA is north of the Old Bruce Highway and comprised of 6 SA1s, with these being:
3154910;
3154911;
3154916;
3154937;
3154950; and
3154953.
The Subject Site, PTA and STA are illustrated in Figure 3-1.
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bull+ bear
economics
Figure 3-1
— /-DINDAGEEN NOOSA NORTH
=
Trade Area Map
e OCA teat Legend
Goon (5 Pimary Trade area
(G5) secondary Tate Area
@ Subject site
SCOUESKCREEK|
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vay!
GANIDMANIEA
COOROY) MOUNTAIN
BOLUIER
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GUNUND
|
e aes
CASmu As
MOY POCKET,
NORTH ARM YANDINA CREEK.
Pen
COOLOOLABIN BRIDGES,
Page 10
3.2 Population and Dwellings
3.2.1 Historic Population
As at 30 June 2021, the population of the PTA was 7,789 persons, up 1,488 (or 23.6%) relative to
2011. This equates to an average growth rate (AAGR) of 2.1% between 2011 and 2021. The
population of the STA was 2,905 in 2021, up 201 (or 7.4%) relative to 2011. This equates to an AAGR
of 0.7% between 2011 and 2020.
Table 3-1 summarises the population trends within the PTA and STA between 2011 and 2020.
Table 3-1 Historic Population – PTA and STA, 2011 to 2021
Financial Year PTA STA Total
2011 6,301 2,704 9,005
2012 6,374 2,759 9,133
2013 6,497 2,851 9,348
2014 6,579 2,882 9,461
2015 6,602 2,901 9,503
2016 6,659 2,907 9,566
2017 6,895 2,876 9,771
2018 7,121 2,921 10,042
2019 7,392 2,898 10,290
2020 7,600 2,914 10,514
2021 7,789 2,905 10,694
Growth, 2011-21 (no.) 1,488 201 1,689
Growth, 2011-21 (%) 23.6% 7.4% 18.8%
AAGR, 2011-21 (%) 2.1% 0.7% 1.7%
Source: QGSO (2022)
3.2.2 Population & Dwelling Projections
The projected residential population for the PTA and STA is as follows:
+ PTA: from 7,789 persons in 2021 to 8,689 persons by 2031 (up 900 persons); and
+ STA: from 2,905 persons in 2021 to 3,241 persons by 2031 (up 336 persons).
Total population growth across both trade areas is anticipated to be 1,236 persons between 2021
and 2031, with the PTA underpinning the majority of growth during this assessment horizon.
Based on total population and the total number of dwellings within the PTA and STA as of the 2021
Census, the average household size of the PTA and STA in 2021 was derived. Assuming the average
household size within the PTA and STA declines at a rate of 0.4% per annum, the number of
dwellings for each trade area is projected to increase as follows: Commented [EF1]: Changed this slightly to be a -
0.4% aagr for both trade areas since a change in
+ PTA: from 2,892 dwellings in 2021 to 3,351 dwellings in 2031 (up 459 dwellings); and
the calculation of dwelling size meant both trade
+ STA: from 1,089 dwellings in 2021 to 1,262 dwellings in 2031 (up 173 dwellings). area dwelling sizes are approx 2.7
Total growth in dwellings across both trade areas is anticipated to be in the order of 632 dwellings
between 2021 and 2031, with the PTA underpinning the majority of growth during this assessment
horizon.
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Table 3-2 Population & Dwelling Estimates – PTA and STA, 2021 to 2031
AAGR,
2021 2023 2025 2027 2029 2031 2020-31
(%)
Population
PTA 7,789 7,961 8,137 8,317 8,501 8,689 1.1%
STA 2,905 2,969 3,035 3,102 3,171 3,241 1.1%
Total 10,694 10,931 11,172 11,420 11,672 11,930 1.1%
Dwellings
PTA 2,892 2,978 3,067 3,159 3,254 3,351 1.5%
STA 1,089 1,121 1,155 1,189 1,225 1,262 1.5%
Total 3,981 4,100 4,222 4,348 4,479 4,613 1.5%
Average Household Size
PTA 2.69 2.67 2.65 2.63 2.61 2.59 -0.4%
STA 2.67 2.65 2.63 2.61 2.59 2.57 -0.4%
Source: ABS Census of Population and Housing (2021), ABS Estimated Resident Population (2021), QGSO Population
Projections (2021)
3.3 Demographic & Socio-Economic Profile
The demographic and socio-economic characteristics of trade areas underpin demand estimates
for dedicated car wash facilities. Thus, focus must be given to the unique characteristics of the
defined trade areas as these indicators ultimately inform whether or not there is economic need for
a car wash facility of the size and scale proposed for the Subject Site.
The demographic and socio-economic characteristics of the trade area populations as of the 2021
Census, benchmarked to Noosa LGA and Queensland are summarised below:
+ As of the 2021 Census, the largest age cohorts in the PTA, STA and Noosa LGA were persons
aged 0-14 years (28.9%, 22.2% and 27.8%, respectively). Meanwhile, the largest age cohorts
in the Queensland were persons aged 65 years and over (18.7%);
+ The average age of residents within the trade areas were all above 40 years, which is in line
with Noosa LGA, however, the average age of residents in Queensland was lower at 39.3
years;
+ The most common household type within the PTA, STA and Noosa LGA was couple families
without children as of 2021. These trends do not align with the State, whereby the most
common household type was couple families with children;
+ The PTA, STA and Noosa LGA all had average household sizes slightly lower than the
Queensland average household size (2.7, 2.7, 2.6 and 2.8, respectively);
+ As of 2021, motor vehicle ownership was similar across all areas analysed (i.e. approximately
two vehicles per household) and highest in the STA;
+ In 2021, the incidence of households with a mortgage within the PTA, Noosa LGA and
Queensland were similar at 33.8%, 31.1% and 34.4%, respectively. Meanwhile, the STA
recorded the highest incidence of households with a mortgage at 41.9%. Average housing
costs as a proportion of income were lowest in the PTA in 2021;
+ Average weekly household incomes in the PTA and STA were lower than Noosa LGA and
Queensland in 2021;
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+ Average monthly housing loan repayments in the PTA and STA were lower than regional
and State averages. Overall, average monthly housing repayments were lower in Noosa
LGA compared to Queensland in 2021;
Table 3-3 details the demographic and socio-economic profile of the PTA and STA benchmarked
to Noosa LGA and Queensland as of the 2021 Census.
