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MCU14/0056 - Attachment H -Economic Needs Assessment
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Proposed Myall Street Mixed Use
Development
Needs Assessment
Prepared for
Creekgold Pty Ltd
July 2014
12022
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CONTENTS
SUMMARY ....................................................................................1
1. INTRODUCTION ....................................................................4
1.1 Purpose of Report and Methodology ........................................... 6
2. CENTRE NETWORK ..............................................................9
2.1 Noosa Plan Centres Network ........................................................ 9
2.2 Existing Centres - Supermarkets and Grocery Stores ............. 10
2.3 Proposed Developments ............................................................. 15
3. RETAIL MARKET FUNDAMENTALS ..................................16
3.1 Trade Area Defined ...................................................................... 16
3.2 Population and Households ........................................................ 18
3.3 Socio-economic Characteristics ................................................ 18
3.4 Household Retail Spending Potential ........................................ 20
3.5 Retail Component Performance Prospects ............................... 22
3.6 Impact Analysis ............................................................................ 24
4. SERVICE STATION MARKET POTENTIAL AND IMPACTS
27
4.1 Service station network ............................................................... 27
4.2 Demand Analysis ......................................................................... 28
4.3 Potential Impacts.......................................................................... 29
5. COMMUNITY NEED AND DEMAND ASSESSMENT...........32
5.1 Conclusions .................................................................................. 33
ABN 59 111 542 673
Suite 31, Level 4
50-56 Sanders Street
UPPER MT
GRAVATT,
QLD, 4122
P: (07) 3422 2011
F: (07) 3422 0899
www.foresightpartners.com.au
Page 4
Disclaimer LIST OF FIGURES
The sole purpose of this report is to
provide Creekgold Pty Ltd with Figure 1.1: Site area, Myall Street Development 4
information in accordance with
Figure 1.2: Proposed Myall Street Development Concept Plan 5
Figure 1.3: Cooroy southern interchange 8
Foresight Partners Pty Ltd’s scope
Figure 2.1: Noosa Plan Centre Hierarchy 9
of services set out in its proposal to
Figure 2.2: Main Trade Area and Existing Centres, Supermarkets and
the Client. Fast Food Outlet 12
Figure 3.1: Estimated Trade Area, Proposed Myall Street Development,
Foresight Partners has relied upon
Cooroy 17
information relevant to this report
Figure 4.1: Service Station outlets along the Bruce Highway 31
provided by government agencies,
the Client and others. Except as
otherwise stated in the report,
Foresight Partners has not
attempted to verify the accuracy or LIST OF TABLES
completeness of such information.
Table 2.1: Major and Smaller Supermarkets Located in or Near the
The assumptions underlying the
Proposed Centres Trade Area 11
findings, observations, forecasts
Table 2.2: Fast-food retail outlets in and near the trade area 11
and conclusions presented in this Table 2.3: Cooroy Town Centre Tenancy Mix, February 2014 14
report are subject to significant Table 3.1: Estimated Population & Households, Proposed Retail Trade
uncertainties and contingencies. Area, June 2006 to June 2021 18
Therefore, actual results may differ Table 3.2: Summary of selected socio-economic characteristics, Myall
significantly from forecast results.
Street Development Trade Area, 2011 19
Table 3.3: Average Household Retail Expenditure by Commodity Group
Foresight Partners do not make or
(2013 $ values) 21
imply any warranty or guarantee Table 3.4: Total available retail spend, Myall Street Mixed Use
with respect to the data reported or Development Trade Area, 2013 to 2021 (2013 $ values) 22
to the findings, observations, Table 3.5: Market Shares by Retail Category 23
forecasts and conclusions Table 3.6: Forecast Supermarket and Fast-Food turnover (2013 $ values)23
expressed in this report. Foresight Table 4.1: Locations and characteristics of highway and township based
service stations 27
Partners cannot confirm or
guarantee achievement of any
forecast growth or performance, as
future events, by nature, are not
amenable to independent
confirmation or substantiation.
Page 5
SUMMARY
Creekgold Pty Ltd proposes to develop a mixed use development comprising a small
supermarket, fast-food restaurant and service station as part of a larger multi-staged
development which will ultimately include a car wash, self-storage facility and tourist
accommodation. The site, a 6.77 hectare lot zoned rural, is bounded by Myall Street and
the Bruce Highway off-ramp on the southern edge of the Cooroy township area. It is
anticipated the mix of uses will largely serve visitors and highway traffic in the region as
well as local residents.
Foresight Partners Pty Ltd was commissioned to prepare an economic impact and needs
assessment for the proposed fast-food restaurant (283m2), supermarket and service
station (1,145m2) components of the mixed-use development
Existing Centres – Supermarkets and Grocery Stores
Our investigations indicate that the Town Centre precinct offers about 73 street front retail
shops and services and about a further 39 commercial and professional service
tenancies.The 2,500m2 Supa IGA is the only supermarket in Cooroy and there is a relative
dearth of fast-food take-away dining options with only two national chains present
(Subway and Eagle Boys).
At February 2013, there were five retail vacancies (approximately 450m2) identified which
are considered suitable for retail use, reflecting a vacancy rate of around 4.9%.
Retail Market Fundamentals
The resident trade area for the retail component of the proposed mixed-use development
encompasses the Cooroy Township, as well as rural areas, especially close to the Bruce
Highway.
The residential trade area had an estimated 5,250 people residing in 2,150 private
dwellings as at June 2013. It is estimated that there will be modest levels of growth within
the trade area between 2013 and 2021 of 590 new residents in 260 additional dwellings to
reach about 5,840 residents in 2,410 private dwellings.
As at June 2013, it is estimated that the trade area households generated approximately
$61.9 million in retail sales potential, and this is expected to increase to about $67.5
million by 2017, the retail components assumed first full year of trading. By June 2021
(fifth year of trading) available spending is forecast to reach $72.1 million (constant 2013 $
values).
Retail Performance and Impacts
The retail component of the proposed mixed-use development is forecast to achieve sales
of $10.6 million in its first full year of trading in 2017, of which $7 million is generated by
trade area residents, and represents an overall market share of about 10.4%.
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The forecast supermarket, service station and fast-food sales of $10.6 million (excluding
petrol) at 2017 also represent the impact upon the retail network in that year. Almost all of
the service station and supermarket potential sales ($8.6 million) are likely to be
transferred from the Supa IGA within the Cooroy Town Centre.
In effect, this impact will be on its sister store, which will be under common ownership.
The Supa IGA in Cooroy is understood to be trading exceptionally well and will continue to
do so even with the introduction of the proposed new store on the subject site.
There is unlikely to be any significant impact on other retailers in the town centre as the
proposed development is offering a different and lesser function. Fast food impacts are
likely to be highly dispersed with no centre or individual store being significantly impacted
as it will be serving a highway and visitor focus.
The impact of the proposed supermarket and fast-food restaurant on the retail network will
be ameliorated by an increase in spending potential of trade area households of $4.6
million between 2017 (the assumed first full year of trading) and 2021 and should allow
Cooroy Town Centre specialty retailers to recoup all or most of any impacts attributable to
the proposed development within a few years. Only the impacts upon the Supa IGA sister
store may take somewhat longer to recoup.
Service Station Market Potential and Impacts
The Cooroy urban area is currently served by two service stations. Other service stations
are located at Pomona, Eumundi, Yandina and along the Bruce Highway.
The nearest service station north of Cooroy along the Bruce Highway is Matilda Fuels at
Kybong some 29 kilometres distance. The nearest south bound service station on the
Bruce Highway is the BP at Forest Glen, some 31 kilometers away.
Future population growth within the proposed development trade area, and the increase in
traffic volumes along the Bruce Highway, will generate demand and community need for
additional service station facilities.
The intended role of the proposed service station is primarily as a highway based facility.
For this reason, it is forecast that a significant component of its fuel and ancillary retail
sales are expected to originate from outside the Cooroy area and, given the distances to
any competitive service station would mean the impacts will be widely dispersed and
direct impact on any individual station is likely to be low and not a cause for concern.
Community Need and Demand
The establishment of a mixed-use development comprising a small supermarket, fast-food
restaurant, service-station, car wash, self-storage facility and tourist accommodation
would fill a gap in the provision of services not only to the local community but particularly
the passing traffic on the Bruce Highway and visitors.
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Population growth within the residential trade area and forecast increases in traffic
volumes on the Bruce Highway will generate increasing demand for service station
facilities that are convenient to the highway.
The proposed centre should also generate positive or beneficial impacts, such as:
improving choice and fostering competition in price and service in fast-food and
fuel retailing;
offering high levels of accessibility for convenience, fast-food and fuel retailing to
the local community, visitors and passing traffic;
creating short-term employment during the construction phase, which is expected
to benefit the broader regional economy and creating about 43 jobs from the retail
component (across a mix of full-time, part-time and casual positions). Net
employment gains, however, would be less as some jobs would be transferred
from existing businesses and centres; and
providing facilities that are compatible with the proposed future land uses and the
development of the Cooroy Southern Interchange.
It is concluded that there is a demonstrated need for the proposed mixed use
development and it is well located to serve the residents, visitors and highway traffic in the
region. As the proposed uses are expected to attract a majority of its patronage from
regional traffic, it is not anticipated to affect the function and viability of the Cooroy Town
Centre or any existing service stations, and the benefits to the community are expected to
outweigh any negative impacts.
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1. INTRODUCTION
Creekgold Pty Ltd is proposing to develop a mixed use development on a site formally
identified as Lot 4 RP 852045. The proposal consists of a range of uses including a
service station, car wash, small supermarket, fast food restaurant with drive thru, self-
storage units and a tourist park.
The subject site, as shown in Figure 1.1, is a 6.77 hectare lot located at the entrance to
the Cooroy township area and fronts Myall Road to the East and the Bruce Highway off-
ramp to the West. The site is currently vacant and zoned rural in the Cooroy-Lake
McDonald Zone of the Noosa Plan 2006.
Figure 1.1: Site area, Myall Street Development
Cooroy
Subject Site
Bruce Highway
Source: Google Earth
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The proposal, as shown in Figure 1.2, has a total gross floor area of approximately
2,030m2 of which 575m2 is allocated to the outdoor seating and service station refueling
canopy. The retail component of 1,455m2 is comprised of a 283m2 fast food restaurant
with drive thru and 1,146m2 supermarket and fuel retail component (additional 26m2 is
allocated to an internal service corridor).
Figure 1.2: Proposed Myall Street Development Concept Plan
Other preliminary uses incorporated into the development include:
1,065m2 warehouse/storage space to be operated as a 52 unit self-storage facility;
150m2 car wash; and
Tourist Park comprised of:
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Proposed Myall Street Development
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o 10 cabins
o 31 caravan park sites;
o Admin office; and
o Amenities building.
The service centre will be highly visible to Bruce Highway traffic and the construction of
the new Cooroy interchange, due for completion in late 2016, will enhance the site’s
visibility and accessibility from both directions of the Highway. Its proximity and access to
the Bruce Highway means it will effectively operate as a highway oriented development
and its market prospects have been assessed accordingly. Figure 1.3 shows the Cooroy
Southern Interchange map and outlines the key project features.
This report addresses the service station and retail components of the proposal.
1.1 Purpose of Report and Methodology
Foresight Partners Pty Ltd was commissioned to prepare this economic impact and needs
assessment for the proposed retail and service station component. The primary objectives
of this assessment are to:
assess the market prospects of the proposed development’s retail and service
station components;
evaluate the potential adverse economic impacts upon the viability and vitality of
other centres and its implications for other approved or planned centre
development; and
assess the community need for the proposed development, and the potential
benefits and dis-benefits accruing to the Cooroy community.
