economic impact assessment proposed redevelopment of thirroul plaza shopping centre ·...
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ECONOMIC IMPACT ASSESSMENT~
PROPOSED REDEVELOPMENTof
THIRROUL PLAZA SHOPPING CENTRE
Prepared For:
THIRROUL PLAZA PTY LTD
Prepared By:LEYSHON CONSULTING PTY LTD
SUITE 1106 LEVEL 11109 PITT STREET
SYDNEY NSW 2000
TELEPHONE (02) 9224-6111FACSIMILE (02) 9224-6150
REP 1917December 2019
© Leyshon Consulting Pty Ltd 2019
Leyshon Consulting
TABLE of CONTENTSPage
DISCLAIMER
EXECUTIVE SUMMARY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i-vi
1 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11.2 Development Proposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11.3 Report Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2 RETAIL CONTEXT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.1 Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.2 Existing Centre Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3 DEMAND ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63.1 Trade Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63.2 Trade Area Demography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Age Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Family Structure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3.3 Population Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103.4 Available Retail Spending . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 113.5 Demand for Additional Retail Floorspace . . . . . . . . . . . . . . . . . . . . . . 13
4 RETAIL IMPACT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 154.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 154.2 Existing and Projected Centre Sales . . . . . . . . . . . . . . . . . . . . . . . . . . 154.3 Estimated Impact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 174.4 Implications of Impact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 184.5 Other Benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
5 CONCLUSION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
APPENDIX A: PROPOSED REDEVELOPMENT PLANS – THIRROUL PLAZA
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping Centre
December 2019
Leyshon Consulting
LIST of TABLES
1.1 : THIRROUL PLAZA – EXISTING and PROPOSED RETAIL FLOORSPACE
2.1 : EXISTING MAJOR CENTRES – WOLLONGONG NORTHERN BEACHES
AREA, 2019
3.1 : SELECTED KEY DEMOGRAPHIC CHARACTERISTICS – THIRROUL
TRADE AREA and WOLLONGONG LGA, 2016 (% Population)
3.2 : ESTIMATED RESIDENT POPULATION for SELECTED STATISTICAL
AREAS (SA2s), 2011-18 (No. Persons)
3.3 : PROJECTED POPULATION – THIRROUL TRADE AREA, 2016-26 (No.
Persons)
3.4 : ESTIMATED AVAILABLE RETAIL SPENDING – THIRROUL TRADE
AREA, 2018-26 ($2019)
4.1 : ESTIMATED EXISTING and FUTURE SALES – THIRROUL PLAZA 2019
& 2021
4.2 : ESTIMATED IMPACT of THIRROUL PLAZA REDEVELOPMENT, 2021($2019)
LIST of FIGURES
3.1 : THIRROUL TRADE AREA
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping Centre
December 2019
Leyshon Consulting
DISCLAIMER
This Report has been prepared solely for the purposes recorded at Section 1 of theReport and solely for the benefit of the party to whom the report is addressed. No thirdparty is entitled to rely upon this Report for any purpose without the written consent ofLeyshon Consulting Pty Ltd having first been sought and obtained.
This Report involves the making of future projections. Those projections are groundedupon the facts and matters contained in this Report. Some or all of those facts andmatters comprise assumptions and/or representations upon which Leyshon ConsultingPty Ltd has relied but about which it has no knowledge of its own. By reason of this,Leyshon Consulting Pty Ltd cannot warrant or represent the correctness or accuracy ofsuch assumptions and/or representations. It follows that, while the projectionscontained in this Report are made with care and judgment, Leyshon Consulting Pty Ltdcannot confirm, warrant or guarantee that actual results achieved will be consistent withthe results projected by this Report.
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Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping Centre
December 2019
Leyshon Consulting
EXECUTIVE SUMMARYIntroduction Section 1
This Report has been prepared by Leyshon Consulting Pty Ltd for Thirroul Plaza Pty Ltd.The Report examines the potential economic effects of a proposal to redevelop theThirroul Plaza shopping centre.
The existing centre contains 2,400m² of retail floorspace anchored by a small, older-styleColes supermarket of 1,241m².
The proposed redevelopment will increase the centre’s retail floorspace to 3,864m² andthe size of the Coles supermarket to 2,820m². This represents a net increase of +1,464 m²in the centre’s overall size. The provision of some 82 residential units above theredeveloped centre is also proposed.