Table 3-3 Demographic & Socio-Economic Profile – PTA, STA, Noosa LGA and Queensland, 2021
PTA STA Noosa LGA Queensland
Age Distribution
0-14 years 15.6% 16.5% 14.8% 18.7%
15-24 years 8.9% 10.0% 8.9% 12.4%
25-34 years 6.6% 6.4% 7.3% 13.6%
35-44 years 10.6% 10.5% 10.6% 13.3%
45-54 years 14.0% 15.5% 14.5% 13.1%
55-64 years 15.3% 18.8% 16.1% 11.9%
65+ years 28.9% 22.2% 27.8% 17.0%
Average age (years) 46.7 44.5 46.8 39.3
Household Type (% of families)
Couple families with children 34.4% 37.1% 34.2% 41.2%
Couple families without children 52.3% 47.4% 51.4% 40.3%
Single parent family 12.8% 14.5% 13.6% 16.8%
Other 0.5% 1.1% 0.7% 1.6%
Average household size 2.7 2.7 2.6 2.8
Average vehicle ownership 2.0 2.1 1.9 1.8
Household Finances
% of households fully owning home 47.0% 44.5% 43.7% 29.1%
% of households purchasing home 33.8% 41.9% 31.1% 34.4%
% of households renting 15.6% 11.9% 20.9% 33.1%
Average weekly household income $1,743 $1,690 $1,826 $1,952
Average monthly housing loan repayment $1,848 $1,714 $1,997 $1,911
Average weekly rent repayment $419 $436 $488 $379
Average housing costs (as a % of income) 12.0% 12.9% 13.4% 14.2%
Source: ABS Census of Population and Housing (2021)
At the time this report is being prepared the employment and workforce Census data for 2021 has
not yet been released. As such the following data is sourced from the 2016 Census information:
+ The unemployment rate was lowest within the STA at 6.1% and highest in Queensland at
7.6%. The PTA and Noosa LGA recorded similar unemployment rates at 6.9% and 6.7%,
respectively. Nonetheless, the labour force participation rate in the PTA was lower than
regional and State averages, whilst the labour force participation rate in the STA was higher
than the regional average but lower than the State average;
+ In 2016, the incidence of persons aged 15 years and over with a post school qualification
was higher in the STA relative to all other areas analysed, driven by a higher incidence of
persons with a Certificate level qualification;
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+ All trade areas were characterised by a large incidence of lower white-collar workers,
representing over a third of the workforce in each area. This trend is consistent with the
Noosa LGA and Queensland as of 2016; and
+ Health care and social assistance was the largest employing sector across all areas
analysed in 2016.
Table 3-4 details the employment and workforce profile of the PTA and STA benchmarked to Noosa
LGA and Queensland as of the 2016 Census.
Table 3-4 Demographic & Socio-Economic Profile – PTA, STA, Noosa LGA and Queensland, 2016
PTA STA Noosa LGA Queensland
Labour Market
Full-time employment (% labour force) 47.9% 52.0% 49.3% 57.7%
Part-time employment (% labour force) 39.8% 35.6% 39.2% 29.9%
Unemployment rate 6.9% 6.1% 6.7% 7.6%
Participation rate (% of female population > 15 48.7% 53.9% 51.3% 57.2%
years)
Participation rate (% of male population > 15 years) 57.6% 56.4% 56.9% 65.0%
Participation rate (% of population > 15 years) 53.0% 55.2% 54.0% 61.0%
Qualifications
% of persons with a post-school qualification 49.4% 52.7% 51.7% 48.3%
% of persons with Bachelor or higher 14.0% 15.3% 17.9% 18.3%
% of persons with Diploma 10.8% 11.3% 11.0% 8.7%
% of persons with Certificate 24.5% 26.2% 22.9% 21.3%
Occupation
Upper White Collar
Managers 12.7% 10.4% 13.4% 12.1%
Professionals 16.6% 16.5% 18.9% 19.8%
Subtotal 29.2% 26.8% 32.2% 31.9%
Lower White Collar
Clerical and Admin Workers 12.6% 12.2% 11.4% 13.6%
Community & Personal Service Workers 12.1% 13.2% 12.7% 11.3%
Sales Workers 11.1% 7.8% 11.4% 9.7%
Subtotal 35.7% 33.3% 35.5% 34.7%
Upper Blue Collar
Technicians & Trades Workers 15.5% 17.0% 15.5% 14.3%
Subtotal 15.5% 17.0% 15.5% 14.3%
Lower Blue Collar
Machinery Operators & Drivers 7.1% 8.1% 4.3% 6.9%
Labourers 12.5% 12.3% 10.9% 10.5%
Subtotal 19.5% 20.4% 15.3% 17.5%
Employment by Industry (% of employees)
Agriculture, forestry & fishing 2.2% 2.3% 1.6% 2.8%
Mining 1.7% 2.3% 1.3% 2.3%
Manufacturing 4.9% 5.7% 4.0% 6.0%
Electricity, gas, water & waste services 0.3% 1.6% 0.7% 1.1%
Construction 11.5% 10.1% 10.7% 9.0%
Wholesale trade 2.4% 2.0% 2.2% 2.6%
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PTA STA Noosa LGA Queensland
Retail trade 11.7% 11.7% 11.6% 9.9%
Accommodation & food services 7.1% 7.6% 12.2% 7.3%
Transport, postal & warehousing 3.3% 3.9% 3.2% 5.1%
Information media & telecommunications 0.5% 0.2% 1.0% 1.2%
Financial & insurance services 1.6% 1.1% 2.1% 2.5%
Rental, hiring & real estate services 1.4% 0.8% 3.0% 2.0%
Professional, scientific & technical services 5.6% 3.9% 6.1% 6.3%
Administrative & support services 3.6% 4.2% 4.5% 3.5%
Public administration & safety 4.4% 5.0% 3.7% 6.6%
Education & training 8.8% 10.1% 8.3% 9.0%
Health care & social assistance 14.2% 14.9% 13.1% 13.0%
Labour Market
Full-time employment (% labour force) 47.9% 52.0% 49.3% 57.7%
Part-time employment (% labour force) 39.8% 35.6% 39.2% 29.9%
Unemployment rate 6.9% 6.1% 6.7% 7.6%
