260327_Stockwell Further Advice Response

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Advice Required
1. Provide additional information to address the Overall Outcome (4)(a) of the Major Centre Zone
Code and (2)(h) of the Noosaville Local Plan Code. This information should include:
        (a) An Economic Needs Assessment which outlines why the addition of 5 indoor sport and
        recreation tenancies are required and meet the intent of the relevant codes.

Stockwell Response
The construction of ‘Medihub’ was completed in 2024 including 20 x individual tenancies
(Commercial Business Type 1 Office & Type 2 Medical). Since completion, five (5) of these
tenancies (CC12, CC16, CC18, CC19, CC20) have remained vacant. Stockwell have received
multiple Expressions of Interest from tenants proposing uses such as pilates, yoga, sports
recovery, small scale gym, etc, which fall under the defined use of ‘Indoor Sport and Recreation’.

In order to ensure the Medihub precinct, and wider Noosa Civic (Major Centre – Noosa Business
Centre) provides for a large variety of uses and activities to service the Noosa Shire, Stockwell
seeks the approval for Indoor Sport and Recreation to fill vacant tenancies and support the
vitality of the centre and provide employment generating uses. The colocation of Indoor Sport
and Recreation with Health Care Uses is considered to be appropriate and complementary.
Furthermore, it provides increased convenience, accessibility and choice which aligns with the
Overall Outcomes of the Major Centre Zone.

In response to the Further Advice received from Council, Stockwell have instructed Think
Economics to undertake an Economics Needs Assessment (Refer to Appendix A). The report
identifies the relevant need conditions related to the MCU application by assessing the existing
market conditions and future demand for Indoor Sport and Recreation uses. It is evident from
the assessment there is need and the trade area can support additional facilities; the proposal
should therefore be supported by Council.

The findings of the Economic Needs Assessment identifies a supply gap across key areas
including gym, pilates, yoga and sports recovery, translating to economic need for the scale and
mix of indoor sports and recreation uses proposed. The identified need in the trade area is
primarily owing to the following key themes:
    - Benefit to demographic population, contributing not only to personal
        health;
    - Demand linked to higher household incomes;
    - Prominent tourist destination; and
    - Fast growing global wellness industry – average 7.5% between 2019
        and 2023.

The socio-demographic profile of the trade area has been analysed at section 3.2 of the
Economic Needs Assessment, key statistics are tabled below.

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Table 1: Socio-demographic Profile (of the Trade Area)
                            Trade Area                SEQ                  Australia
 Age – 50+                     42.4%                  34%                   35.4%
 Median Age                      49                    39                     38
 Couple households, no         35.5%                 27.5%                  26.9%
 children
 Home ownership                73.6%                 65.2%                  68.3%
 Median house price           $2.27m                      $1.19m (Sunshine Coast)

It is further noted at section 3.3 of the Economic Needs Assessment, that the trade area
population and tourist population is expected to continue to increase annually to 2031. This
growth will generate an associated increase in related indoor sport, health and wellness services
demand.

Expenditure and participation across sports, fitness, recovery and wellness activities has
increased substantially over the past five years, with a noticeable supply response in many areas.
This trend is expected to continue increasing, particularly in areas like Noosa where there are
higher proportions of self-funded and active retirees, as well as younger people with relatively
high household incomes and tourists/visitors to the area.

Gap Analysis
As outlined in section 5 of the Economic Need Assessment, there is identified need for Indoor
Sport and Recreation uses; specifically, gyms, pilates, yoga and sport recovery.
    - Gyms (s5.1): demand for up to seven (7) additional gyms within the
        trade area
    - Pilates (s5.2): demand for up to four (4) studios (if demand from
        tourism is taken into account)
    - Yoga (s5.3): demand for up to four (4) studios (based on resident
        demand alone)
    - Sports Recovery (s5.4): undersupply of up to two (2) recovery facilities

Collectively, it is concluded that the trade area could sustain at least seventeen (17) additional
Indoor Sport and Recreation establishments, without consideration to future population and
expectant tourism growth.