In preparing this report, a number of investigations were undertaken. These included:
a reconnaissance of the Cooroy area, undertaken in February 2014, noting the
position of the site, surrounding land uses and accessibility;
determination of the centre’s likely trade area, based upon the location of other
centres, their functional role and competitiveness, the road network, topography
and other factors;
a reconnaissance and inventory of retail centres and service stations in and near
the defined trade area noting their composition, role and function, vacant space and
other observable characteristics to assist in the assessment of potential impacts
and benefits of the proposed neighbourhood centre;
preparation of population and household forecasts for this trade area based on
historic dwelling approval data, and population projections for the Cooroy area;
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extraction and examination of the socio-economic characteristics of trade area
households as derived from the 2011 (and 2006) Census and interpretation in
terms of demand for convenience based retail and related activity;
estimation of the pool of expenditure available from trade area households at June
2013 (the base year for this analysis) and forecasts of how this pool will increase
over time (in constant December 2013 dollar values);
estimation of the likely performance prospects of the supermarket and fast food
outlet in its first, third and fifth years of trading derived from a market share
analysis. We have based this analysis on the assumption that the proposed
development would open in 2016 (coinciding with the proposed completion of the
Cooroy Southern Interchange) and, for the purposes of population expenditure
projections and impact analysis, the year ending June 2017 is the assumed first full
year of trading; and
assessed the potential need for a service station and fast-food retailer as part of the
sites overall development.
These investigations provided the basis for this needs and impact analysis.
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Figure 1.3: Cooroy southern interchange
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2. CENTRE NETWORK
This chapter provides an overview of the existing network of centers currently serving
Cooroy and the surrounding localities of Pomona, Eumundi and Yandina, all of which
border or are in close proximity to the Bruce Highway.
2.1 Noosa Plan Centres Network
Under the Queensland Government’s Planning Provisions’ centre hierarchy (Version 3.0,
October 2013) the proposed development would reflect a Neighbourhood Centre.
The Noosa Plan is the planning scheme covering the Noosa Shire, and the scheme under
which the proposed development in Cooroy will be assessed. The Noosa Plan has a
hierarchy of centres serving the broader Noosa area comprising a Shire Business Centre,
four Business Centres and a number of Neighbourhood, Village and Visitor Centres.
Figure 2.1 below illustrates the Centre’s Hierarchy in the planning scheme for the Noosa
Region.
Figure 2.1: Noosa Plan Centre Hierarchy
Shire Business
Centre
Business
Centre
Neighbourhood
Centre
Village Centre
Source: The Noosa Plan
The Shire Business Centre located off Eenie Creek Road, Noosaville is designated as the
business and employment focus of the Shire and, amongst industrial, commercial and
community facilities, it includes the Noosa Civic Shopping Centre anchored by
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Woolworths and Big W. It provides the highest order retail, commercial, community and
government services for the area contained within the shire boundaries.
The four existing Business Centres consist of:
Noosa Junction;
Noosaville;
Tewantin; and
Cooroy.
The intent of the Business Centres is to accommodate some commercial and retail infill
within the Business Zone to service the surrounding population but not to the extent that
they, individually or cumulatively, would adversely affect the viability, vitality of business
centre roles of the Noosa Business Centre.
Noosa’s network of Neighbourhood and Village Centres consist of smaller centres
catering to the convenience retail needs of neighbourhoods and local areas.
The scheme also includes Visitor Mixed Use Zones at Hastings Street, Noosa Heads;
Gympie Terrace, Noosaville; Duke Street at Sunshine Beach; and Heron Street at
Peregian Beach. These centres also contribute significantly to retail and hospitality
employment.
Cooroy forms part of the Cooroy & Lake MacDonald Locality Plan of the Noosa Plan and
is identified as a Business Centre. The well-established business centre of Cooroy
services much of the hinterland of Noosa generally providing mainly commercial, retail,
food and services but with some higher order goods such as fashion, auto parts and rural
supplies. The town is well provided with professional services, medical, community and
educational facilities.
Cooroy contains one of Noosa’s industrial estates, Nandroya Industrial Estate, with
capacity for considerable employment growth and diversity, its strategic highway location
is particularly important for this growth. This, along with other Cooroy businesses,
provides a considerable amount of hinterland employment. Given the rail and highway
access some residents of this locality commute to Brisbane or closer employment centres.
The proposed development does not sit comfortably within Council’s Centre Hierarchy,
being a mix of tourist accommodation, retail, service station and self-storage units, with a
strong highway oriented focus. Although the two retail shops (totaling 1,210m 2), occupy
only a small part of the mixed use development’s site area, its retail function could be
considered as a neighbourhood centre, albeit a small one.
2.2 Existing Centres - Supermarkets and Grocery Stores
This section sets out a brief description of the centres and retail areas most relevant to the
market prospects and potential impacts of the proposed development in Cooroy. The
relevant areas include Cooroy, Pomona and localities adjacent to the Bruce Highway
including Eumundi and Yandina.
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Figure 2.2 shows the locations of the centres in and near the proposed development’s
residential trade area. Although Noosa Civic and other larger centres further afield are
shown, these would have little bearing on the retail prospects and tenancy options for the
proposed development.
Table 2.1 summarises existing major and smaller supermarkets within the Cooroy,
Pomona, Eumundi and Yandina localities and identifies the nearest large supermarkets.
Table 2.1: Major and Smaller Supermarkets Located in or Near the Proposed Centres Trade Area
Supermarket Driving Distance
Centre Name Address Suburb
/ Grocery from Subject Site
SUPA IGA Cooroy 3 Emerald St Cooroy 1.4km
IGA Pomona 3-5 Reserve St Pomona 11.3km
IGA Noosa Outlook 63-73 St Andrews Dr Tewantin 14.4km
Woolworths Tewantin Blakesly St Tewantin 15.4km
Noosa Civic
Woolworths 28 Eenie Creek Rd Noosaville 16.8km
Shopping Centre
Yandina Shopping
IGA 2 Stevens St Yandina 17.8km
Centre
Source: Foresight Partners
Table 2.2 summarises existing fast food outlets within and near the proposed centre’s
trade area which are also shown on Figure 2.2.
Table 2.2: Fast-food retail outlets in and near the trade area
Driving Distance
Retailer Address Suburb
from Subject Site
Eagle Boys 1/24 Cedar St Cooroy 1.2km
Subway 6/1 Diamond St Cooroy 1.4km
Cooroy Fish and
5/1 Diamond St Cooroy 1.4km
Chips
Eagle Boys 10-12 Memorial Ave Tewantin 15.7km
Red Rooster 28 Eenie Creek Rd Noosaville 17km
Subway 28 Eenie Creek Rd Noosaville 17km
Noosa Homemaker Centre
McDonalds Noosaville 18.5km
18-36 Thomas St
Noosa Homemaker Centre
Dominos Noosaville 18.5km
18-36 Thomas St
Red Rooster Cnr Mary & Thomas St Noosaville 18.6km
KFC 1 / 4 Sunshine Beach Rd Noosa 23km
Source: Foresight Partners
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Figure 2.2: Main Trade Area and Existing Centres, Supermarkets and Fast Food Outlets
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Eastern Trade Area Fast Food Outlet SUPA IGA Cooroy Village Shopping Centre
Page 17
Cooroy
The Cooroy Township is estimated to contain approximately 117 shop fronts in the main
town centre area. An inspection in February 2014 recorded a total of 73 street front retail
shops and services trading in the town centre area and 39 commercial and professional
service tenancies.
The 2,500m2 Supa IGA is the only supermarket in Cooroy.
Discussions with local agents and online research conducted via realcommercial.com.au
have revealed that the retail environment in Cooroy is thriving and retail property is tightly
held.
There is a relative dearth of fast-food take-away dining options in Cooroy with only two
national chains present in the market, Subway and Eagle Boys. The nearest Red Rooster,
McDonalds and KFC are located 17 kilometres or more from Cooroy, which equates to a
minimum of 34 kilometre round trip.
Pomona
Pomona is located approximately 13 kilometres to the north of Cooroy. It is a small rural
township comprised of 33 retail and commercial shop fronts. The Supa IGA is the only
supermarket in Pomona and is estimated at around 1,500m2.
Eumundi
Eumundi is a small township located approximately 10 kilometres south of Cooroy. It is
located just off the Bruce Highway at the main Noosa exit. The town is home to the
popular bi-weekly local artisan market, the Original Eumundi Market, and a number of the
town’s retail businesses operate only on market days (Wednesday and Saturday).
Yandina
Yandina is a Sunshine Coast hinterland town just off the Bruce Highway located
approximately 20 kilometres to the south of Cooroy. The IGA is the main food store and is
located in Yandina Shopping Centre, a new neighbourhood centre development
comprised of eight tenancies (three vacant) on the corner of Farrel and Flemming Streets,
Yandina, on the periphery of the town centre area. The town centre has 60 retail and
commercial shop fronts.
2.2.1 Network Performance
Our inspection of the Cooroy Town Centre area revealed five vacant shop fronts (450m2).
Two vacancies of approximately 181m2 were identified in the Wattle Street Complex and
the remaining three vacant tenancies were located in the town centre precinct.
Table 2.3 shows the retail tenancy mix by general category for the Cooroy town centre
area.
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Table 2.3: Cooroy Town Centre Tenancy Mix, February 2014
Tenancy Mix (General Category) No. %
Retail
Take Home Food 11 9.4
Meals-Out / Take-Away 12 10.3
Apparel 5 4.3
Convenience Homewares & Personal Services 26 22.2
Comparison Homewares 17 14.5
Subtotal 71 60.7
Professional services 29 24.8
Entertainment (pubs) 2 1.7
Subtotal 31 26.5
Commercial 10 8.5
Vacant shopfront 5 4.3
Total 117 100.0
Source: Foresight Partners estimates, February 2014
Of the 54 retail and commercial shop fronts in Eumundi, 11 vacancies were identified at
the time of inspection. Four of these tenancies are located in one building on the corner of
Caplick Way and Memorial Drive and appear to be fenced off for redevelopment.
The IGA in Yandina has recently relocated to the new Yandina Shopping Centre. The
centre has four tenancies vacant totaling 515m2. The Parkview Shops, located on Conn
Street, at the entrance to the Yandina Town Centre area contains one vacancy which was
also identified as vacant in an October 2009 inspection. In total there are 65 shop fronts in
Yandina of which nine were identified as vacant at the time of inspection in February
2014.
Pomona has 33 shop fronts in the town centre area of which only two were identified as
vacant, which shows significant improvement in the local retail market compared to a
previous inspection conducted in August 2007, which identified seven shop fronts as
vacant. However this did include four tenancies in a newly constructed building on Station
Road which have since been tenanted.
Based on our observations and low street front vacancy the Cooroy town centre precinct
appears to be performing well despite lingering difficult market conditions for Australian
retailers. Some level of vacant space in the retail network is part of a healthy retail
network as it allows new businesses to enter the market and enables existing businesses
to expand (or contract) in response to changing market conditions.
A vacancy factor of 5% to 8% of total floorspace is generally accepted as a reasonable
level, up from a 3% to 5% range accepted 15 or 20 years ago before larger format retail
showrooms were common and average shop sizes increased. The overall retail vacancy
factor for Cooroy is in the order of 4.9% based on 450m2 of vacant space suitable for retail
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(of the total approximate floor space of 9,250m2)1. A full inventory of retail tenancies in
Cooroy Town Centre area, including the use by floorspace area, is shown in Attachment
A.