Participation rate (% of female population > 15 48.7% 53.9% 51.3% 57.2%
years)
Participation rate (% of male population > 15 years) 57.6% 56.4% 56.9% 65.0%
Participation rate (% of population > 15 years) 53.0% 55.2% 54.0% 61.0%
Qualifications
% of persons with a post-school qualification 49.4% 52.7% 51.7% 48.3%
Source: ABS Census of Population and Housing (2016)
3.4 Summary
The indicators assessed in the sections above are favourable for car wash facility demand insofar
that within the service areas:
+ There is consistent and positive population growth anticipated within the main trade area
(PTA and STA);
+ Motor vehicle ownership rates within the main trade area are higher than the LGA and state
averages;
+ Average housing costs were lowest in the PTA, with average housing costs in the STA being
in line with that of Noosa LGA and Queensland;
+ Average housing costs as a proportion of income in the PTA and STA were below LGA and
state averages; and
+ The PTA and STA had higher incidences of blue collar workers then the LGA and
Queensland, which represent a higher reliance on motor vehicles for work purposes.
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Supply Analysis
This section examines existing car wash establishments within and surrounding the trade areas.
Consideration is also given to detailing services within and surrounding the trade areas. It also
reports on whether there are currently any pending or approved car wash developments within
and outside of the trade areas.
4.1 Existing Supply
As of October 2022, there are no commercial car washing services within the PTA and STA. There
are three dedicated commercial car wash facilities outside the PTA and STA, located up to 18.5
kilometres from the Subject Site. Additionally, there are three mobile car wash service providers that
service the PTA and STA.
Relevantly, there is one establishment that offers car detailing services within the PTA (~1.7km from
the Subject Site) and five car detailing services located outside the PTA and STA (ranging from
12.5km to 21.2km from the Subject Site), with one out of these five establishments being a mobile
detailing service provider.
Table 4-1 summarises existing car wash and car detailing establishments within and around the PTA
and STA.
Table 4-1 Supply of Car Washing Services and Car Detailing Service within and surrounding the PTA and
STA
Name Address Facilities or Services Within Trade Distance
Areas? from Subject
Site (km)
Car Wash
Noosa Car Spa 188 Eumundi Noosa Car and dog wash service. No 14.8
Rd, Noosaville QLD
4562
F1 Car & Dog Wash 22 Lionel Donovan Dr, Facilities include: No 16.2
Noosaville QLD 4566 2 x Touch Free HURRICANE Autos;
3 x Manual Wash Bays;
6 x Hi flow Vacuums;
2 x Dog Wash Booths;
7 x Vending Machines;
2 x Underbody Washes (8.30-5pm
only); and
2 x Change Machines.
Car Wash Underbody 90 Beach Rd, Noosa Car wash service. No 18.51
Spray North Shore QLD 4565
Car Care Noosa No fixed address Service areas from Cooroy down to n.a. n.a.
Maroochydore airport. Services
include: wash, vacuum, cut and
polish, shampooing upholstery,
detailing of vinyl, gloss tyres, fabric and
paint protection, high pressure air
blowing for the hard to reach spots,
checking tyre pressure and
1 Includes a paid trip on the Tewantin Ferry
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Name Address Facilities or Services Within Trade Distance
Areas? from Subject
Site (km)
inflating/deflating when necessary,
cleaning windows and headlight
restoration.
Cooroy-Noosa Car No fixed address Mobile car detailing and cleaning n.a. n.a.
Detailing and service.
Cleaning Services
Jim's Car Cleaning No fixed address Mobile car cleaning and car detailing n.a. n.a.
professionals servicing Sunshine Coast
(Noosa). Services offered include:
commercial car cleaning; fleet car
cleaning; company car detailing; car
cleaning; car detailing; truck detailing;
boat detailing; shampoo car
upholstery and carpets; full cut, polish
and wax; degrease and clean engine
bay; paint and fabric protection;
leather cleaning and conditioning;
headlight restoration; paint correction
and rectification; decal/sticker
removal; paint overspray removal;
and contamination removal.
Detailing
Cooroy Total Car 3/6 Jarrah St, Cooroy Car repair and maintenance: Yes (PTA) 1.7
Care QLD 4563 - Detailing and paint rejuvenation for
new and used cars;
- Window tinting; and
- Paint, vinyl and fabric protector.
MCS Detailing Studio 2/42 Rene St, Detailing, paint protection and interior No 15.4
Noosaville QLD 4566 specialist.
Noosa's Elite Car Spa 1/51 Rene St, Car detailing service - services include: No 15.5
Noosaville QLD 4566 - Mini Detail;
- Interior Shampoo;
- Exterior Polish;
- Ceramic Coatings;
- Interior protection and coatings;
- Permanent trim restoration; and
- Head light restoration.
Paramount Detailing No fixed address Mobile car detailing service based out No n.a.
Co of Noosa and servicing areas from
Caloundra to Gympie.
Peaches & Clean Car No fixed address Mobile car detailing service. No n.a.