Retail Context Section 2
Corrimal is the dominant centre in the northern beaches area of Wollongong LGA.Corrimal contains an estimated 24,400m² of retail floorspace and is currently anchored byWoolworths and Coles supermarkets. An Aldi supermarket is under construction.
The other major centres in this area are Woonona (IGA), Bulli (Woolworths), Thirroul(Coles) and Helensburgh (Coles). These centres all currently have a very low level of vacantshopfront floorspace–less than 2.5%. This indicates a high level of demand exists in thearea for the provision of local retail, personal and commercial services.
Demand Analysis Section 3
The trade area population exhibits above average socio-economic characteristics. Forexample, median household income levels in the Thirroul trade area in 2016 were +47%above the Wollongong LGA average.
The Thirroul trade area population will experience modest growth in the period to 2026 ofapproximately +0.8% per annum. By 2026 the trade area population is estimated to be inthe order of 19,285 residents.
Total annual available retail spending generated in the trade area is estimated to increasefrom $247.8 million in 2018 to $274.4 million in 2026–an increase in annual availablespending of +$26.6 million in real terms ($2019).
Total annual available supermarket spending is estimated to increase from $78.1 millionin 2018 to $89.2 million in 2026–an increase in annual available supermarket spending of+$11.1 million in real terms ($2019) during this period.
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EXECUTIVE SUMMARYDemand Analysis Cont’d
In the period 2018-26 the trade area could support approximately 4,075m² of additionalretail floorspace and some 1,100m² of additional supermarket floorspace.
The trade area is estimated to have a theoretical shortfall of at least -1,800 m² ofsupermarket floorspace at present.
The proposed expansion of Thirroul Plaza’s Coles by +1,579m² is clearly justified havingregard to both the growth in demand for supermarket floorspace to 2026 and the existingunder-supply of such floorspace in the trade area.
Retail Impact Section 4
The net additional sales likely to be captured by a redeveloped Thirroul Plaza areestimated at $18 million in 2021 ($2019).
The estimated impacts of the proposed redevelopment on existing centres range between-4% to -7.2% which are classified as being in the ‘very low’ and ‘low/medium’ categories ofimpact respectively. The impact of the proposal principally will be experienced by nationalchain full-line supermarkets at Bulli and Corrimal and, to a lesser extent, Coles atHelensburgh.
The proposed increase in floorspace at Thirroul Plaza will translate into an estimatedadditional 56 full- and part-time positions in the centre across the supermarket andassociated specialty retail floorspace combined.
Conclusion Section 5
There is no evidence to suggest the impact of the proposed development will have anyadverse outcomes for existing centres in or nearby to the Thirroul trade area. All appear tobe trading well at present and have low levels of vacant floorspace.
We consider the proposed redevelopment is justified having regard to the material benefitsit will confer on trade area residents–namely improving the retail offer in Thirroul andproviding for greater competition, choice and convenience in the local retail sector. It willalso strengthen Thirroul as a retail and employment destination.
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1INTRODUCTION
1.1 BackgroundThis Report has been prepared by Leyshon Consulting Pty Ltd for
Thirroul Plaza Pty Ltd.
The Report sets out the estimated economic effects of a proposal to
redevelop Thirroul Plaza to accommodate new retail floorspace and
additional residential floorspace. The assessment focuses particularly on
the economic effects of the proposed retail floorspace.
1.2 Development ProposalThirroul Plaza is located at the intersection of Lawrence Hargrave Drive
and King Street, Thirroul. As indicated in TABLE 1.1, the existing centre
contains some 2,400m² of retail floorspace (net lettable area [NLA]) and
is anchored by a small, older-style Coles supermarket of 1,241m².
TABLE 1.1THIRROUL PLAZA – EXISTING and PROPOSED RETAIL FLOORSPACE
Tenancy ...Existing Centre
(m²)
ProposedCentre (m²) Change (m²)
Supermarket 1,241 2,820 1,579
Shops 1,159 1 1,044 (115)
Total Centre 2,400 3,864 1,464
Note 1: Includes retail kiosks.
Source: Thirroul Plaza Pty Ltd, 2019.
The proposed redevelopment of the centre is depicted in the plans
provided at APPENDIX A to this Report. The redevelopment will involve
two levels of basement parking providing some 410 spaces in total. The
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 1
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ground level will be redeveloped primarily for retail floorspace with
ancillary areas set aside for loading facilities and the like.