2.3 Proposed Developments
Discussion with Noosa Council has identified two relevant applications:
o A Material Change of Use for a Motel and Managers Unit has been approved at
48, 50 & 52 Kauri St, Cooroy (MCU 12/0125). It contains 11 one bedroom motel
units.
o A Material Change of Use application has been submitted to Council for 100m2
retail business (shop) to be associated with an existing service station at 1 Factory
Street, Pomona (Majestic Auto Centre).
1 2
Approximate retail floorspace has been estimated based on an average shop size of 90m ,
except where actual sizes are known.
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3. RETAIL MARKET FUNDAMENTALS
This section defines the residential trade area likely to be served by the proposed mixed
use development. The socio-economic characteristics of the trade area’s resident
population and forecasts of population growth and household formation are presented,
together with estimates of household expenditure potential available now and in future
years.
3.1 Trade Area Defined
Several factors will influence the geographic extent of the proposed development’s
probable trade area, such as:
the size, composition and function of the proposed mixed-use development;
the size, composition and proximity of competitive uses;
nature and proximity of other attractions on-site and in other highway centres ;
ease of access by car;
natural and man-made barriers to movement such as the road network and
topographic features.
The proposed mixed use development will incorporate a 920m2 IGA supermarket, a
260m2 fast-food retail outlet, self-storage units, service station and tourist accommodation
uses.
Although the development will have a strong highway focus in drawing customers and
visitors, its retail component will also serve local residents of the Cooroy region.
The IGA store is the main retail use of the proposed mixed use development. It, and to a
lesser extent, the fast-food restaurant and service station uses will determine the extent of
its local residential catchment or trade area. Its resident trade area encompasses the
Cooroy Township, as well as rural areas, especially close to the Bruce Highway.
The area shown in Figure 3.1 represents a sub-set of a much larger area served by the
Cooroy Business Centre.
Figure 3.1 shows the main trade area defined for the retail component of the proposed
mixed use development, based upon 2011 Census Statistical Area 1 (SA1) boundaries,
which are now the smallest geographic area for which detailed 2011 census data is
available.
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Figure3.1: Estimated Trade Area, Proposed Myall Street Developement, Cooroy
Inset
Inset 1:
1: Existing
Existing IGA
IGA Store
Store
and
and Proposed
Proposed Developement
Developement Site
Site
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Page 22
3.2 Population and Households
Table 3.1 sets out the usual resident population and households for the trade area at the
2011 Census and Foresight Partners’ estimates of future population and households
through to 2021.
Table 3.1: Estimated Population & Households, Proposed Retail Trade Area, June 2006 to June 2021
Increase
Trade Area 2006 2011 2013 2017 2019 2021
2013-2021
Cooroy East
Population 2,578 2,968 3,070 3,310 3,390 3,490 420
Census Boundary changes affect comparability
Households 1,044 1,236 1,280 1,380 1,420 1,460 180
Persons per 2.47 2.40 2.40 2.40 2.39 2.39
dwelling
Cooroy West
Population 2,193 2,112 2,180 2,290 2,330 2,350 170
Households 822 843 870 920 940 950 80
between 2006 and 2011
Persons per 2.67 2.51 2.51 2.49 2.48 2.47
dwelling
Total Trade Area
Population 4,771 5,080 5,250 5,600 5,720 5,840 590
Households 1,866 2,079 2,150 2,300 2,360 2,410 260
2.56 2.44 2.44 2.43 2.42 2.42
Persons per dwelling
Source: ABS 2006 and 2011 Census, Foresight Partners estimates
At June 2013, the base year of this needs analysis, the total market area’s usual resident
population is estimated at approximately 5,250 people residing in 2,150 private dwellings.
The year ending June 2017 is the expected first full year of trading for the retail
component of the proposed development, and 2021 it’s fifth. Over the whole of the
forecast period 2013 to 2021, it is estimated that the trade area will grow modestly by
about 590 new residents in about 260 additional dwellings, reaching a population of 5,840
residents in 2,410 private dwellings.
3.3 Socio-economic Characteristics
A summary of the key socio-economic characteristics of the proposed centre’s trade area
as at the 2011 Census is shown in Table 3.2. Data for the Sunshine Coast and
Queensland are included as benchmarks.
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Table 3.2: Summary of selected socio-economic characteristics, Myall Street Development Trade Area, 2011 Total Cooroy Cooroy Sunshine East West Trade Coast a Age (%) 0-14 19.0 17.9 18.6 18.9 20.3 15-24 10.0 9.1 9.6 11.2 13.6 25-44 19.6 19.6 19.6 23.7 27.9 45-64 28.2 37.7 32.1 28.1 25.2 65+ 23.2 15.7 20.1 18.1 13.1 Employment (%) In labour force 53.3 61.6 56.7 61.4 66.9 Unemployed 6.9 7.9 74 7.0 6.0 White collar occupations 63.5 69.8 66.3 67.5 66.6 Employed per household 0.9 1.1 1.0 1.0 1.2 Household Income (%) $0-$31,000 34.5 25.2 30.9 27.2 22.8 $31 ,000-$65,000 33.8 32.9 33.5 32.0 27.7 $65,000-$130,000 24.6 28.5 26.1 28.8 31.1 Over $130,000 7.1 13.4 9.5 12.0 18.4 Average ($2013 values) $60,902 $73,607 $65,829 $71,406 $83,037 Dwelling Structure (%) Detached 89.4 96.7 92.2 76.6 78.6 Semi-detached 2.8 0.4 1.9 10.1 8.4 Flats/units 6.5 0.0 4.0 11.5 11.8 Other structure 1.3 3.0 2.0 1.9 1.3 Dwelling Tenure (%) Owned 41.4 43.0 42.0 34.6 29.7 Purchasing 31.0 42.5 35.6 33.7 35.4 Renting 26.6 14.5 21.8 30.1 34.0 Mobility (%) No car 7A 1.6 4.9 5.8 7.4 1 Car 41.3 27.5 35.8 38.7 36.5 2 or more cars 51.7 71.0 59.3 55.6 56.1 Education (Aged 20+) (%) Bachelors Degree 8.0 13.0 10.0 11.6 12.8 Grad Dip/Grad Cert 1.4 1.4 1.4 1.7 1.6 Postgraduate Degree 1.9 3.4 2.5 2.2 3.0 Family Type (%) Couples with Children 23.7 31.0 26.6 27.9 31.0 19 Proposed Myall Street Development 12022 Rev 1 30 May 2014
Page 24
Total
Cooroy Cooroy Sunshine
Trade Qld
East West Coast
Area
Couples without Children 31.6 40.0 34.9 32.7 28.6
Single Parent Household 14.3 7.6 11.6 11.2 11.6
Lone Person Household 26.5 16.4 22.5 23.5 22.8
Group/Other Household 4.0 4.9 4.4 4.7 5.9
Ethnicity (%)
Only English spoken at home 97.1 95.9 96.6 95.7 89.7
Source: ABS 2011 Census
The trade area’s key points of difference with these benchmarks are:
The age profile for the whole trade area is older than that of the Sunshine Coast or
Queensland, with a significant (20.1%) part of the population aged 65+, compared
to 13.1% for Queensland.
Couples without Children make up a higher proportion of families, particularly in
the Cooroy West area (40%) compared to Queensland (28%). However, couples
with children in the Cooroy West area also make up a higher proportion (31%) of
family types than in Cooroy East and is on par with the Queensland profile,
reflecting significantly lower proportions of single parent and lone person
households in Cooroy West.
Average household income ($65,829) is lower than for the Sunshine Coast
($71,406) and Queensland ($83,037). It is higher in the Cooroy West area
($73,607) reflecting a higher average number of employed persons per household
compared to the Sunshine Coast.
These characteristics point to a lower average household spend on retail goods and
services, with a propensity to spend proportionately more on food and convenience
goods, and less on apparel and comparison household goods.
3.4 Household Retail Spending Potential
Average retail expenditure levels for households in the trade area were derived using
average household income data based upon the 2011 Census, the ABS 2009-10
Household Expenditure Survey and National and State Accounts data. Dollar values were
inflated to common December 2013 values using Brisbane Consumer Price Index data.
Household retail expenditures consist of five broad categories:
Take home food – which includes food expenditure at supermarkets, grocery
stores, greengrocers, butchers, bakers, tobacconists, delis and bottle shops;
Meals out and take away food – including restaurants, takeaways, cafes and
coffee shops;
Apparel – clothing and footwear, including clothing hire services;
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Convenience homewares and personal services – includes non-food products
typically sold in chemists, newsagents and supermarkets (e.g., paper products, pet
supplies, cleaning items and personal health and beauty products) and personal
services (e.g. hairdresser, DVD hire, dry-cleaning);
Comparison Homewares – goods that consumers buy at infrequent intervals and
would normally compare prices before purchasing (for example furniture,
appliances, tools, computers, jewellery and luggage).
Household spending on take home food, meals out-take away and some convenience
homewares will be of most relevance to the retail component of the proposed mixed-use
development.
3.4.1 Average Household Spending Potential
Table 3.3 sets out the estimated average household retail spending by the five commodity
groups (in 2013 $ values).
Table 3.3: Average Household Retail Expenditure by Commodity Group (2013 $ values)
Take Meals out Convenience Comparison
Apparel
Trade Area home and take Homewares/ Homewares Total ($)
($)
food ($) away ($) services ($) ($)
Cooroy East 9,810 4,220 2,200 5,010 6,600 27,840
Cooroy West 10,610 4,570 2,380 5,420 7,140 30,120
Total Trade Area 10,135 4,360 2,270 5,180 6,820 28,770
Sunshine Coast 10,470 4,510 2,340 5,350 7,050 29,720
Queensland 11,210 4,830 2,510 5,720 7,550 31,820
Source: ABS 2009-10 Household Expenditure Survey, National and State Accounts, Foresight Partners
Calculations
Trade area households currently average about $28,770 spending on retail goods and
services per annum, which is slightly below the Sunshine Coast ($29,720) and about 90%
of the Queensland ($31,820) average.
3.4.2 Current and Future Household Spending Potential
Multiplying average household expenditures by the trade area households at the June
2013 base year produces an estimate of total retail expenditure potential. Similar
calculations for the forecast years 2017, 2019 and 2021 produces estimates of the pool of
expenditure potential available in the main trade area, as shown in Table 3.4.
Retail expenditure potential generated by trade area households at June 2013 is
estimated at $61.9 million, of which $35.6 million is in Cooroy East.
This is expected to increase in line with forecast household formation to:
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$67.5 million by 2017, the proposed development’s assumed first full year of
trading;
$69.9 million by 2019; and
$72.1 million by 2021;
Table 3.4: Total available retail spend, Myall Street Mixed Use Development Trade Area, 2013 to 2021
(2013 $ values)
Take Meals out Convenience Comparison
Year ending Apparel Total
home and take Homewares/ Homewares
June ($m) ($m)
food ($m) away ($m) services ($) ($m)
2013
Cooroy East 12.6 5.4 2.8 6.4 8.5 35.6
Cooroy West 9.2 4.0 2.1 4.7 6.2 26.2
Total Trade Area 21.8 9.4 4.9 11.1 14.7 61.9
2017
Cooroy East 13.8 5.9 3.1 7.1 9.3 39.2
Cooroy West 10.0 4.3 2.2 5.1 6.7 28.3
Total Trade Area 23.8 10.2 5.3 12.1 16.0 67.5
2019
Cooroy East 14.4 6.2 3.2 7.3 9.7 40.7
Cooroy West 10.3 4.4 2.3 5.3 6.9 29.2
Total Trade Area 24.6 10.6 5.5 12.6 16.6 69.9
2021
Cooroy East 14.9 6.4 3.3 7.6 10.0 42.3
Cooroy West 10.5 4.5 2.4 5.4 7.1 29.8
Total Trade Area 25.4 10.9 5.7 13.0 17.1 72.1
Increase 2013-17 2.0 0.9 0.4 1.0 1.3 5.6
Increase 2017-21 1.6 0.7 0.4 0.8 1.1 4.6
Total Increase 3.6 1.6 0.8 1.8 2.4 10.2
Note: Total figures may not add due to rounding
Source: Tables 3.1 and 3.3; Foresight Partners calculations
No allowance has been made for inflation in forecasting future retail expenditure, as
inflation does not create demand for retail floor space. However, a small increase of 0.5%
per annum has been factored into expenditure estimates post-2013 to reflect real
increases accruing in household spending over the period.