Detailing
Romina Polishing No fixed address Mobile car detailing service. No n.a.
Source: Bull & Bear Economics estimates
Note: n.a. stands for not applicable
Figure 4-1 illustrates the distribution of existing commercial car wash facility supply within and
surrounding the trade area. Note, the map excludes mobile car wash providers and detailing
service providers without a fixed address.
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Existing Commercial Car Wash Supply within and surrounding the PTA and STA Figure 4-1 MOTHAR/ MOUNTAIN as as ae iA PINGARREN a ef oe ed or , 2 (Car\Wash\ Underbody Spray, COOROTBAH RINoGaa TURE COOROY MOUNTAIN Paces) } EOreooN i Sy Gra) ACs Dewy YANDINA\CREEK Donets NOOSA NORTH SHORE 0 Noxon Legend @ Subject site CD Primary trade Area (OD secondary trade Area Existing supply © carwash © cetating & 0 08 1 18%m 17
Page 18
4.2 Approved Supply
Based on a search between 1 January 2020 and 4 October 2022 on Noosa Council’s Application
Search, no applications (pending or approved) were found for a material change of use - car wash
in Noosa LGA.
4.3 Summary
As per the sections above, there are no dedicated commercial car wash facilities within the PTA
and STA. Moreover, the closest commercial car wash facilities are located almost 15 kilometres from
the Subject Site, meaning local residents would need to travel beyond the trade areas to have their
commercial car wash needs met.
Additionally, according to Noosa Council’s publicly available online database, there are currently
no pending or approved commercial car wash developments within the PTA or STA.
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Car Wash Industry Overview
This section examines the historic and projected performance of the car wash industry.
Consideration is also given to the five key external drivers within the industry. It also highlights the
environmental impact of home car washes, the benefits of a commercial car wash facility and
outsourcing trends within Australia.
5.1 Historic Performance
Over the past ten years, industry revenue and no. of establishments within Australia have grown at
an AAGR of 0.7% and 0.2%, respectively. However, employment in the car wash and detailing
services industry has declined at an AAGR of 2.1% over the same period. The decline in employment
and the corresponding increase in the number of establishments suggests that new establishments
within the industry are likely to be automated or self-serve.
Table 5-1 outlines the trends within the Car Wash and Detailing Services industry in Australia between
2007-08 and 2021-22.
Table 5-1 Car Wash & Detailing Services in Australia – Historical Performance, Australia, 2007-08 to 2021-
22
Year Revenue ($m) Establishments (No.) Employment (No.)
2007–08 536 2,332 3,878
2008–09 586 2,596 4,254
2009–10 590 2,515 4,243
2010–11 566 2,394 4,039
2011–12 549 2,264 4,045
2012–13 558 2,233 3,863
2013–14 531 2,144 3,615
2014–15 569 2,357 3,908
2015–16 629 2,438 3,887
2016–17 608 2,332 3,723
2017–18 602 2,359 3,688
2018–19 620 2,396 3,760
2019–20 605 2,363 3,667
2020-21 586 2,302 3,633
2021-22 577 2,256 3,470
AAGR, 2012-22 (%) 0.7% 0.2% -2.1%
Source: IBISWorld (2022)
5.2 Key External Drivers
The IBISWorld report Car Wash and Detailing Services in Australia identifies five key external drivers for
the car wash industry, with these being:
+ Number of motor vehicles – Demand for industry services depends on the size of Australia's
motor vehicle fleet. Demand for washing and detailing increases as consumers purchase
and drive more vehicles. The number of motor vehicles registered in Australia is expected to
increase by 1.94% in 2022-23, presenting an opportunity for the industry;
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+ Real household discretionary income – Demand for car washes and detailing depends on
discretionary income. When consumers have more discretionary income, they are more likely
to pay to have their vehicle professionally washed. Real household discretionary income is
expected to increase by 1.12% in 2022-23, strengthening the industry's performance;
+ Availability of water – Water availability inversely correlates with demand for car washing
and detailing services. When water availability declines, consumers tend to use less water
and become less likely to wash their own cars, compelling them to use the industry's services.
Although water restrictions have been minimal over the past five years, some restrictions
were reinstated in regional Queensland and New South Wales in 2018-19 and 2019-20,
effectively banning residents from washing their cars at home. Water availability is expected
to rise by 1.44% in 2022-23;
+ Average weekly hours worked – When consumers work more hours, they have less time
available for other activities. Consequently, an increase in the average weekly hours worked
means that consumers are more likely to pay for their car to be washed than do it
themselves. The average weekly hours worked is expected to increase by 0.64% in 2022-23;
and
+ Average age of vehicle – Consumers are more likely to have new vehicles professionally
washed and detailed to keep their high-value purchases in good condition. When the
average age of the vehicle fleet declines, newer cars make up a larger proportion of
vehicles on the road. As a result, a younger vehicle fleet makes consumers more likely to use
the industry's services. The average age of the vehicle fleet is expected to rise by 0.96% in
2022-23.
5.3 Industry Outlook
Between 2022-23 and 2028-29, revenue within the car wash and detailing services industry in
Australia is anticipated to increase at an AAGR of 1.3%. Meanwhile, growth in the number of
establishments and employment within the car wash and detailing services industry in Australia is
anticipated to increase at a much lower AAGR at 0.7% and 0.6%, respectively, throughout this
timeframe.
Additionally, increasing automation in the industry’s car washing processes will likely lead to greater
service volumes and profit margins. Nonetheless, the COVID-19 pandemic is forecast to limit growth
in industry establishment and enterprise numbers over the next five years, as existing facilities and
operators largely satisfy market demand nationally. Moreover, consumers are anticipated to
increasingly use self-service bays, in-bay automatic washes and conveyor tunnel washes over the
next five years. Thus, this trend is projected to constrain growth in industry employment numbers
between 2020 and 2025.
