MCU14/0056 - Attachment H -Economic Needs Assessment

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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Proposed Myall Street Development
12022 Rev 1
30 May 2014