3.5 Retail Component Performance Prospects
This section sets out estimates of the retail component’s market prospects for the
proposed mixed use development and future performance. Potential impacts arising from
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the development on the retail network, their amelioration and community need and
demand for the proposed mixed use development are then addressed.
The development of the supermarket, fast-food restaurant and service station are
assumed to be in place and trading by 2016, with the year ending June 2017 representing
the first full year of trading. The opening of this component of the development is expected
to coincide with the completion of the Cooroy Southern Interchange.
3.5.1 Market Share Analysis
Market shares are applied to the available retail spend of trade area households by
commodity group at its first year and subsequent years of trading to derive an estimate of
supermarket and fast food sales.
However, this does not capture the spending of workers, short-stay visitors and passing
trade who will use the mixed use development facilities. Given the site’s highly visible and
accessible position on the Bruce Highway, the proportion of the centre’s sales derived
from these sources is expected to be around 30% of the supermarket turnover and 50% of
the fast-food turnover. This component of sales is generally called external sales as it is
derived from people who reside outside the defined trade area, and can be geographically
diverse in origin.
Table 3.5 and 3.6 set out forecast market shares and resulting turnover of the proposed
mixed-use development in its assumed first full year of trading, 2017. The retail
component of the proposed development is expected to achieve a 10.4% share of the
trade area’s retail expenditure. However, the Take Home Food commodity group, is
forecast to draw about 22.2% of the trade area’s spending in this category. These market
shares reflect the proposed centre’s highly accessible location, particularly to the Cooroy
West Trade Area and its co-location with a service station facility and various other uses.
Table 3.5: Market Shares by Retail Category
Take home Meals out- Convenience Comparison
Trade area Apparel
food takeaway homewares Homewares Totals
Market shares (%)
Cooroy East 18.0% 8.0% – 5.5% – 8.5%
Cooroy West 28.0% 12.5% – 6.1% – 12.9%
Total Trade Area 22.2% 9.9% – 5.8% – 10.4%
Source: Foresight Partners
Table 3.6: Forecast Supermarket and Fast-Food turnover (2013 $ values)
Resulting Turnover
($m)
2017
Supermarket 6.0
External (30%)* 2.6
Fast-Food 1.0
External (50%)* 1.0
Total Turnover 10.6
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Resulting Turnover
($m)
Productivity ($/m²) $7,404/m²
2019
Total turnover 10.9
Productivity ($/m²) $7,635/m²
2021
Total turnover 11.3
Productivity ($/m²) $7,880m²
*Assumes around 30% of supermarket turnover and 50% of fast-food turnover originates from local workers,
visitors and passing traffic outside the defined trade area. Source: Table 3.4, Foresight Partners estimates.
The retail component of the proposed mixed use development, which incorporates the
supermarket, service station (excluding petrol) and fast food outlet, is forecast to achieve
sales of $10.6 million in its first full year of trading in 2017, of which $7 million is generated
by trade area residents and $3.6 million by visitors, workers, passing traffic and others
from outside the trade area.
The equivalent productivity level for the development (turnover per square metre of
lettable area) is $7,404/m2, which is more than sufficient to sustain the proposed uses at
2017. Assuming constant market shares are maintained, the centre’s sales would
increase to $10.9 million and $11.3 million in its third and fifth years of trading (2019 and
2021). In practice, these will vary in response to other competitive developments that
might occur in or near the trade area, as well as the competitive responses by existing
centres and retailers.
3.6 Impact Analysis
3.6.1 Economic Impact Defined
Economic impact stems from the probable reduction in turnover at existing centres
attributable to the introduction of competitive development in the form of a new centre, or
the expansion of an existing centre. The expected turnover generated by the new
development, or the additional turnover generated by extensions, represents the dollar
impact on an area’s centre network in the first full year of operation in which it is
introduced.
That is, once the new centre or centre extensions have been operating long enough to
‘settle in’ (usually a year), subsequent improvements in that centre’s turnover performance
cannot be considered as a further impact, as it is an established part of the network. It
then becomes subject to the impacts of competitive strategies of other centres and/or the
impacts of further new competition.
Dollar impacts are usually distributed among competitive centres taking into account:
the new or extended development size and function;
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the location of competitive centres of comparable size and/or function;
access relative to competitive centres; and
physical attributes of competitive centres, such as age, design, situation (free-
standing centre or part of a central business area), etc.
No universally accepted standards of impact exist (or are possible) as each retail market
and retail development is different. In Queensland, a frequently used ‘rule of thumb’ is that
an impact of 15% or more turnover should be cause for concern. This concern is not
about the impacts upon the profitability of affected centres and retailers, or about affording
existing centres and retailers protection from healthy competition or from changing market
conditions.
The primary concern is to ensure that the premature or inappropriate introduction of a new
centre or centre extension does not jeopardise the current or future delivery of a range of
retail goods and services available in a variety of centre types and formats to the
community.
This rule of thumb must be applied with considerable caution as each centre and trade
area is different. For example, in stable or declining markets, impacts of 15% or more
upon an existing centre or retail area would be cause for concern. There may be
insufficient prospects for growth to ameliorate these impacts within a reasonable time
period (usually about three years). Even then, the potential loss (or change of use) of
existing retail facilities, which might consist of old or outdated floor space, must be
weighed against the replacement and improvement of retail facilities that a new
development might bring.
3.6.2 Potential Impacts
The forecast supermarket, service station (excluding petrol) and fast-food sales of $10.6
million at 2017 also represent the impact upon the retail network in that year. Almost all of
the supermarket’s potential sales ($8.6 million) are likely to be transferred from the Supa
IGA within the Cooroy Town Centre.
In effect, this impact will be on its sister store, which will be under common ownership.
The Supa IGA in Cooroy, the sister store to the proposal, is trading exceptionally well and
will continue to do so even with the introduction of the proposed new store on the subject
site.
There is unlikely to be any significant impact on other retailers in the town centre as the
proposed development is offering a different and lesser function. The Town Centre will
continue to offer a wide variety of food and other retailers, and therefore should have no
implications for the continued successful function of the town centre.
Fast food impacts are likely to be highly dispersed with no centre or individual store being
significantly impacted. The distance to competitive fast food and takeaway outlets is likely
to diffuse the impact of the proposed development upon the existing network. Outside of
the Subway, Eagle Boys and a fish and chip shop located in the Cooroy Town Centre
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area competitive facilities are located further afield at Tewantin and Noosaville, over 15
kilometres away, and at service centres along the Bruce Highway. These two major
centres would remain the key nodes for fast food and takeaway premises after the
development of the proposal. The development of the proposal is unlikely to have any
discernable impact on the function of these centres.
3.6.3 Amelioration of Impacts and Implications
Post-2017 growth in the residential catchment population will assist in the amelioration of
impacts to the town centre and existing Supa IGA in Cooroy. Between the proposed
centre’s first and fifth full years of trading (2017-2021), available retail spending by
residents should increase by $4.6 million. This increase in available spending should
enable any Cooroy Town Centre specialty retailers affected by the proposed development
to recoup all or most of any impacts attributable to the proposed development within a few
years. Only the direct impacts upon the Supa IGA sister store may take somewhat longer
to recoup.
The trade area population, growth prospects and the current Supa IGA store performance
suggest the market served is big enough for both the existing IGA and the proposed small
supermarket and fast-food restaurant to trade successfully.
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4. SERVICE STATION MARKET POTENTIAL
AND IMPACTS
This section considers the supply of existing service stations relevant to the proposed
development. The Cooroy urban area is currently served by two service stations as shown
in Figure 4.1. Other service stations are located at Pomona, Eumundi, Yandina and along
the Bruce Highway.
4.1 Service station network
Foresight Partners undertook an inspection of service stations on or near the Bruce
Highway, and in the townships of Cooroy, Yandina, Pomona and Eumundi, to ascertain
selected characteristics such as trading 24 hours, number of pumps, available food and
retail facilities. Table 4.1 summarises selected characteristics.
Table 4.1: Locations and characteristics of highway and township based service stations
Driving
Operator Number of 24 Facilities &
Address Suburb Distance from
/affiliation pumps hours Services
Subject Site
North of Subject Site
No Limited convenience
BP 28 Elm St Cooroy 10 pumps 1.1km
food, ice, gas
6 pumps + 2 No Limited convenience
Reliance 2 Diamond St Cooroy 1.3km
diesel food, ice, gas
Caltex 19 Factory St Pomona 6 pumps No Ice, gas, no food/retail 11.1km
Majestic Auto No Ice, gas, no food/retail
1 Factory St Pomona 6 pumps 10.8km
Centre
Cnr Bruce Yes Contains food court,
Matilda Fuels H/way & Tandur Kybong n/a ice, gas 29km
Rd
Cnr Bruce Yes Ice, gas
The Golden
highway & Kybong 6 pumps 37.2km
Nugget
Keefton Rd
South of Subject Site
BP 24 Farrell St Yandina 10 pumps No Ice, gas, no food/retail 18.5km
1251 Nambour No Ice, gas, no food/retail
Liberty Kulangoor 10 pumps 21.5km
Connection Rd
BP Forest 8 pumps + 2 Yes Small store, ice gas
Forest Crt 31.1km
Southbound Glen diesel
yes Driver Reviver, 24
Forest 12 pumps +
BP Northbound Forest Crt hour Roadhouse, ice, 31.8km
Glen 8 diesel
gas
No Co-located with
12 pumps +
Aussie World Ettamogah Pub, Bottle
73 Frizzo Rd Palmview diesel & 41.5km
Garage shop, convenience
LNG
store
Shell 4249 Bruce Coochin 14 pumps Yes Hungry Jacks, Shell 60km
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Driving
Operator Number of 24 Facilities &
Address Suburb Distance from
/affiliation pumps hours Services
Subject Site
Northbound Highway Creek Express Convenience
yes Hungry Jacks,
McDonald’s, Beefy’s
Shell 4288 Bruce Coochin Meat Pies, Subway,
8 pumps 60.9km
Southbound Highway Creek Fruit Barn, Glass
House Mountain
Coffee Co.
Source: Foresight Partners
Cooroy has two petrol stations:
BP is located at 28 Elm Street across the railway from the main central business
area. The location is just over 1 kilometre from the subject site. The station has 5
pumps and has limited amenity and food retail offer with no hot take away food
and limited convenience retailing.
The Reliance Service Station located at 2 Diamond Street is within approximately
200 metres of the BP. It provides four pumps and limited retail and food offer.
The nearest service station north of Cooroy along the Bruce Highway is Matilda Fuels at
Kybong. It is located on the northbound side of the highway about 29 kilometres distance.
The nearest south bound service station on the Bruce Highway is the BP at Forest Glen,
some 31 kilometers away and offers only a limited variety of convenience food retailing.
The nearest south bound service centre offering fast food retailers is the Shell Service
Centre at Coachin Creek approximately 60 kilometres away.
4.2 Demand Analysis
The intended role of the proposed service station is primarily as a highway based facility,
with accompanying fast food restaurant, convenience supermarket, car wash and tourist
accommodation.