Table 5-2 outlines the projected performance trends within the Car Wash and Detailing Services
industry in Australia between 2022-23 and 2028-29.
Table 5-2 Car Wash & Detailing Services in Australia – Performance Outlook, Australia, 2022-23 to 2028-29
Year Revenue ($m) Establishments (No.) Employment (No.)
2022-23 578 2,259 3,533
2023-24 591 2,293 3,472
2024-25 602 2,312 3,550
2025-26 610 2,336 3,650
2026-27 612 2,329 3,593
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Year Revenue ($m) Establishments (No.) Employment (No.)
2027-28 618 2,348 3,620
2028-29 625 2,354 3,658
AAGR, 2022-29 (%) 1.3% 0.7% 0.6%
Source: IBISWorld (2022)
5.4 Benefits of Using a Commercial Car Wash
There are over 13 million vehicles in Australia and on average, a home car wash results in over 100
litres of wastewater, dirt and pollutants2. If collected and allowed to settle, a single home car wash
produces approximately 750ml of thick black oily sludge. It is estimated that in Melbourne or Sydney
alone, uncontrolled vehicle washing results in over two billion litres of untreated wastewater that
flows through the stormwater system into waterways that results in contamination levels up to 30
times higher than Australian and New Zealand Environment and Conservation Council (ANZECC)
guidelines for marine waters. Further, uncontrolled vehicle washing causes damage to the plants
and animals in freshwater creeks and rivers and in the surrounding coastline. Moreover, when soaps
and other solvents are used to clean cars, they dissolve not only dirt and grease into the wastewater
but also toxic surfactants, hydrocarbons and heavy metals such as copper, lead and zinc.
Using a commercial car wash is the best way to minimise the effects cleaning a car has on the
environment as most commercial car washes reuse waste water several times before sending it to a
treatment plant3. In a commercial, regulated car wash, all contaminated run-off goes through
special settlement pits to the sewer (commercial car washes must have a trade waste licence).
Waste water cannot run off into the stormwater systems which drain into rivers and bays.
Commercial car washes are also water efficient with high-pressure pumps and small nozzles on the
trigger guns (i.e. eco-friendly).
In line with higher real household discretionary income and higher average weekly hours worked,
consumers have been increasingly outsourcing household chores and activities over the past
decade, as busier lifestyles have increased demand for convenience. Although increased
outsourcing has mainly related to entertainment, food and personal services, demand also relates to
car washing services. Consumers have been more willing to pay to have their vehicles washed
outside of the home, placing greater value on maximising their leisure time.
2 ACWA (2021), The Environment, accessed at https://acwa.net.au/industry/the-environment/, on 30 April 2021
3 TRC (2020), How to wash your car and look after the environment, accessed at https://www.tr.qld.gov.au/environment-water-
waste/sustainable-living/home-garden-tips/8906-washing-your-car-and-the-environment, on 30 April 2021
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Demand Analysis
This section discusses the approach undertaken to estimate demand for commercial car washes.
Accordingly, this section also reports commercial car wash demand estimates for the PTA and STA.
6.1 Methodology
To estimate demand for commercial car wash facilities, the following approach was utilised:
+ Derive average number of vehicles per dwelling and project the size of trade area vehicle
fleet;
+ Calculate an uplift for trailers based on State registration data and apply to the trade area
vehicle fleet;
+ Apply an uplift for commercial / rental vehicles within the trade areas;
+ Apply an uplift for non-trade area vehicles, recognising that the car wash facility would also
be utilised by non-trade area residents; and
+ Estimate car wash facility demand based on industry averages relating to number of vehicles
per establishment.
This approach is discussed in further detail below.
6.1.1 Projected Size of Local Vehicle Fleet
Firstly, the average number of vehicles per dwelling is assumed to remain constant at 2021 Census
levels (i.e. an average of 2.0 vehicles per dwelling in the PTA and an average of 2.1 vehicles per
dwelling in the STA). This represents a fairly conservative consumption, based on historic trends where
the average number of vehicles per dwelling actually increased in both the PTA and STA (i.e. there
was an average of 1.9 vehicles per dwelling in the PTA and 2.0 vehicles per dwelling in the STA as of
the 2016 Census).
Based on the above assumptions and the dwelling projections for the trade areas presented in
Section 3.2.2 of the report, the local vehicle fleet is projected to increase from 8,071 vehicles in 2021
to 9,353 vehicles in 2031, as summarised in Table 6-1.
Table 6-1 Projected Size of Local Vehicle Fleet by Trade Area, 2021-2031
2021 2023 2025 2027 2029 2031
Number of dwellings
PTA 2,892 2,978 3,067 3,159 3,254 3,351
STA 1,089 1,121 1,155 1,189 1,225 1,262
Total 3,981 4,100 4,222 4,348 4,479 4,613
Estimated size of vehicle fleet in Trade Area
PTA 5,785 5,957 6,135 6,318 6,507 6,702
STA 2,287 2,355 2,425 2,498 2,573 2,650
Total 8,071 8,312 8,560 8,816 9,080 9,353
Source: Bull & Bear Economics (2022)
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6.1.2 Projected Number of Trailers
In addition to private vehicles as identified in the Census, the following trailer types would also utilise
car washing facilities within the trade areas:
+ Caravan trailers;
+ Boat trailers;
+ Camper trailers;
+ Horse float pig trailers; and
+ Box trailers.
As of April 2021, there were an estimated 845,915 privately registered trailers in Queensland, which
translates to 0.402 private registrations per private dwelling (based on Queensland Government
Statistician’s Office dwelling projections for 2021).
Table 6-2 denotes private trailer registration data for select sub-categories within Queensland, as
well as the estimated number of dwellings within Queensland and the estimated number of private
trailer registrations per dwelling in Queensland in 2021.