In total some 3,864m² NLA of retail floorspace will be provided once
the centre is redeveloped. It is proposed to expand the existing Coles
supermarket to 2,820m²–an increase of +1,579m² over Coles’ current
footprint. In addition 1,044m² of specialty retail space will be provided
representing a decrease of -115m² in terms of the existing provision of
specialty retailing in the centre.
In total the net increase in retail floorspace will be +1,464m².
Some 82 residential units will be provided over three levels above the
retail podium.
1.3 Report StructureThis Report is structured as follows:
1.0 – Introduction
2.0 – Retail Context
3.0 – Demand Analysis
4.0 – Impact Analysis
5.0 – Conclusion.
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2RETAIL CONTEXT
2.1 OverviewThirroul is located at the northern end of Wollongong Local
Government Area (LGA). To the north of Thirroul a narrow band of
residential development is wedged between the ocean and the
Illawarra escarpment. The suburbs to the immediate north include
Stanwell Park, Coalcliff, Scarborough, Wombarra, Coledale and
Austinmer.
To the south of Thirroul the coastal plain broadens out south of Bulli. As
discussed below, Corrimal is the largest centre in retail terms in the
northern beaches area of Wollongong LGA.
In Section 3 of this Report the trade area of Thirroul Plaza is described
in detail. In brief, the redeveloped centre is expected to draw most of
its trade from the area between Woonona in the south and Stanwell
Park in the north.
Over the past two decades the northern suburbs of Wollongong LGA
have undergone marked demographic change. The area around
Thirroul had distinctly working-class origins associated with its history
as a coal-mining area. In recent years, however, a new wave of
settlement has brought a younger, more highly skilled and more affluent
population to the area.
The influx of residents with higher socio-economic status has led to an
increased demand for the provision of higher quality retail services in
the coastal suburbs of Wollongong.
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2.2 Existing Centre NetworkThe characteristics of existing centres in the northern beaches area of
Wollongong LGA are set out in TABLE 2.1.
TABLE 2.1EXISTING MAJOR CENTRES – WOLLONGONG NORTHERN BEACHES AREA, 2019
Centre ...
RetailFloorspace
(m²) Major Tenants
VacantFloorspace
(m²)
Corrimal 24,400 Woolworths + Coles (2,986m²) 527
Woonona 8,400 IGA (1,475m²) 180
Bulli 7,300 Woolworths (3,689m²) 85
Thirroul 10,535Coles (1,241m²),
IGA (1,085m²) 65
Helensburgh 6,200 Coles (1,950m²) 110
Source: SGS, 2014; Leyshon Consulting Survey, November 2019.
As noted above, the dominant centre in the area is Corrimal which
contains an estimated 24,400m² of retail and related floorspace.
Corrimal is designated as a District Centre.
Retailing in Corrimal is dominated by the Lederer Centre (formerly
Stockland) and Corrimal Park Mall. Corrimal has both Woolworths and
Coles supermarkets together with a wide range of specialty shops. We
understand that in September, 2015 Council approved an Aldi
supermarket of 1,700m² together with five small retail tenancies,
residential apartments and a childcare centre at 36-44 Underwood
Street, Corrimal although construction of the project is yet to be
completed.
The other major centres in the northern beaches area of Wollongong
LGA are of neighbourhood scale and located at:
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< Woonona – 8,400m² which contains an IGA supermarket
(1,475m²)
< Bulli – 7,300m² which contains a full line Woolworths
supermarket
< Thirroul – 10,535m² containing a small Coles supermarket
and an IGA supermarket
< Helensburgh – 6,200m² anchored by a small Coles
supermarket.
Apart from the centres noted above, small clusters of shops are found
in other coastal communities to the north of Thirroul namely at
Austinmer, Coledale and Stanwell Park.
Our recent field survey of centres in the area found a very low level of
vacant shopfront floorspace. We estimate that all of the centres
surveyed had less than 2.5% of their shopfront retail space vacant.
Typically, retail centres of the type found in northern Wollongong LGA
have vacancy rates of about 5% to 10%.
In our opinion, the very low incidence of vacant floorspace indicates a
high level of demand for the provision of local retail, personal and
commercial services is generated by the coastal communities of
northern Wollongong.