A service station, given its nature, draws significant external expenditure, particularly if
located on a major arterial road or highway. Given the location of the proposed service
station on the southbound side of the Bruce Highway, near the future Cooroy Southern
Interchange, an above average propensity for fuelling by vehicles from outside the retail
trade area is expected.
4.2.1 Traffic Counts
The 2012 Traffic Census conducted by the department of Transport and Main Roads
(DTMR) recorded an average annual daily traffic (AADT) of:
8,034 vehicles on Myall Road (Cooroy Connection Road) with 9.2% of these heavy
vehicles; and
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16,035 vehicles on the Bruce Highway at northern Cooroy off ramp with 19.7% of
these heavy vehicles.
Queensland Government traffic volume forecasts conducted as part of the Strategic
Planning Study for the Cooroy to Curra Corridor Report have estimated traffic on the
Bruce Highway will increase to 18,600 by 2026 near the northern Cooroy off ramp.
Future population growth within the proposed development trade area, and the increase in
traffic volumes along the Bruce Highway, will generate demand and community need for
additional service station facilities.
The proposed service station which forms part of the larger mixed use retail and tourist
accommodation development will trade longer hours than the existing two service stations
in Cooroy and will therefore provide a greater level of convenience for both local residents
and passing traffic on the Bruce Highway. As illustrated in Figure 4.1 the existing service
stations are limited to two facilities in the centre of the Cooroy Town Centre area. Passing
trade, which is likely to account for most of the fuel demand, would be better served by
facilities located in closer proximity to the Bruce Highway.
As illustrated in Figure 4.1, there is a gap in the provision of highway based service
stations between Kybong and Forest Glen. The subject site, approximately half way
between these two service stations and at the key Cooroy Southern Interchange, is a
logical site to address this gap. The driving distances of competitive centres are provided
in Table 4.1 and demonstrate that the closest competitive service station (excluding the
two service stations in the Cooroy Town Centre which do not service highway traffic) is
the Matilda at Kybong some 29 kilometres to the north and the BP at Forest Glen, some
31 kilometres to the south. Therefore there is capacity within the network, from a
distribution perspective, to accommodate a further service station at this facility to service
highway trade, as well as local residents.
4.3 Potential Impacts
Much like the fast-food retail component, the proposed service station on the subject site
will be complementary to existing facilities in that it will cater primarily to traffic on the
Bruce Highway. For this reason, it is forecast that a significant component of its fuel and
ancillary retail sales are expected to originate from outside the Cooroy area and,
consequently, it will not have a significant impact on the existing service stations on
Diamond and Elm Street in the Cooroy Town Centre area.
Given the prominent highway side location and focus of the service station, distances to
any competitive service station would mean the impacts will be widely dispersed and
direct impact on any individual station is likely to be low and not a cause for concern. The
nature of the operations of service stations, means that the turnover of the proposed
service station is forecast to be derived from a regional and widely dispersed market.
Turnover will be redirected from service stations across a broad geographic area,
including service stations throughout the Sunshine Coast and in other regional areas
along the Bruce Highway.
29
Proposed Myall Street Development
12022 Rev 1
30 May 2014
Page 34
It is concluded that the negative impacts of the proposed service station will be minor, as
the proposal will be mainly serving a currently underserved market in terms of the passing
traffic on the Bruce Highway that currently has no direct access to a service station for an
approximately 60 kilometres distance.
30
Proposed Myall Street Development
12022 Rev 1
30 May 2014
Page 35
Figure 4.1: Service Station Outlets along the Bruce Highway
The
The Golden
Golden Nugget
Nugget 0 10 20
kilometres
KYBONG
KYBONG
Matilda
Matilda Roadhouse
Roadhouse Complex
Complex
POMONA
POMONA
Caltex
Caltex Pomona
Pomona
Majestic
Majestic Auto
Auto Centre
Centre
NOOSAVILLE
NOOSAVILLE
COOROY
COOROY
Inset
Inset
EUMUNDI
EUMUNDI
COOLUM
COOLUM
YANDINA
YANDINA BEACH
BEACH
BP
BP Yandina
Yandina
0 250 500 Liberty
Liberty
metres
Reliance
Reliance Cooroy
Cooroy
NAMBOUR
NAMBOUR
Gaarn
G rneett SStt
BP
BP Cooroy
Cooroy
St
Elm St
Elm
BP
BP Forest
Forest Glen
Glen
le SStt
M
Miv
Maapple
ivaa SStt
BP
BP Forest
Forest Glen
Glen
M
Northbound SIPPY
Northbound SIPPY
DOWNS
DOWNS
Aussie
Aussie World
World Garage
Garage
M
Myyaallll SS
tt
BBrr
uucc
ee
HHii
gghh
ww
aayy Proposed
Proposed
Myall
Myall Street
Street BEERWAH
BEERWAH
Developement
Developement
Site
Site
Shell Service
Shell Service Centre
Centre Southbound
Southbound
Inset
Inset :: Existing
Existing Service
Service Stations
Stations
and
and Proposed
Proposed Developement
Developement Site
Site Shell
Shell Service
Service Centre
Centre Northbound
Northbound
Eastern Trade Area Service Station
Western Trade Area Service Centre
Page 36
5. COMMUNITY NEED AND DEMAND
ASSESSMENT
The establishment of a mixed-use development comprising a small supermarket, fast-food
restaurant, service-station, car wash, self-storage facility and tourist accommodation
would fill a gap in the provision of services not only to the local community but more
specifically the passing traffic on the Bruce Highway.
Future Growth – population growth is projected within the residential retail trade area and
traffic volume on the Bruce Highway is forecast to continue to increase. Traffic growth will
generate increasing demand for service station facilities that are convenient to the
highway, and able to service all types of vehicles.
Choice and Variety – A new fast-food retailer and fuel facility will introduce new
operators serving residents of the Cooroy area and beyond, improving choice in operator
pricing policy, competition and service orientation.
Convenience and accessibility – The proposed mixed use development would offer
high levels of accessibility for convenience, fast-food and fuel retailing to the local
community, visitors and passing traffic.
The inclusion of a small supermarket, fast-food retail outlet and service station on one of
the main entry / egress roads to the Cooroy Town Centre area will improve access for
time poor motorists and reduce the need for multiple trips on the way home from work or
between activities for trade area residents.
Vehicles on the Bruce Highway seeking a service station between Kybong and Forest
Glen (some 60 kilometres) must make a diversion to access service stations that are
within urban areas, are not suitably located to serve motorway traffic and in some cases
are unable to accommodate large commercial vehicles.
Employment – The mixed-use development will provide short-term employment during
the construction phase and contribute to local job containment by creating significant on-
going local employment opportunities. A typical retail development of the size proposed
for the retail component would create opportunities for about 43 full-time, part-time and
casual jobs when supermarket and fast-food restaurant is trading2. The provision of new
jobs will enhance local employment opportunities particularly for younger workers.
Other Benefits – the proposed mixed-use development should also generate other
positive or beneficial impacts, such as:
2 2
Based upon an average of one worker per 28m of neighbourhood shopping centre space. The
net increase in employment when the retail component is trading will be less than this figure
because some employment will effectively be transferred from existing retailers. Source:
Queensland Shopping Centre Industry, Property Council of Australia, 1999.
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Proposed Myall Street Development
12022 Rev 1
30 May 2014
Page 37
Adding to Cooroy’s visitor accommodation facilities;
Providing a small supermarket and fast food outlet serving residents, short stay
visitors and highway traffic; and
Providing facilities that are compatible with proposed future land uses and the
development of the Cooroy Southern Interchange;
5.1 Conclusions
The proposal expects to benefit the residents of the local area by providing
complementary facilities such as the fuel retailing, the convenience retail and the fast food
retailing. There is a clear gap in the distribution of fast food/takeaway outlets in the area,
with the Cooroy community having to travel to one of the higher order centres such as
Tewantin or Noosaville for greater choice of such facilities.
The proposed development would provide a service station and drive-thru fast food option
about half way between the Matilda Fuels service station at Kybong (to the north) and the
BP at Forest Glen (to the south).
The introduction of the second, smaller supermarket will provide the opportunity for a
greater variety and choice of product ranges with little adverse impact on any existing
individual business or centres.
It is concluded that there is a demonstrated need for the proposed mixed use
development and it is well located to serve the residents, visitors and highway traffic in the
region. As the proposed uses are expected to attract a majority of its patronage from
regional traffic, it is not anticipated to affect the function and viability of the Cooroy Town
Centre or any existing service stations, and the benefits to the community are expected to
outweigh any negative impacts.
33
Proposed Myall Street Development
12022 Rev 1
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Page 38
June 20142014
February
ENGINEERING REPORT
Tincidunt ut
adipiscing elit,
quis nostrud
praeseptatum.
Proposed Mixed Use
Development
Corner Myall Street & Ferrells Road
Cooroy, QLD 4563
Engineering Report & Stormwater
Management Plan
Project No.: 14012
Revision: B
Page 39
ENG
Engineering Report & Stormwater Management Plan
Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
Contents
1. Introduction ...................................................................................................................................... 3
a. Existing Topography ........................................................................................................................ 4
b. Proposed Land Use ......................................................................................................................... 4
2. Erosion and Sediment Control ......................................................................................................... 4
3. Earthworks ....................................................................................................................................... 6
4. Roadworks ....................................................................................................................................... 6
5. Stormwater Drainage ....................................................................................................................... 7
a. Stormwater Quality Management .................................................................................................... 8
b. Water Quality Objectives ................................................................................................................. 8
c. MUSIC Model .................................................................................................................................. 9
d. MUSIC Model Results.................................................................................................................... 14
e. Service Station and Car Wash Treatment ..................................................................................... 14
f. Stormwater Quantity Management ................................................................................................ 16
g. Maintenance .................................................................................................................................. 17
h. Flood Zoning .................................................................................................................................. 18
6. Sewer Reticulation ......................................................................................................................... 20
7. Water Reticulation ......................................................................................................................... 22
8. Electrical and Telecommunication ................................................................................................. 22
9. Acoustic Assessment..................................................................................................................... 22
10. Development Codes ...................................................................................................................... 23
11. Conclusions ................................................................................................................................... 23
Appendix A - Survey Plan ..................................................................................................................................... 24
Appendix B - Proposed Design Drawings ............................................................................................................. 25
Appendix C - Noosa Erosion and Sediment Control Assessment Form ............................................................... 26
Appendix D - IECA (Australasia) Standard Drawings ........................................................................................... 27
Appendix E - State Planning Policy December 2013 -Healthy Waters development assessment code ............... 28
Appendix F - SPEL Operations and Maintenance Manual .................................................................................... 29
Appendix G - Detention Calculations .................................................................................................................... 30
Appendix H - Development Codes ........................................................................................................................ 31
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ENG
Engineering Report & Stormwater Management Plan
Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
Document Status:
REVISION PREPARED BY REVIEWED BY DATE
DRAFT A. van Tonder - 17/04/14
DRAFT A. van Tonder - 16/05/14
A A. van Tonder K. Sani 23/05/14
B A. van Tonder K. Sani 16/06/14
This document is produced by vT Consulting Engineers for the benefit and use by the client in accordance with the
terms of the agreement. vT Consulting Engineers does not and shall not assume any responsibility or liability
whatsoever to any third party arising out of any use or reliance by any third party on the content of this document.