Table 6-2 Trailer Registrations by Type, Queensland, 2021
Private Vehicle Type No. of Registrations
Caravan Trailer 115,650
Boat Trailer 243,995
Camper Trailer 64,815
Horse Float or Pig Trailer 4 18,978
Box Trailer 402,477
Total 845,915
No. of Dwellings (2021) 2,104,453 Commented [EF2]: This comes from ABS low series -
excel in working folder not sure if this is the correct
place to get this figure from.
Registrations per dwelling (2021) 0.402
Source: Queensland Government (2021), Vehicle Registrations – Light Vehicles, Queensland Government, Brisbane; and
QGSO (2021), Household and Dwelling Projections, Queensland Treasury, Brisbane
Our assessment has assumed that the number of privately registered trailers per dwelling in the trade
areas is consistent with the state average. Based on this assumption, the number of privately
registered trailers within the trade areas is projected to increase from 1,566 trailers in 2021 to 1,814
trailers in 2031, as summarised in Table 6-3.
4 A pig trailer has just one axle – that is found in or near the middle of the trailer, holding the wight of the load with two wheels.
It has a drawbar connecting it to the towing vehicle. Most caravans, boat trailers and box trailers fall into the pig trailer grouping.
A horse trailer is designed specifically to safely carry livestock, a horse float includes a bay for each animal to keep multiple
animals separate and secure.
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Table 6-3 Projected Number of Privately Registered Trailers, Trade Areas, 2021-2031
2021 2023 2025 2027 2029 2031
PTA 1,163 1,197 1,233 1,270 1,308 1,347
STA 438 451 464 478 492 507
Total 1,600 1,648 1,697 1,748 1,800 1,854
Source: Bull & Bear Economics (2022)
6.1.3 Projected Size of Commercial Vehicle Fleet
The proposed car wash facility would also be utilised by commercial vehicles. To estimate the size of
the relevant commercial vehicle fleet, consideration was given to the proportion of light vehicles
registered as a rental vehicle or commercial vehicle in Queensland. In April 2021, rental vehicles or
commercial vehicles represented 13.6% of the total light vehicle fleet in Queensland, as summarised
in Table 6-4.
Table 6-4 Size of Light Vehicle Commercial Fleet, Queensland, April 2021
Light Vehicle No. of Registrations
Rental (Self Driver Rental) 36,677
Commercial 512,843
All Light Vehicle Registrations 4,045,948
Share of Rental & Commercial Light Vehicles 13.6%
Source: Queensland Government (2021), Vehicle Registrations – Light Vehicles, Queensland Government, Brisbane
This assessment assumes that the commercial vehicle fleet represents 13.6% of the light vehicle fleet
within the trade areas, consistent with the state average. Based on this assumption, the number of
commercial light vehicles within the trade areas is projected to increase from 1,269 vehicles in 2021
to 1,470 vehicles in 2031, as summarised in Table 6-5.
Table 6-5 Projected Size of Commercial Vehicle Fleet, Trade Areas, 2021-2031
2021 2023 2025 2027 2029 2031
Estimated size of vehicle fleet in Trade Area
PTA 5,785 5,957 6,135 6,318 6,507 6,702
STA 2,287 2,355 2,425 2,498 2,573 2,650
Total 8,071 8,312 8,560 8,816 9,080 9,353
Size of Light Commercial Vehicle Fleet (13.2% of light vehicle registration)
PTA 909 936 964 993 1,023 1,053
STA 359 370 381 393 404 417
Total 1,269 1,306 1,345 1,386 1,427 1,470
Source: Bull & Bear Economics (2022)
6.1.4 Non Trade Area Demand
In addition to demand generated from within the trade areas, the proposed car wash facility is also
anticipated to be utilised by non-trade area vehicles, e.g. vehicles may travel to the Subject Site
from nearby caravan parks, campsites or holiday/tourist parks on the way home from their holiday.
Table 6-6 outlines the caravan parks, campsites and holiday/tourist parks that are either within the
trade areas or proximate to the trade areas. There are two caravan parks, one holiday park and
one campsite within the PTA. Similarly, there is one caravan park within the STA. There were five other
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proximate caravan parks, campsites and holiday/tourist parks identified east and south of the trade
areas.
Table 6-6 Caravan Parks, Campsites and Holiday/Tourist Parks proximate to the Subject Site, 2022
Name of Caravan Park, Address Description Within the Distance
Campsite or Tourist Park Trade from
Area? Subject Site
(km)
Cooroy RV Stopover 17 Mary River Rd, Cooroy QLD 4563 Caravan Yes (PTA) 1.3
Park
Cooroy’s No Worries RV 154 Holts Rd, Cooroy QLD 4563 Caravan Yes (PTA) 3.6
Park
Cooroy Mountain Park 111 Lukes Rd, Cooroy Mountain QLD Holiday Yes (PTA) 5.6
4563 Park
Camp Cooroora Lot 6 Collwood Rd, Lake MacDonald Campsite Yes (PTA) 9.5
QLD 4563
Pomona Caravan Park 15 Pavilion St, Pomona QLD 4568 Caravan Yes (STA) 10.0
Park
Eumundi RV Stop Over Napier Rd &, Albert St, Eumundi QLD Caravan No 8.8
4562 Park
BIG4 Ingenia Holidays Noosa 141 Cooroy Noosa Rd, Tewantin QLD Caravan No 11.3
4565 Park and
Campsites
Noosa Caravan Park 143 Moorindil St, Tewantin QLD 4565 Caravan No 15.2
Park and
Campsites
Noosa North Shore Retreat & 1 Beach Rd, Noosa North Shore QLD Caravan No 18.35
Tourist Park 4565 Park and
Campsites
Noosa River Holiday Park 4 Russell St, Noosaville QLD 4566 Holiday No 20.0
Park
Source: Google Maps (2022)
Based on the number of caravan parks, campsites and holiday/tourist parks proximate to the
Subject Site, this assessment has assumed that 5% of the total relevant fleet for the car wash facility
represents non-trade area vehicles. Non-trade area demand is projected to increase from 562
vehicles in 2021 to 651 vehicles in 2031, which represents less than two non-trade area vehicles per
day utilising the car wash facility.