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3DEMAND ANALYSIS
3.1 Trade Area We have defined a trade area for the proposed redeveloped Thirroul
Plaza centre (FIGURE 3.1 refers). Definition of the trade area has had
regard to a number of factors including:
< the location of competitive centres particularly those containing
national chain supermarkets
< the road system in the area
< the terrain of the area which is likely to impact residents’
willingness to travel to more distant centres such as
Helensburgh.
The trade area comprises the following components:
< Primary Trade Area (PTA) – includes the suburbs of Thirroul,
Austinmer, Coledale, Wombarra, Scarborough, Clifton,
Coalcliff and Stanwell Park; and
< Secondary Trade Area (STA) – includes the suburb of Bulli
but excludes Woonona.
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 6
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Figure 3.1: Thirroul Trade Area
Site Coordinates
Longitude/X:Latitude/Y:
150.922960 -34.315070
N
0 2.5 5
Kilometres
Site
Leyshon Consulting
3.2 Trade Area DemographyWe have reviewed the trade area’s demography as at the 2016 Census
focussing on the three key demographic variables which most influence
retail spending namely:
< age structure of the population
< family structure
< income levels.
Age Profile
As can be noted from TABLE 3.1, compared with Wollongong LGA at
the 2016 Census the trade area had an age profile characterised by:
< a higher percentage of children aged 0-14 years
< a much lower percentage of people aged 20-29 years
< a higher percentage of those aged 40-59 years
< a much high percentage of those aged 60-69 years
< a lower percentage of older residents–namely those aged 70+
years.
In summary, the population profile of the Thirroul trade area in 2016
was dominated by adults in their most productive years as far as income
earning potential is concerned–namely the 30-60 year cohort.
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Family Structure
In relation to family structure, as can be noted from TABLE 3.1, in 2016
the trade area had a significantly above average incidence of families
comprising couples with children aged 15 years or under (43.9%)
compared with Wollongong LGA where only 29% of families were of
this type. There was also a markedly lower incidence of couple only
families (27%) compared with 36.3% in Wollongong LGA. Only 11.1%
of families in the Thirroul trade area in 2016 were single-parent families
compared with 17.5% in Wollongong LGA.
In summary, the family structure of the trade area population means the
area generates relatively high levels of retail spending given it is
dominated by couples with dependent children–particularly children
aged 15 years or less.
Income
At the 2016 Census, individual, family and household incomes in the
Thirroul trade area were substantially higher than those found in
Wollongong LGA as a whole.
As indicated in TABLE 3.1, the trade area’s median personal income
was $807 per week ($2016)–some +38% above the Wollongong LGA
average of $585 per week.
The median family income in the Thirroul trade area in 2016 was
$2,278 per week which was +33% higher than the Wollongong LGA
average of $1,710 per week.
The median household income in the Thirroul trade area in 2016 was
$1,964 per week–fully +47% above the Wollongong LGA average of
$1,339 per week.
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In summary, the higher average income levels of individuals,
households and families in the Thirroul trade area in 2016 would
translate into an above average demand for retail goods and personal
services.
TABLE 3.1SELECTED KEY DEMOGRAPHIC CHARACTERISTICS – THIRROUL TRADE AREA andWOLLONGONG LGA, 2016 (% Population)
Variable ... PTA STAMain
Trade AreaWollongong
LGA
Age Structure
0-4 years 6.0 6.8 6.3 5.9
5-9 7.1 8.4 7.5 6.2
10-14 7.0 7.6 7.2 5.8
15-19 6.1 7.1 6.4 6.4
20-29 9.3 9.6 9.4 14.2
30-39 11.2 12.7 11.7 12.3
40-49 15.0 15.5 15.2 13.2
50-59 16.2 14.0 15.4 13.0
60-69 12.5 10.1 11.7 10.6
70+ 9.6 8.2 9.2 12.4
Total 100.0 100.0 100.0 100.0
Family Structure
Couple Only 37.6 19.8 27.0 36.3
Couple Families with Children <15 years 34.9 49.9 43.9 29.0
Couple Families with Children >15 years 16.4 17.9 17.3 15.6
Single Parent Family 10.3 11.7 11.1 17.5
Other Families 0.8 0.7 0.7 1.6
Total Families 100.0 100.0 100.0 100.0
Income Profile
Median Personal Income ($ per week) $828 $765 $807 $585
Median Family Income ($ per week) $2,350 $2,266 $2,278 $1,710
Median Household Income ($ per week) $2,043 $1,896 $1,964 $1,339
Average Annual Household Income($2016) $104,333 $95,715 $101,564 $77,448
Source: ABS Census, 2016.