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Engineering Report & Stormwater Management Plan
Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
1. Introduction
vT Consulting Engineers has been commissioned by Verve Building Design & Concepts to
prepare this engineering services report and stormwater management plan. The development
is located at Corner Myall Street & Ferrells Road, Cooroy QLD 4563 (Lot 4 on SP248479). The
site locality is illustrated in Figure1.1. This report is being submitted to support the
Development Approval for the proposed Mixed Use Development for Noosa Regional
Council’s (NRC) consideration.
The following report will detail civil engineering requirements for the development.
Street Address Corner Myall St & Ferrells Rd, Cooroy QLD 4563
RP Description Lot 4 on SP248479
Total Site Area 67,710m2
Proposed Use Mixed Use Development
Local Authority Noosa Regional Council
Figure 1.1: Site Layout Plan (Google Maps)
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Engineering Report & Stormwater Management Plan
Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
a. Existing Topography
The site is currently covered in grass with minimal vegetation except for a dense line of trees
running along the majority of the boundary to the site. A large area (approximately
10,700m2) to the East of the site is considered unusable land and will be left as is and used as
detention if required. There are also significant areas around the boundaries of the site to be
landscaped as buffer zones to the surrounding residential areas.
The levels on the site range from approximately RL121.3 in the South West corner down to
RL104.2 at the Eastern side of the site. A detailed survey has been conducted on this site by
Saunders Havill Group Pty Ltd, dated 17 March 2014. Refer to Appendix A for current survey
plan. The site is currently surrounded by undeveloped land to the South East and residential
land to the North West. The Bruce Highway lies to the South East of the site, and an existing
golf course to the North East of the site.
The existing lot is currently vacant and has not been developed in the past.
b. Proposed Land Use
The proposed development involves a new multi-use development and associated car parking
and internal roadworks. A proposed service station with a fast food drive thru outlet and a
supermarket are to be located to the North of the site, with a carwash facility to the South of
this. To the South of the site a proposed caravan tourist park is to be located, with a proposed
storage facility to the West of this.
Refer attached Appendix B for proposed layout plans and details.
2. Erosion and Sediment Control
Using the Noosa Sediment and Erosion Control Assessment form in Appendix C, it is
considered that the erosion risk proposed by the site is high as the proposed development
involves a large area of land which will only be exposed for a minimal amount of time during
the earthworks required for service trenching and constructing the building platforms and
roadworks. The trenches will only be exposed while the services are being installed and then
will be covered by the proposed building works. To further mitigate the impact of the
development construction an Erosion and Sediment Control Plan has been prepared and is
included in Appendix B. Appendix D shows the International Erosion Control Association
Australasia standard drawings and control notes applicable to this development.
The construction contractor is responsible for ensuring that soil and debris does not leave the
site as well as the confines of the construction zone and is not deposited on external roads or
existing in-use areas due to the proposed earthworks and construction activity.
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Engineering Report & Stormwater Management Plan
Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
Acid Sulphate Soils
The local council is listed in Table 4: Acid sulfate soils-affected local government areas in State
Planning Policy December 2013 and therefore this development application requires
compliance with the State Planning Policy December 2013 acid sulfate soils development
objectives.
Acid sulphate soil testing is typically conducted in areas with reduced levels of less than 5.0m
Australian Height Datum (AHD) as stated in State Planning Policy December 2013. This policy
also states that developments below 20.0m AHD that involve a Material Change of Use or
operational works are required to be assessed against the State Planning Policy December
2013 acid sulfate soils development objectives. As the lowest point on this site is an
approximate level of RL140.2, we believe the probability of acid sulphate soil being present is
low and therefore testing would not be necessary.
As shown by the Cooroy & Lake Macdonald Natural Hazard: Bushfire & Acid Sulfate Soils
Overlay (Map OM3.4), the site is not expected to have acid sulphate soils.
The requirements for Acid Sulphate Testing will be confirmed by a geotechnical engineer prior
to the detailed design stage of this proposed development.
Land Disturbing Activities
Important causes/issues of erosion for this site would consist of the following:
• Precipitation and consequent run-off
• Stripping and removal of topsoil
• Removal of fill
• Other earthwork operations
• Heavy vehicle use on site
• Wind erosion
The proposed development is a short construction period which will be programmed so that
the shortest period of time elapses between ground cover removal and restoration.
Erosion and Sediment Control Measures
Sediment control filter fabric will be securely placed around the perimeter of the construction
site. This will ensure sediment is trapped before being released into the catchment. Refer
Appendix D.
An ESC measure will be provided at any vehicular access points to the site. Construction and
maintenance details are given in Appendix D. A temporary construction entrance will be
provided from Myall Street for access during construction.
A filter sock sediment trap will be utilized on all downstream stormwater inlets. Refer
Appendix D for construction and maintenance details.
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Engineering Report & Stormwater Management Plan
Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
No clearing will be undertaken unless preceded or accompanied by installation of adequate
run-off and sediment control measures, as described above.
Following practical completion of the project a minimum of 70% coverage of all soil with
ground cover (i.e. topsoiling and seeding) will be provided within 30 calendar days.
During the construction phase spraying of water will be used with care to act as a dust
suppression method.
Monitoring and Maintenance Programs
Water discharge from the site will adhere to a total suspended solid content of less than 50
milligrams per litre and a pH range of between 6.5 and 8.5 at all times. If the pH of the
flocculated water is not achieved than pH adjustments will be required. This could possibly be
done by a dosing of lime.
Site personnel will inspect all erosion and control measures at least at the following
frequencies:
• Daily during construction works,
• Weekly when construction works are not happening,
• Within 24 hours of expected rain, and
• Within 18 hours of an impacting rainfall event.
All erosion and sediment control measures that have an order of efficiency below 75% will be
corrected by the end of that working day.
3. Earthworks
For the purpose of this proposed development earthworks will be conducted for constructing
the new proposed building platforms and roads. Excavation on site will be required for the
building platforms and service trenches. Any excess cut will need to be removed from the site
by the contractor. A geotechnical report will be prepared for the site during the detailed
design stage.
4. Roadworks
The proposed development fronts onto both Myall Street and Ferrells Road. External
roadworks are proposed for this development in accordance with the traffic impact
assessment report by Pekol Traffic and Transport, project number 13-081.
A new left turn auxiliary deceleration lane (AUL) into the new development is proposed for
traffic travelling from South to North along Myall Street. Dimensions are outlined in the traffic
impact assessment report and to be detailed as per Austroad’s: Guide to Road Design
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Engineering Report & Stormwater Management Plan
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By: AvT Revision No.: B
Manuals. A channelised right turn treatment (CHR) is proposed for Myall Street at the
entrance to the new development. This is for traffic travelling from North to South along
Myall Street. Dimensions are outlined in the traffic impact assessment report and to be
detailed as per Austroad’s: Guide to Road Design Manuals.
No external roadworks are proposed for Ferrells Road, however a new crossover will be
provided on Ferrells Road to service the new proposed multi-use development. The crossover
is to be concrete crossovers constructed to IPWEAQ standard drawing R-0051 Commercial
Driveway Slab Type A.
Internal roadworks are required for the new proposed multi-use development. Refer
attached Appendix B for proposed layout plans and details. Line marking and signage will be
used through the new proposed development to emphasise the intended direction of
vehicular flow in accordance with the Manual for Uniform Traffic Control Devices (MUTCD).
5. Stormwater Drainage
It is proposed that the stormwater drainage for the proposed multi-use development will be
piped to individual bio-retention basins for each area. Refer attached Appendix B for
proposed layout plans and details. The stormwater from the service station, fast food outlet,
food store and car wash areas and the associated car parking will be treated in a number of
basins to the South of the car wash area, as well as landscaping around the car parking. The
stormwater from the self-storage unit will be treated in a basin to the East of this unit. The
stormwater from the internal roadway will be treated in a basin in the verge of the internal
road. And the stormwater from the tourist park will be treated in a basin to the East of the
tourist park along the edge of the existing overland flow path. All these individual bio-
retention basins will flow into a large single detention basin located to the South of the site.
It is proposed that this detention basin will then drain to the existing overland flow path at the
South of the site via a new concrete headwall channelling the stormwater towards the two
existing box culverts under Myall Street. For more details refer to the engineering plans in
Appendix B.
As indicated by Cooroy & Lake Macdonald Natural Resources Overlay (Map OM3.5), the site is
located within the Lake Macdonald water supply catchment.
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Engineering Report & Stormwater Management Plan
Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
a. Stormwater Quality Management
State Planning Policy
The State Planning Policy December 2013 applies for stormwater quality management and
management of new or expanded non-tidal artificial waterways applies to development that is
outlined below in Table 5.1.
HEALTHY WATERWAYS POLICY CHECKLIST YES / NO
Material change of use for urban purposes that involves a land area
greater than 2500m2 that:
will result in an impervious area greater than 25% of the net
developable area
YES
Will result in 6 or more dwellings NO
Reconfiguring a lot for urban purposes that involves a land area
greater than 2500m2 and will result in six or more lots:
YES
Operational works for urban purposes that involve disturbing more
than 2500m2 of land YES
Table 5.1: Water Quality Objectives
As the proposed development triggers one or more applicable items in the above Table 5.1,
the State Planning Policy December 2013 is applicable and compliance will be expected by the
local government authority.
To achieve the above State Planning Policy outcomes the development is to:
• avoid or minimise development impacts arising from altered stormwater
quality and flow by providing for development and construction activities in
accordance with acceptable design objectives
• avoid or minimise development impacts of waste water (other than
contaminated stormwater) on water quality objectives
• avoid or minimise development impacts arising from the creation or expansion
of non-tidal artificial waterways such as urban lakes
The proposed development will comply with the State Planning Policy December 2013 -
Healthy Waters policies.
A copy of the completed State Planning Policy December 2013 —Healthy Waters development
assessment code is attached in Appendix E.
b. Water Quality Objectives
Water quality parameters and the proposed limits applicable to this site have been selected in
accordance with South East Queensland Healthy Waterways Partnership’s Water by Design
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Date: 16/06/2014 Document No.: 14012-ENG-01.Docx
By: AvT Revision No.: B
WSUD Technical Design Guidelines for South East Queensland Version 1 (2006) and MUSIC
Modelling Guidelines for South East Queensland Version (2010).
It is proposed that best practise stormwater treatment be used and therefore it is required to
be demonstrated that achieve the following load reduction targets:
POLLUTANT TYPES WATER QUALITY OBJECTIVE (WQO)
Total Suspended Solids (TSS) 80% reduction of average annual load
Total Phosphorus (TP) 60% reduction of average annual load
Total Nitrogen(TN) 45% reduction of average annual load
Litter/gross pollutants 90% reduction of average annual load
Table 5.2: Water Quality Objectives
c. MUSIC Model
The software program Model for Urban Stormwater Improvement Conceptualisation (MUSIC)
Version 6, was used was used to assess pollutant generation and the performance of the
stormwater treatment measures for the proposed development. Selection and testing of
stormwater management options was undertaken in accordance with MUSIC Modelling
Guidelines prepared by Water by Design (2010).
The MUSIC model was set up using four catchment areas:
1. Service The proposed service station, car wash and main entry roads
2. Storage The proposed self-storage units
3. Tourist The proposed tourist park
4. Future The possible future development
The catchments where further split to include roof areas, road areas and ground areas in
accordance with the MUSIC Modelling Guidelines prepared by Water by Design (2010).
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The catchments are shown in the figure below.
Figure 5.1: Music Model Treatment Parameters
The stormwater quality treatment train used in the MUSIC model is shown in the figure below.
Figure 5.2: Music Model Treatment Parameters
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Music Model Parameters
The split catchment parameters used as the MUSIC Pollutant Export Parameters are shown
below in Table 5.3, and where derived from Table 3.8 of the MUSIC Modelling Guidelines
prepared by Water by Design (2010).