Based on the above assumptions, the total relevant fleet for the proposed car wash facility is
anticipated to increase from 11,516 vehicles in 2021 to 13,344 vehicles in 2031, as summarised in
Table 6-7.
5 Includes a trip on the Tewantin Ferry
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Table 6-7 Projected Size of Non-Trade Area Vehicle Fleet and Total Vehicles of Relevance, 2020-2031
2021 2023 2025 2027 2029 2031
Local vehicles within the Trade Area 10,940 11,266 11,602 11,949 12,307 12,677
Uplift for Non-Trade Area vehicles (5% of fleet) 576 593 611 629 648 667
Total vehicles of relevance 11,516 11,859 12,213 12,578 12,955 13,344
Source: Bull & Bear Economics (2022)
6.1.5 Car Wash Facility Demand
The ABS Motor Vehicle Census reports the number of motor vehicles registered in Australia several
sub-categories. The relevant categories for our assessment of car wash demand are passenger
vehicles, campervans and light commercial vehicles. In 2021 the size of the relevant vehicle fleet is
18,444,456 vehicles.
In 2021, IBISWorld reported that there were 2,259 car wash establishments in Australia, which
translates to an estimated 8,165 vehicles per establishment.
Table 6-8 denotes the estimated number of vehicles per establishment in 2021.
Table 6-8 Vehicles per Establishment, Australia, 2021
Indicator No.
Relevant Vehicle Fleet, Australia, 2021 18,444,456
Car Wash & Detailing Services Establishments, Australia 2,259
Vehicles per establishment, Australia 8,165
Source: ABS (2021), IBIS World (2021)
6.2 Car Wash Facility Demand
Based on the methodology discussed in the previous section, there is demand for 1.4 car wash
facilities in 2021, growing to demand for 1.6 car wash facilities by 2031.
Table 6-9 details demand for commercial car wash facilities within the combined trade area, based
on national provision ratios.
Table 6-9 Demand for Commercial Car Wash Facilities in the Trade Areas, 2021 to 2031
2021 2023 2025 2027 2029 2031
Total vehicles of relevance 11,516 11,859 12,213 12,578 12,955 13,344
Average vehicles / car wash facility 8,165 8,165 8,165 8,165 8,165 8,165
Car Wash Facility Demand in Trade Areas 1.4 1.5 1.5 1.5 1.6 1.6
Source: Bull & Bear Economics (2022)
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Alternative Sites Assessment
Consideration has been given to alternative sites within the PTA and STA where car wash is a Code
Assessable use. This appears to be limited to the low or medium impact industry zone6.
Within the PTA there were seven appropriately zoned vacant sites (which are not significantly
constrained by biodiversity layers) ranging from 0.2 hectares to 11 hectares. However, the following
four sites are currently owned by Noosa Shire Council:
+ 70 Carpenters Road, Cooroy;
+ 25 Jarrah Street, Cooroy;
+ 27 Jarrah Street, Cooroy;
+ 29 Jarrah Street, Cooroy; and
+ 31 Jarrah Street, Cooroy.
Whilst 70 Carpenters Road appears vacant as at July 2021 it currently has an in progress
development application for a relocatable home park (MCU22/0039). As such would be unlikely to
be available for a new car wash.
As the rest of these sites are owned by Noosa Shire Council, it is unlikely that these locations would
become available for private purchase and as such, could not reasonably facilitate the proposed
development in a more suitable manner than the Subject Site. Additionally, these sites are not
conveniently located to serve the needs of private motor vehicle owners and would require private
motor vehicle owners to enter into the industrial estate to clean their cars. As a general principle,
effort should be made to avoid the need for household trade to be drawn into industrial areas which
predominantly cater for business-to-business transactions.
The remaining appropriately zoned vacant sites, which have no biodiversity constraints on
development, within the PTA are at the following locations:
+ 1 Taylor Court, Cooroy; and
+ 3 Taylor Court, Cooroy.
These sites are part of the Nandroya Industrial Estate and whilst these sites appear to be vacant as at
July 2021, both sites have approved development applications for industrial tenancies (MCU22/0003
& MCU22/0082). As such these sites would not be available for use for a new car wash.
Within the PTA there are also two appropriately zoned lots which are currently underutilised, one at
17 Jarrah Street, Cooroy and 9 Mary River Road, Cooroy. Both of these sites host existing uses, but
appear to have surplus land. Both sites are isolated from the main routes passing through Cooroy
and are only accessible via the Cooroy Industrial Estate. With car washes providing a convenience-
based service these isolated sites would not meet the economic and community need identified for
the proposed use on the subject site.
Within STA, there are no appropriately zoned vacant land parcels which could be suitable
alternative sites for the proposed development. However, there is one undeveloped site which
could accommodate car wash facility proposed for the Subject Site. This site is located on the
corner of Exhibition Street and Factory Street in Pomona and is significantly larger than the Subject
6 As per Noosa Plan 2020, a car wash is allowable in the following zones: Low Impact Industry and Medium Impact Industry.
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Site with a total site area of 19,688sqm, and represents a lot size well beyond what would be
considered necessary. Additionally, being located in the STA this site would not be able to meet the
economic and community need identified for the proposed use on the subject site.