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3.3 Population GrowthThe area surrounding Thirroul is experiencing modest population
growth. The Australian Bureau of Statistics (ABS) in 2018 indicated the
estimated resident population (ERP) of the area surrounding Thirroul
was growing at about 1.1% to 1.2% per annum (TABLE 3.2 refers).
TABLE 3.2ESTIMATED RESIDENT POPULATION for SELECTED STATISTICAL AREAS (SA2s), 2011-18 (No. Persons)
SA2 ... 2011 2017 2018Growth Rate2017-18 (%)
Thirroul/Austinmer/Coalcliff 11,165 11,822 11,954 1.10%
Woonona/Bulli/Russell Vale 19,263 20,692 20,936 1.20%
Source: ABS Regional Population Growth, Australia Cat. No. 3218.0.
TABLE 3.3 sets out our estimate of potential future population growth
in the trade area to 2026. In summary, a continuation of modest, albeit
slowing, population growth has been assumed for the period 2016-26.
The trade area’s overall ERP is forecast to increase by +1,430 people
from 17,855 in 2016 to 19,285 in 2026. The assumed average annual
rate of growth between 2016-26 is approximately +0.8% per annum.
TABLE 3.3PROJECTED POPULATION – THIRROUL TRADE AREA, 2016-26 (No. Persons)
Trade AreaSegment ... 2016 2018 2021 2026
Growth2016-26
PTA 11,750 11,840 12,187 12,582 832
STA 6,105 6,289 6,480 6,703 598
Main Trade Area(MTA) 17,855 18,129 18,667 19,285 1,430
Source: Leyshon Consulting Estimates, November 2019.
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3.4 Available Retail SpendingWe have prepared estimates of the growth in annual available retail
spending in the Thirroul trade area between 2018-26.
Based on data from the 2016 Census, the 2015-16 Household
Expenditure Survey and changes in average weekly earnings since 2016
(as documented by the ABS), we estimate average annual per capita
retail spending in the trade area in 2018 was $13,670 ($2019).
Due to a likely continuation for the foreseeable future of very subdued
levels of growth in average incomes it is expected there will be limited
real growth (that is, over and above inflation) in retail spending in the
period to 2026.
For the purposes of analysis we have assumed real spending growth of
+0.5% per annum during this period. This compares to growth rates of
up to +2% per annum experienced in the period 2000-15 in Australia.
As indicated in TABLE 3.4, we estimate annual available retail spending
generated in the trade area will increase from $247.8 million in 2018
to $274.4 million in 2026–an increase in annual available spending of
+$26.6 million in real terms between 2018-26.
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TABLE 3.4ESTIMATED AVAILABLE RETAIL SPENDING – THIRROUL TRADE AREA,2018-26 ($2019)
Factor ... 2018 2021 2026Increase2018-26
Population 18,129 18,666 19,284 1,155
Per Capita Retail Spending ($ per capita p.a.) $13,670 $13,876 $14,227 n.a.
Spending Category ($ Mil. per annum)...
Food, Liquor and Groceries $148.7 $155.4 $164.6 $16.0
Clothing and Accessories $18.3 $19.2 $20.3 $2.0
Household Goods $50.3 $52.6 $55.7 $5.4
Personal Services $20.6 $21.5 $22.8 $2.2
Other $9.9 $10.4 $11.0 $1.1
Total Retail Spending $247.8 $259.0 $274.4 $26.6
Supermarket Spending $78.1 $82.9 $89.2 $11.1
Errors due to rounding.
Source: Leyshon Consulting Estimates, November 2019.
Annual available supermarket spending meanwhile is forecast to
increase from $78.1 million in 2018 to $89.2 million in 2026–an
increase in annual available spending of +$11.1 million in real terms
($2019) during this period.
It should be noted that the estimates set out in TABLE 3.4 are, to some
extent, likely to understate the volume of spending available to trade
area retailers. The reason for this is that, firstly, at the 2016 Census the
trade area had a somewhat above average level of vacant dwellings
(12.1%) compared with 7.9% in Wollongong LGA. Anecdotal evidence
suggests a component of these dwellings are in fact ‘weekenders’
owned by Sydney residents and occupied on a part-time basis
throughout the year and/or dwellings used for visitor accommodation.
These part-time residents undoubtedly would increase the total pool of
annual available spending generated in the area.