FLOW SURFACE
TSS log10 VALUES TSS log10 VALUES TSS log10 VALUES
TYPE TYPE
Commercial Mean Std. Dev. Mean Std. Dev. Mean Std. Dev.
Roof N/A N/A N/A N/A N/A N/A
Baseflow
Road 0.78 0.39 -0.60 0.50 0.32 0.3
Parameters
Ground 0.78 0.39 -0.60 0.50 0.32 0.3
Roof 1.30 0.38 -0.89 0.34 0.37 0.34
Stormflow
Road 2.43 0.38 -0.30 0.34 0.37 0.34
Parameters
Ground 2.16 0.38 -0.39 0.34 0.37 0.34
Table 5.3: Source Node MUSIC Pollutant Export Parameters
The parameters used as the MUSIC Rainfall-Runoff Parameters are shown below in Table 5.4, and
where derived from Table 3.7 of the MUSIC Modelling Guidelines prepared by Water by Design
(2010).
PARAMETER COMMERCIAL
Rainfall Threshold (mm) 1
Soil Storage Capacity (mm) 18
Initial Storage (% Capacity) 10
Field Capacity (mm) 80
Infiltration Capacity Coefficient - a 243
Infiltration Capacity Exponent – b 0.6
Initial Depth (mm) 50
Daily Recharge Rate (%) 0
Daily Baseflow Rate (%) 31
Daily Deep Seepage Rate (%) 0
Table 5.4: MUSIC Rainfall-Runoff Parameters
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Music Model Treatment Parameters
The bioretention system is designed to treat the stormwater runoff by filtering the runoff
through densely planted vegetation and percolating the runoff through the filter media. The
proposed design is in accordance with the Water Sensitive Urban Design Technical Design
Guidelines (by Water by Design) and a typical system is shown in the figure below.
Figure 5.3: Water By Design Bioretention System
The bioretention treatment node parameters used in the MUSIC model are shown in the table
below.
Bioretention Bioretention Bioretention Bioretention
PARAMETER Basin Basin Basin Basin
Service Storage Tourist Future
Low Flow By-Pass (m3/s) 0.00 0.00 0.00 0.00
Low Flow By-Pass (m3/s) 100.00 100.00 100.00 100.00
Extended Detention (m) 0.30 0.20 0.20 0.20
Surface Area (m2) 180.0 35.0 65.0 45.0
Filter Media Area (m2) 180.0 35.0 65.0 45.0
Unlined Filter Media
1.00 1.00 1.00 1.00
Perimeter (m)
Sat. Hydraulic
180.00 180.00 180.00 180.00
Conductivity (mm/hr)
Filter Depth (m) 0.60 0.60 0.60 0.60
TN Content of Filter
800 800 800 800
Media (mg/kg)
Orthophosphate Content
55.0 55.0 55.0 55.0
of Filter Media (mg/kg)
Exfiltration Rate (mm/hr) 0.00 0.00 0.00 0.00
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Is Base Lined? No No No No
Vegetated with Effective
Yes Yes Yes Yes
Nutrient Removal plants
Overflow Weir Width (m) 2.00 2.00 2.00 2.00
Underdrain Present? Yes Yes Yes Yes
Submerged Zone With
No No No No
Carbon Present?
Table 5.7: Water Quality Treatment Bioretention Node
To assist with the removal of the gross pollutants, it is proposed that Enviropod baskets be
installed in all stormwater gullies and inlets. The treatment node for these baskets has been
provided by SPEL.
Refer to Appendix F for the SPEL Enviropod Operations and Maintenance Manual.
The rainwater tank treatment node parameters used in the MUSIC model are shown in the
table below.
Rainwater Rainwater Rainwater Rainwater
PARAMETER Tank Tank Tank Tank
Service Storage Tourist Future
Low Flow By-Pass (m3/s) 0.00 0.00 0.00 0.00
3
Low Flow By-Pass (m /s) 100.00 100.00 100.00 100.00
Number of Tanks 1 1 1 1
Volume Below Overflow Pipe (kL) 3.00 2.00 5.00 4.00
Depth Above Overflow (m) 0.20 0.20 0.20 0.20
Surface Area (m2) 2.0 2.0 2.0 2.0
Initial Volume (kL) 3.00 2.00 5.00 4.00
Overflow Pipe Diameter (mm) 150 150 150 150
Re-use Daily Demand (kL/day) 2.0 0.08 3.6 3.2
Assumed Number of People per day 50 2 20 18
Volume Per Person (L) 40 40 180 180
Total Volume Per Day (L) 2000 80 3600 3240
Table 5.8: Rainwater Tank Input Data
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d. MUSIC Model Results
Using the MUSIC software. The individual treatment trains for each of the four catchment
areas were designed to comply with the water quality objectives (WQO). It was determined
that the water quality objectives for the whole proposed development where met as shown in
the table below:
Pre- Post- Reduction Complying
POLLUTANT TYPES
Development Development (%) With WQO
Total Suspended Solids (kg/yr) 18300 3250 82.2
Total Phosphorus (kg/yr) 35.8 14.1 60.7
Total Nitrogen (kg/yr) 194 101 47.9
Litter/gross pollutants (kg/yr) 989 0 100.0
Table 5.9: Water Quality Treatment Results
As shown by the above results, the proposed stormwater treatment train adopts best practise
stormwater treatment and will achieve the required Water Quality Objectives.
e. Service Station and Car Wash Treatment
The treatment of the water runoff from the service station and car wash areas has been
excluded from the MUSIC model as these areas will be treated separately.
Service Station and Car Wash Assessment
While the site is not within Brisbane City Council, the acceptable solutions from the BCC
Guidelines for Stormwater from Service Stations & Fuel Dispensing Areas (FDA) will be used as
a reference for stormwater treatment for the service station and car wash areas under the
building canopy and areas outside of the canopy.
Under Canopy Areas:
• All ground surfaces within the FDA shall be constructed of concrete with all gaps
and/or cracks filled so that the impervious barrier and integrity is maintained.
• The FDA shall be delineated by painted line-work on the ground. Other methods of
delineating the FDA may be used e.g. Roll-over bunds, different colour concretes, etc.
• Signs indicating fate of flow such as “flows to containment vessel” shall be provided in
locations around the under-canopy area
• The area shall be graded to a suitable underground containment vessel (i.e.
sump/tank) compatible with petroleum products and other likely chemicals. The tank
shall have no connections to stormwater or sewer. The containment vessel shall be
constructed of precast concrete with a minimum certified design life of 50 years and
be designed in accordance with AS 3600 - “Concrete Structures”. All internal concrete
surfaces that may be exposed to contact with petroleum hydrocarbons shall be coated
with an epoxy resin, to a minimum dry film thickness of 200 microns, applied in
accordance with the supplier’s recommendations. Joints shall be made with epoxy or
rubber ring seals. Epoxy joints shall be Megapoxy P1 or approved equivalent and used
in accordance with supplier’s recommendations. For joints using a rubber ring seal,
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the rubber type shall be NBR (nitrile) complying with AS 1646.3 (Elastomeric seals for
waterworks purposes – Material requirements for pipe joints seals used in water and
wastewater applications with the exception of natural rubber and polyisoprene
compounds). The ring shall be water tight to 90kPa internal pressure and comply with
the general requirements of AS 1646.1 (Elastomeric seals for waterworks purposes –
General requirements).
• The underground containment vessel shall maintain adequate capacity to contain
both a volume equivalent to at least the volume of the largest tanker compartment
likely to be delivering fuel to the site plus a nominal allowance for windblown rain.
• The roof or canopy shall overhang by a horizontal distance of ¼ of the roof height out
from the vertical above the boundary of the demarcated FDA.
• Preference is for stormwater from roofed areas to be collected in tanks for non-
potable use (e.g. toilet flushing or garden watering). Alternatively, it may be diverted
directly to on-site stormwater infrastructure.
• Bulk fuel transfers may be carried out under the canopy area within a defined Tanker
Delivery Standing Area graded and drained to the underground containment
vessel.
Areas Outside of Canopy:
• All ground surfaces not under canopy shall be constructed of concrete or equivalent
with all gaps and/or cracks filled so that the impervious barrier and integrity is
maintained.
• Drainage separation options may include grading, bunding, kerbing and/or
channelling.
• Bulk fuel transfers shall be carried out in a defined Tanker Delivery Standing Area. This
area shall normally be drained to the uncovered area stormwater treatment system.
However, during fuel delivery operations, automatic diversion valves shall be used to
divert such drainage to the under-canopy containment vessel. The Tanker Delivery
Standing Area in uncovered locations shall be sized so that the drainage area has a
radius of at least 3 meters and a storage volume equivalent to that of the largest
tanker storage compartment that is expected on site at any given time
• Signs indicating fate of flow such as “flows to creek” shall be provided in
locations around the uncovered area.
Service Station Treatment
The fuel dispensing areas shall be graded to a suitable underground containment and
treatment vessel (i.e. sump/tank) compatible with petroleum products and other likely
chemicals. It is proposed that a SPEL Puraceptor containment system be installed to capture
and retain flows from the fuel dispensing areas.
The SPEL Puraceptor (model P.040.C1.2C) is a 6 minute full retention tank that will hold and
treat all the stormwater runoff from the associated forecourt area catchment area of 538m2.
Based on a rainfall duration of 5 minutes and a rainfall intensity of 245 mm/hr for 20 ARI the
associated runoff is approximately 37l/s. The proposed SPEL Puraceptor P.040.C1.2C can treat
up to 40l/s, therefore it is considered to be suitable for this application.
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The SPEL Puraceptor P.040.C1.2C has a spill containment capacity of 9000l which is sufficient
to hold the contents of a fuel tanker in case of an emergency spill.
Refer to Appendix F for the SPEL Puraceptor Operations and Maintenance Manual.
Car Wash Treatment
It is anticipated that the water supply for the proposed car wash will be obtained from a
combination of council water, captured roofwater and water reuse. The car wash treatment
and water reuse for this proposed development will be by others during the detailed design
phase of the project and will be subject to plumbing approval.
f. Stormwater Quantity Management
Noosa Regional Council Policy requires that a development ensure Non Worsening of
stormwater flows up to and including Q100 stormwater events. The proposed development
includes detention basin storage in the South East corner of the site. With this detention
basin, it is considered that the proposed development will not cause any worsening of flows
from the site.
The new proposed multi-use development will have a larger impervious area than the existing
undeveloped site and will require a stormwater detention system to mitigate the effects of
the additional runoff. Detailed calculations of the detention required are included in Appendix
G of this report and are summarised in the table below:
Runoff Coefficient (C10) - Undeveloped: 0.65 tc = 6 min.
Runoff Coefficient (C10) - Developed: 0.85 tc = 6 min.
PARAMETERS
ARI 2yr 5yr 10yr 20yr 50yr 100yr
Rainfall Intensity mm/hr 150.0 184.0 204.0 232.0 268.0 296.0
Frequency Factor fy= 0.85 0.95 1.00 1.05 1.15 1.20
Undeveloped C Cu= 0.60 0.67 0.70 0.74 0.81 0.84
Developed C Cd= 0.70 0.78 0.82 0.86 0.94 0.98
FLOWS
Undeveloped Flow Qu= C*I*A l/s 1248 1711 1997 2385 3018 3478
Developed Flow Qd=Qi= C*I*A l/s 1462 2005 2340 2794 3535 4074
Difference l/s 214 293 342 409 517 596
Outlet Flow Qo = l/s 1248 1711 1997 2385 3018 3478
Table 5.10: Quantity Summary
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Based on the calculated peak flows, the detention volume required for proposed multi-use
development is shown in the table below.