Table 7-1 Vacant and Underutilised Industrial Land within the Trade Areas, 2021
Address Lot Number Biodiversity Ownership Lot Size
Layer (Ha)
70 Carpenters Rd, Cooroy Qld 1SP248288 Yes Noosa Shire Council 11.0
4563
31 Jarrah St, Cooroy Qld 4563 3SP262436 Yes Noosa Shire Council 0.6
29 Jarrah St, Cooroy Qld 4563 8SP262436 Partially Noosa Shire Council 0.2
27 Jarrah St, Cooroy Qld 4563 7SP262436 Partially Noosa Shire Council 0.2
25 Jarrah St, Cooroy Qld 4563 6SP262436 Partially Noosa Shire Council 0.2
1 Taylor Ct, Cooroy Qld 4563 1SP324340 No Taylor Court Development Pty 0.3
Ltd
1 Taylor Ct, Cooroy Qld 4563 2SP324340 No Ejmont Nominees Pty ltd (TTE) 0.3
1 Taylor Ct, Cooroy Qld 4563 3SP324340 No Ejmont Nominees Pty ltd (TTE) 0.3
3 Taylor Ct, Cooroy Qld 4563 4SP324340 No Maroolingar Pty Ltd (TTE) 0.6
9 Mary River Rd, Cooroy Qld 4563 4RP105734 No Residential Owner Occupiers 0.2
17 Jarrah St, Cooroy Qld 4563 11RP88322 No Hazeldene Investments Pty Ltd 0.7
6
Exhibition Street, Pomona Qld 2MCH2540 Partially Page Furnishers Pty Ltd 1.9
4568
Source: Bull and Bear Economics, Pricefinder (2022)
Figure 7-1 illustrates the vacant and underutilised lots within the PTA and STA.
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Figure 7-1 Vacant and Underutilised Lots, PTA and STA
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Impact Assessment
Given that there are currently no dedicated commercial car wash facilities within the PTA and STA,
the proposed development at the Subject Site will have no adverse impacts, as residents currently
have to travel outside of the PTA and STA to access a commercial car wash. Alternatively, residents
could engage a mobile car wash provider to come to their home to clean their vehicle(s), however,
there are negative environmental impacts associated with this alternative, as discussed previously in
Section 5 of the report.
Existing car wash facilities within Noosa LGA are all located within Noosaville (two facilities) or Noosa
Northshore (one facility). The Noosa Northshore facility will serve a highly localized market of
residents and visitors to North Shore which is primarily accessible by barge (hence obviously not
convenient to trade area residents). The two facilities at Noosaville will serve a broad catchment
comprising residents of Noosa LGA and Noosa workers who reside elsewhere (e.g. Sunshine Coast).
The most significant diversion of car washing activity among trade are based vehicles will be
diversion from cleaning vehicles at home or work to that of a purpose built facility.
The proposed development is located within the District Centre zone. While a car wash is not
identified as a centre use within Noosa Plan, car wash facilities frequently operate within centres
across Queensland and Australia. The proposed development includes a small food and drink outlet
to provide refreshments to car wash users as well as the general public. Noosa Plan directs car wash
developments into industrial areas, however industrial land within Noosa LGA is scarce and the
industrial area in Cooroy does not offer locational attributes of accessibility and exposure commonly
required by car wash facilities.
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Need Assessment
There are three key dimensions of need, namely:
+ Economic need;
+ Community need; and
+ Planning need.
9.1 Economic Need
Economic need is a function of market demand and the provision of supply, and whether or not
there is a latent unmet demand now or in the immediate to short term. Results from the preceding
analysis indicate there an unmet and growing demand for car wash facilities within the PTA and STA.
At a broader LGA level, our review indicates that there is significant need for additional car washing
facilities within Noosa LGA, with an existing and growing shortfall in provision throughout the
projection horizon.
Based on the findings in Section 4 and 6 of the report, there is need for 1.4 car wash facilities within
the combined trade areas, growing to 1.6 car wash facilities in 2031. Moreover, there is broader
need for commercial car wash facilities within the wider region (i.e. Noosa LGA).
The above demonstrates that there a latent unmet demand for commercial car wash facilities within
the identified trade areas and Noosa LGA more broadly, indicating that the proposed development
would not have unreasonable impacts on existing facilities.
9.2 Community Need
Community need considers such issues as choice, convenience and competition. In terms of
greater choice, convenience and competition, the proposed development would significantly
improve the convenience of residents within the trade area, reducing the need to travel further
afield to have their demand for car wash facilities met (i.e. east of the PTA and STA to the coastal
areas of Noosa LGA). In terms of the spatial distribution of population in the trade areas, the
proposed development represents a central location for the commercial car wash facility. There
are currently no dedicated facilities within Noosa Hinterland. Moreover, the proposed development
will likely capture a significant proportion of visitors to caravan parks, campsites and holiday/tourist
parks that are proximate to the subject site who require a dedicated car wash facility after their trip,
thereby enhancing the convenience of visitors to the region.
The specific location of the subject site between two service station further enhances the level of
convenience offered by the proposed development. The immediate locality is one where motorists
come regularly to refuel their car, the co-location of the car wash represents an immediately
accessible opportunity for those motorists also seeking to wash their cars in a convenient and
environmentally efficient manner.
There is a broader community need associated with the environmental sustainability of commercial
car washes relative to at-home of DIY car washing. A commercial car wash collects detergents and
contaminants so that they do not enter surface or ground water. Given the environmental sensitive
nature of the Noosa biome and the proximity of Cooroy to drinking water storages, there is a
community benefit in preventing chemical runoff into stormwater.
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9.3 Planning Need
In terms of considering planning need it is relevant to consider economic need and community
need first. The assessment clearly demonstrates that there is both an economic and community
need for the proposed development. The issue of planning need is typically left to planners to
consider, however of relevance in this report is Section 7 which demonstrates that there are no
alternative suitable sites within the main trade area that would meet the identified community and
economic need for the proposed development on the subject site. None of the sites identified
where a commercial car wash is a Code Assessable use were available, and in some cases already
owned by Council. Additionally, none of these sites would represent a convenient location for trade
area households to access a commercial car wash relative to the Subject Site.
The proposed development provides a discrete location for local residents to conveniently access a
commercial car wash, with the subject site being located between two service stations. There is a
planning need for the proposed development.
9.4 Summary
In summary, there is significant economic, community and planning need for the proposed
development.
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