MCU14/0056 - Attachment H -Economic Needs Assessment

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