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 12
Leyshon Consulting
Second, due to its proximity to Sydney the northern beaches locality of
Wollongong attracts a significant proportion of tourist and visitor
spending usually associated with day trips to the area. Such spending is
notoriously difficult to estimate with any degree of precision, however.
3.5 Demand for Additional RetailFloorspace
Broadly, the forecast modest increase in available retail spending in the
trade area between 2018-26 can be expected to support additional
retail floorspace in general and supermarket floorspace in particular.
Based on accepted average sales rates (that is, $ per m² per annum
(sometimes referred to as ‘Retail Turnover Densities’) of $6,500 per m²
per annum for general retail floorspace and $10,000 per m² per annum
for supermarket floorspace between 2018-26 the Thirroul trade area
would support approximately 4,075m² of additional retail floorspace
and some 1,110m² of additional supermarket floorspace.
In relation to the balance between the supply of and demand for
supermarket floorspace in the trade area, we note that in 2018
estimated available supermarket spending was some $78.1 million per
annum. In theory, this would have supported up to 7,800m² of
supermarket floorspace.
At present, the trade area contains an estimated 6,014m² of
supermarket floorspace which suggests a theoretical shortfall of
approximately -1,800m² of such space currently exists.
Based on our observations of existing supermarkets in the trade area,
we consider it likely that, apart from Bulli Woolworths, the
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 13
Leyshon Consulting
supermarkets in Thirroul (Coles and IGA) are achieving average turnover
rates well below $10,000 per m² per annum due to their small footprint
and, in the case of Coles, outmoded store presentation. Accordingly, in
practical terms, the existing shortfall of supermarket floorspace in the
trade area is likely to be greater than -1,800m².
We conclude, therefore, that the proposed increase in supermarket
floorspace at Thirroul Plaza (+1,579m²) is clearly justified having regard
to both the growth in demand for supermarket floorspace up to 2026
of about +1,110m² and the existing under-supply of supermarket
floorspace of at least -1,800m².
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 14
Leyshon Consulting
4RETAIL IMPACT
4.1 IntroductionAn evaluation has been made of the potential impact of the proposed
redevelopment of Thirroul Plaza on existing relevant centres.
The evaluation of economic impact in the retail sector usually involves
a projection of the sales of the proposed development, the
identification of the potential diversion of sales away from existing retail
centres and the calculation of the actual and percentage change in sales
which might occur at impacted centres assuming the proposed
development is approved and proceeds.
In this particular case, account also must be taken of the fact the
existing Thirroul centre already attracts a certain level of sales from the
trade area and beyond. Accordingly, in our opinion, the appropriate
(and logical) focus in this instance is on the impact of the ‘net’
additional sales which potentially could be attracted to the centre
following its redevelopment: that is, the projected annual sales of the
completed development less the annual sales being achieved by the
centre prior to its redevelopment.
4.2 Existing and Projected Centre SalesOur estimate of the current sales of Thirroul Plaza takes into account
data provided to Leyshon Consulting by centre management. The sales
estimate also assumes Thirroul Plaza is ‘fully leased’ at present: that is,
the likely sales of the centre assuming all its floorspace is occupied.
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 15
Leyshon Consulting
As indicated in TABLE 4.1, we estimate the existing centre potentially
is achieving sales of some $14.9 million per annum ($2019) on a fully
leased basis. This is equivalent to an average centre sales rate of some
$6,866 per m² per annum.
TABLE 4.1 also includes an estimate of the potential future sales of the
redeveloped centre. This estimate is based on the proposed floor area
of the redeveloped supermarket (2,820m²) and 1,044m² of specialty
retailing. We have assumed that 100m² of the latter is devoted to non-
retail commercial/service activities.
TABLE 4.1ESTIMATED EXISTING and FUTURE SALES – THIRROUL PLAZA 2019 & 2021
FloorspaceComponent ...
Existing Centre, 2019 Proposed Centre, 2021 Sales Increase,2019-21
($ Mil. p.a.) ($ Mil. p.a.) ($ Mil. m² p.a.) ($ Mil. p.a.) ($ Mil. m² p.a.)
Supermarket $10.3 $8,300 $26.8 $9,500 $16.5
Other Retail $4.6 $5,000 $6.1 1 $6,500 $1.5
Total Centre $14.9 $6,866 $32.9 1 $8,515 $18.0
Note 1: Assumes retail 944m², non-retail 100m².