INITIAL VOLUME
Reduction
r= (Qi-Qo)/Qi
ratio 0.146 0.146 0.146 0.146 0.146 0.146
Inflow
Vi= 4tc*Qi/3 l/s
Volume 702 962 1123 1341 1697 1956
3
Culp Vs=(r(1+2r)/3)*Vi m 44 61 71 85 107 123
3
Volume to Boyd Vs=r*V= m 103 141 164 196 248 286
Retain Carroll Vs=(r(3+5r)/8)*Vi m 3
48 66 77 92 116 133
3
Basha Vs=(r(2+r)/3)*Vi m 73 101 118 140 178 205
3
Average Volume to Retain = m 67 92 107 128 162 187
Table 5.11: Detention Summary
Based on these calculations it was determined that a detention storage volume of 187m3 is
required to ensure that the developed flow is equal to or less than the undeveloped flow.
It is proposed that all runoff from the impervious areas are to be drained to the detention
basin. The detention basin will be owned and maintained by the property owner.
g. Maintenance
Construction Phase Management Plan
Potential construction phase impacts include the following:
• Sedimentation and erosion
• Management of contaminated soils and materials on the site Construction Material (such
as cement)
General
The objective of the Construction Phase Management Plan is to comply with the requirements
of the Queensland Environmental Protection Act 1994 and Environmental Protection (Water)
Policy 2009 so that the environmental values of effected receiving waters are maintained or
enhanced. In essence the purpose of the Plan is to prevent polluted stormwater being
discharged to the local waterways.
Performance Indicators
The management is not being effective when any of the following occur during the
construction phase of the project.
• The required water quality objectives are not achieved,
• Contaminated water is released off site.
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Construction Phase Management of Sedimentation and Erosion
Existing vegetation from site will be removed in stages as required to reduce the likelihood of
surface erosion. A sediment and siltation fence will be erected around the property boundary
to ensure that sediment is not washed off site and onto adjacent properties or roads. Entry
and exit from the site will be restricted to a single stabilised location to minimise the rise of
onsite transport of silt sediment or mud. It is anticipated that a layer of crushed rock will
provide the necessary stabilisation of the access route. If required a specific bunded wash
down area will be provided for the cleaning of plant before leaving the site and all wash down
waste water will be collected. In the event that debris or sediment leaves the site it will be
cleaned.
Management of Contaminated Soils Materials
There are no contaminated soils materials fill on the site. The site is not listed on the public
contaminated site’s register.
Management of Imported Materials
Any material imported to the site including construction materials will be stockpiled in a
location where it cannot contaminate the stormwater system or stormwater runoff.
Complaint Response
The contractor will erect signage at the entrance to the works with contact information,
including afterhours contact numbers. The contractor will properly deal with all complaints.
Monitoring and Reporting
All sediment and erosion control devices will be checked daily and after rainfall events by the
construction site supervisor. Defective or full devices will be cleaned and repaired as
required. Regular inspections and maintenance of the storm water system will be carried out
by the property owner. The civil components (structural and erosion) are to be assessed by a
suitably qualified engineer as required.
Lifecycle cost assessment
There will be no abnormal capital or recurrent costs for the proposed stormwater strategy.
h. Flood Zoning
The proposed site is not in a recognised flood zone according to the Noosa Regional Council
River Flood Information Map 10-B50 dated September 2012. See Figure 5.4 below for Flood
map. The map shows that there is no flood zone in close proximity to the proposed site,
therefore flooding issues do not apply to this site.
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Figure 5.4: Noosa Regional Council River Flood Information Map 10-B50 - September 2012
The proposed site is also shown not to flood on the Cooroy & Lake Macdonald Natural Hazard:
Landslide & Flooding Overlay (Map OM3.3).
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6. Sewer Reticulation
The proposed site is located within the urban footprint of the Cooroy Sewer treatment Plant.
Figure 6.1: Noosa Regional Council Sewer Trunk Infrastructure Maps 4.2 - PFTI - Sewerage
The proposed site is currently not services by a council sewer property connection as the
closest sewer is located in Ferrells Road with an invert level of IL116.96, which is higher than
the majority of the site.
A new private sewer pump station will be required to service the proposed new multi-use
development. This sewer pump station will be located to the East of the site and just to the
South of the new proposed road entrance from Myall Street. A new internal sewer
reticulation main will run along the verge of the proposed internal road through the centre of
the site. All the internal house drainage from the proposed buildings will connect into this
sewer main and run to the proposed pump station. This will then be pumped to the existing
council sewer infrastructure via an existing man hole in Ferrells Road.
The following table indicates the preliminary sewer pump station design and predicted flows.
These flows and the pump station design are to be confirmed during detailed design.
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DESCRIPTION Design Parameter Notes
Developable Area 5.064ha
Service Station = 1460m2 = 15EP 1.00 EP/100m2 GFA
Self-Storage = 100m2 = 1EP 1.00 EP/100m2 GFA (Office Only)
Tourist Park = 37du = 89EP 2.40 EP/du (Units)
EP
Tourist Park = 320m2 = 4EP 1.00 EP/100m2 GFA (Office)
Future = 5800m2 = 58EP 100 EP/ha
TOTAL = 167EP
= 200L/EP/day
ADWF = 200 x 167 Noosa PIP DSS Table 3.2
= 33400L/day
= 5 x ADWF SEQ WS & S D&C Code - Design
PWWF = 5 x 33400
Criteria - Table 10
= 167000L/day
C2 x ADWF
= (4.7 x (EP)-0.105) x ADWF SEQ WS & S D&C Code - Design
PDWF
= (4.7 x (167)-0.105) x 33400 Criteria - Table 10
= 91720L/day
Table 6.1: Preliminary Sewer Pump Station Design
Abbreviations:
ADWF Average Dry Weather Flow OPS Operating Storage
DSS Desired Standard of Service PIP Priority Infrastructure Plan
du Dwelling Unit PS Pump Station
ET Equivalent Tenements PWWF Peak Wet Weather Flow
EP Equivalent Populations PDWF Peak Dry Weather Flow
GFA Gross Floor Area Q Pump Rate
N Number of Starts per Hour
After discussions with Noosa Council Engineers, vT Consulting Engineers were advised that as
the sewer and water supply are to be taken over by Unitywater as of 1st July 2014, the
proposed sewer design should meet Unitywater standards and requirements. Unitywater
advised that the water supply and sewer demand factors used in the table above are to be
taken from the Maroochy Plan (2000) Table 2 (a) which Unitywater has advised is suitable for
the design of the pump station.
For more details of the sewer reticulation refer to the engineering plans in Appendix B.
Internal house drainage design for this proposed development will be by others.
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7. Water Reticulation
A new domestic water supply is proposed to service the new proposed multi-use
development. A new property connection will be provided to the site from Myall Street.
Associated water connections will be installed on Myall Street. Proposed fire hydrants are
located along the central internal road to service the new proposed buildings and Tourist Park.
For more details refer to the engineering plans in Appendix B.
Roof water harvesting tanks are proposed for this development as part of the stormwater
quality treatment train and to reduce the water demand on the reticulated town water supply
system.
The collected water is intended to be used for non-potable uses such as toilet flushing and
landscape irrigation. In the event that the roof water harvesting tank is empty after long
periods of drought, the reticulated town water supply system will be used. The reticulated
town water supply system will be protected from potential backflow with the use of a
backflow prevention device that complies with AS/NZS3500.
To reduce the water demand on the roof water harvesting tank and the reticulated town
water supply system it is intended that all fixtures will be water efficient appliances.
The Internal water supply design for this proposed development will be by others.
8. Electrical and Telecommunication
The electrical supply and communications supply for this proposed development will be by
others.
9. Acoustic Assessment
The acoustic requirements and design for this proposed development will be by others.
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10.Development Codes
Based on all the findings outlined in this report, vT Consulting Engineers believes that there
are no significant engineering issues in relation to this development.
The following applicable Local and State Codes have been completed to address the proposed
development and are included in Appendix H:
• Earthworks Code
• Water Supply and Sewerage Reticulation
• SDAP Code - Stormwater and Drainage Impacts
• Transport Roads and Drainage Code (in conjunction with Traffic Engineer)
• Driveway and Parking Code (in conjunction with Traffic Engineer)
11. Conclusions
vT Consulting Engineers has undertaken a review of civil engineering services required for the
proposed development located at Corner Myall Street & Ferrells Road, Cooroy QLD 4563.
Based on all the findings outlined in this report, vT Consulting Engineers believes that there are
no significant engineering issues in relation to this development.
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Appendix A - Survey Plan
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APPROVED APPROVED
COMPANY COMPANY LEGEND
ISO9001 ISO14001
Quality Environmental
Management Systems Management Systems
by Survey by Records
Certification
Services
Certification
Services O/H ELECTRICITY
U/G ELECTRICITY
O/H TELSTRA
U/G TELSTRA
U/G DRAINAGE
SEWERAGE
WATER
GAS
FENCE
SYMBOLS ABBREVIATIONS
Sewer Manhole MH Manhole
Gully Trap SL Surface Level
Stormwater Manhole IL Invert Level
Fire Hydrant BM Bench Mark
Valve Diameter
Water Meter RCP Reinforced Concrete Pipe
Electricity Box / Pillar GI Galvanised Iron
Electric Light Pole
Power Pole Trunk diameter,
Electricity Manhole Height,
Electricity Pit Spread (canopy diameter)
Traffic Signal Pit
Traffic Light
Telstra Manhole
Telstra Pit
Tree / Shrub
NOTES
This Plan has been prepared from a combination of field survey
and existing records for the purpose of showing the physical
features of the land to assist in designing future development, and
should not be used for any other purpose.
The title boundaries shown hereon were not verified or marked at
the time of survey, but were determined by existing title
dimensions and occupation (where available), not by field
measurement. As such, these dimensions could be out of date
and incorrect by modern standards. This plan should not be used
for building to boundary, or to prescribed set-backs, without further
boundary survey.
Services shown hereon were located where possible by field
survey. If not able to be so located, known services have been
shown from the records of the relevant authorities or service
providers where available and have been noted accordingly on
this plan. All services shown from records only will need
verification prior to, or during work on site.
Prior to any demolition, excavation or construction on site, the
relevant authority should be contacted for:
* Verification of all services plotted from records only, and
* Possible location of any services altered since this survey was
completed or any new services installed either on or adjacent to
the site.
Before starting any demolition, excavation or construction on
the site, the relevant person should make an independent and
updated enquiry of "dial before you dig" and any relevant
service providers to ascertain the existence of further
services (if any) and the accurate location of those not able to
have been surveyed at the time of preparing this plan.
* No responsibility can be accepted by Saunders Havill Group Pty
Ltd, for any damage caused to any underground service or any
loss or injury so suffered if enquiry and verification have not been
completed in accordance with this note.
** This note is an integral part of this plan/data. Reproduction of
this plan or any part of it without this note being included in full will
render the information shown on such reproduction invalid and not
suitable for use.
Scale 1:500 - Lengths are in Metres.
5 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70
No. by Date Description Surveyed: NC
A AJB 25/03/14 Original Issue
Plan of Level Datum: AHD der. Lot Description surveying
Date: 17/03/14 DETAIL PLAN Origin of Levels: PM171964 Lot 4 on SP248479 Scale @A0 1: 500
Drawn: AJB RL of Origin: 117.348
@A2 1: 1000
Issues
Project
Date: 19/03/14 125 MYALL STREET, COOROY Contour Interval: 0.5m
Locality of Cooroy
Parish of Teewantin
Checked: Client VERVE BUILDING DESIGN & CONCEPTS County of March Dwg No. 6520 S 01 DT A
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Appendix B - Proposed Design Drawings
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