With consideration to the size of the tenancies proposed, the assessment undertaken identifies
that while there are seventeen (17) existing Indoor Sport and Recreation establishments
operating in the trade area, only three (3) of these have a floorspace exceeding 400m2. This
clearly identifies the demand for smaller, local and more specialized facilities within the locality.

The proposed use compliments the Major Centre (Noosa Business Centre) by generating
development and growth in Noosa Shire, particularly those which are associated with health and
wellness uses.

In addressing Major Centre Zone Code Overall Outcome (4)(a), the report highlights that the
ongoing vacant status of the tenancies at Medihub demonstrates lack of demand for large
format showroom retail uses at this location. The subject tenancies have remained vacant since
completion of the Medihub building in 2024, despite active marketing and leasing efforts. The

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proposed indoor sport and recreation uses are undeniably compatible and complementary uses
within Medihub, and will activate existing approved floor space, improve operations of the site
and support the broader function of the Centre.

The proposal aligns with Overall Outcome (2)(h) of the Noosaville Local Plan, which identifies the
Noosa Business Centre as the primary focus for employment generating development, across
education, health and wellness, digital economy, environmental industries and professional
services sectors. The introduction of additional indoor sports and recreation uses within the
vacant tenancies strengthens this by supporting small businesses, creating employment
opportunities, and expanding the range of health and wellbeing services within this Centre. The
location of medical, health and wellness use within the Medihub building delivers clear
community benefits and represents an efficient and logical land use outcome consistent with
the Local Plan’s strategic intent.

Issue – End of Trip Facilities
The existing building was established and assessed in accordance with the superseded Noosa Plan
2006 requirements and does not currently include the required number of end of trip facilities. It is
acknowledged that the carparking requirements are met as the development provides car parking
at a rate of 1 space per 20m2 which is consistent with the current requirements. End of trip
facilities are required to address Performance Outcome PO6 of the Driveways and Parking Code.
Table 9.4.1.4 of the Driveways and Parking Code stipulates that where five or more bicycle parking
spaces are required, end-of-trip cycle facilities are provided
at the following rate—
     (a) one locker per two bicycle parking spaces; and
     (b) one shower cubicle with ancillary change room per ten bicycle spaces or part thereof.

The proposal seeks to establish 5 indoor sport and recreation tenancies with a total gross floor
area of 457m2, bicycle spaces are calculated at a total of one space per 50m 2 up to 500m2. A total
of 10 bicycle spaces, 5 locker spaces and one shower cubicle with ancillary change room is
required.

Advice Required
Provide additional information to demonstrate how Performance Outcome PO6 of the
Driveway and Parking Code is achieved. This should include:
     (a) Provide parking in accordance with the requirements of Table 9.4.1.4 of the
     Driveways and Parking Code.

Stockwell Response
As noted by Council, the carparking provisions are met; the rate of parking is consistent with the
current requirements at 1/20m2.There is no change to carparking provision required.

With consideration to End of Trip facilities including bicycle parking, lockers and shower
cubicles, each tenant would provide these within the tenancies by connecting to the existing
infrastructure (i.e. plumbing connection to each tenancy). Additional bicycle parking can be
provided on site.

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To address PO6, Stockwell confirms that the provision of end of trip facilities can be secured
through an appropriate condition of approval. This condition would include the below;

       - 10 bicycle parking spaces,
       - 5 secure locker spaces, and
       - 1 shower cubicle with ancillary change room facilities,

Conclusion:
The Economic Needs Assessment commissioned has concluded that there is economic,
planning and community need supporting the proposed opportunity for Indoor Sport and
Recreation uses at the subject site. While it is acknowledged there are existing Indoor Sport and
Recreation tenancies contributing to local supply throughout Noosaville and the surround local
area, there remains need for additional supply and flexibility within commercial spaces in order
to respond to the known, and growing need. Furthermore, it is essential that there is flexibility
and capacity offered across commercial space/tenancies in order to support existing needs,
growth in demand and the required supply response.

We look forward to your prompt and favourable assessment of our response to Further Advice.
Should you have any questions or require additional information, please don’t hesitate to contact
the undersigned.

Regards,




Holly Lucas
Senior Development Manager – Planning
Stockwell

P: 0466994436
E: [email protected]