Source: Leyshon Consulting Estimates, November 2019.
The estimate of potential future sales set out in TABLE 4.1 also takes
into account competition from surrounding shopping centres as well as
the enhanced attractiveness of Thirroul Plaza following its
redevelopment. The analysis also assumes the proposed redeveloped
centre has 2021 as its first full year of trading.
In summary, a redeveloped Thirroul Plaza is estimated to achieve
annual sales of some $32.9 million ($2019) or $8,515 per m² per
annum. As also indicated in TABLE 4.1, estimated annual supermarket
sales are $26.8 million or approximately $9,500 per m² per annum.
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 16
Leyshon Consulting
Annual sales of $32.9 million in 2021 would equate to the centre
achieving a market share of about 12.7% of available retail expenditure
generated in the trade area and assuming that all of the projected sales
originate from spending by trade area residents.
Hence, the estimated ‘net’ increase in annual sales following the
centre’s redevelopment would be approximately +$18.0 million. This
would be comprised of Coles’ sales growth of +$16.5 million and
+$1.5 million in higher specialty retail sales ($2019).
4.3 Estimated ImpactWe have prepared estimates of the potential impact the proposed
redevelopment of Thirroul Plaza would have relevant nearby centres in
2021 (TABLE 4.2 refers).
This analysis assumes total additional centre sales of +$18.0 million in
2021 ($2019). It also assumes approximately $1.7 million of these
additional sales will be due to spending redirected from centres other
than those referred to in TABLE 4.2–some of which will be located well
outside the trade area.
In summary, the potential net impact of the proposed redevelopment
on relevant existing centres in 2021 is estimated to range between
-4.0% (Woonona) to -7.2% (Bulli).
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 17
Leyshon Consulting
TABLE 4.2ESTIMATED IMPACT of THIRROUL PLAZA REDEVELOPMENT, 2021 ($2019)
2018 Sales ($ Mil. p.a.)
2021 SalesPre-Impact
($ Mil. p.a.)
2021 SalesPost-Impact
($ Mil. p.a.)
– Sales Change Pre-and Post- Impact –
$ Mil. %
Corrimal $149.6 1 $164.1 $156.8 ($7.3) (4.4)%
Bulli $58.6 $62.1 $57.6 ($4.5) (7.2)%
Woonona $48.7 $50.2 $48.2 ($2.0) (4.0)%
Helensburgh $42.5 $45.1 $42.6 ($2.5) (5.5)%
Other Centres 2 n.a. n.a. n.a. ($1.7) n.a.
Total ($18.0)
Notes:1. Assumes addition of Aldi.2. Includes both trade area and non-trade area centres.
Source: Leyshon Consulting Estimates, November 2019.
4.4 Implications of ImpactThere is no general agreement among economists and retail analysts as
to what constitutes an unacceptable level of impact within the retail
sector.
Broadly, retail impacts are often classified as follows:
< 0% – 5% very low impact
< 6% – 10% low/medium impact
< 11% – 15% medium/high impact
< +15% – very high impact.
In our opinion, impacts of greater than -10% should be viewed as
potentially being of concern in circumstances where there is evidence
of:
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 18
Leyshon Consulting
< lack of population and spending growth
< existing centres trading at well below accepted industry average
sales levels (that is, $ per m² per annum); and
< above average levels of retail vacancies.
There is no evidence that any of these factors are relevant to an
assessment of the impact of the proposed redevelopment of Thirroul
Plaza. Indeed, the Thirroul trade area is forecast to experience on-going
modest population and spending growth in the period up to 2026 and
current retail shopfront vacancies are well below average.
In any event, based on the classification noted above, the impact of the
proposed net addition of retail floorspace to Thirroul Plaza, would be
assessed as being in either the ‘very low’ or ‘low/medium’ category
with all of the projected impacts well below -10% in 2021. The impact
on Corrimal and Woonona is projected to be in the ‘very low’ category
of impact (less than -5%) and in the ‘low/medium’ category of impact
for Bulli and Helensburgh.
In our opinion, the likely sales impact of Thirroul Plaza’s proposed
redevelopment from a market and operational perspective is highly
unlikely to lead to any significant increase in vacancies for any of the
centres identified in TABLE 4.2.
Moreover, it is almost a given that the majority of the impact which
might eventuate will fall on the national chain supermarkets in and
adjacent to the trade area–namely Woolworths at Bulli and Corrimal,
Coles at Corrimal and Helensburgh and the future Aldi store at
Corrimal. IGA’s existing Thirroul and Woonona supermarkets
meanwhile will experience only a limited impact as the majority of the
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 19
Leyshon Consulting
sales captured by the proposed expanded Coles will be derived from
spending redirected from other Coles and Woolworths supermarkets in
surrounding centres.
In relation to supermarket impact, there is almost no evidence–of which
we are aware–of national chain supermarkets closing stores as a result
of an increase in direct competition. This is due largely to supermarkets
having long leases, meaning closure as a result of increased competition
would only eventuate if the impact was truly severe and the remaining
time on the lease was relatively short. Furthermore, large chain
supermarket operators such as Coles and Woolworths are in a position
easily to absorb reduced sales at any particular store within the earnings
of a network of hundreds of stores Australia-wide.
4.4 Other BenefitsIn our opinion the proposed redevelopment of Thirroul Plaza will
provide PTA residents in particular with a substantially improved
supermarket ‘offer’. Coles’ existing Thirroul supermarket is small and
antiquated and hence unlikely to meet contemporary shopper
expectations.
A redeveloped and expanded Coles will also enable it to compete more
effectively with the much larger Woolworths supermarket at Bulli. This
will be beneficial in terms of retaining retail expenditure within the
Thirroul centre.
The proposed redevelopment will also deliver tangible benefits to trade
area residents in terms of improving competition, choice and
convenience within the local retail sector.
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 20
Leyshon Consulting
It is also likely the redeveloped centre will create additional local jobs.
Undoubtedly the construction phase will see an increase in
employment in the area. Although construction phase employment will
be transitory, once the redeveloped centre commences trading there
will be potential for the creation of additional permanent jobs given the
increase in retail floorspace.
The total proposed increase in centre floorspace of +1,464m² broadly
will translate into an estimated additional 56 full- and part-time
positions in Thirroul across the supermarket and associated specialty
retailing combined.
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 21
Leyshon Consulting
5CONCLUSION
The proposed redevelopment of Thirroul Plaza involves a relatively
modest net increase in retail floorspace of +1,464m². The main focus
of the proposed redevelopment is the expansion of the Coles
supermarket by some +1,579m².
The Thirroul trade area is currently experiencing modest population
growth. Forecast growth in available retail spending generated in the
trade area up to 2026 indicates overall demand for additional retail
floorspace by that time will be in the order of 4,075m². Approximately
1,110m² of this will be attributable to demand for additional
supermarket floorspace.
At present the area has a theoretical shortfall of at least -1,800m² of
supermarket floorspace.
In our opinion, the proposed expansion of Thirroul Plaza is justified
having regard to:
< the increased demand for supermarket and other retail
floorspace by 2026; and
< the under-supply of supermarket floorspace already evident in
the trade area.
As discussed in this Report, the impact in 2021 of the proposed net
increase in retail floorspace at Thirroul Plaza will fall into either the ‘very
low’ or ‘low/medium’ category of impact.
There is no evidence to suggest the impact of the proposed
redevelopment will have any significant adverse outcomes for existing
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 22
Leyshon Consulting
major centres in the area; all these centres appear to be trading well at
present and have very low levels of vacant retail floorspace.
In conclusion, we consider the proposed redevelopment is justified
having regard to the material benefits it will confer on trade area
residents–namely improving the retail ‘offer’ in Thirroul, providing for
greater competition, choice and convenience in the local retail sector
and strengthening Thirroul as a retail and employment destination.
eeeee
Economic Impact Assessment ~Proposed Redevelopment of Thirroul Plaza Shopping CentreDecember 2019 Page 23
APPENDIX A
210 spaces
Basement Carpark 02
RL 0.35
RL 3.55
RL 3.5
5
RL 3.55
RL 3.5
5
Retail
Lift
RL 0.35
BO
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DA
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2
0.1
25
B
O
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30.48
B
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67.005
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7
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12.95
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2
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2
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9
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4
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6
1
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T2
T1
T3
T4
T5
Drawing Number:
ARCHITECTURE &
BUILDING WORKS
ABN 35 093 181 518
Architects
Construction Managers
Interior Designers
Town Planners
Drawing Title:
Project Number:
Project Details:
True North
Client:
Date
PLOT GENERATED BY ARCHITECTURE & BUILDING WORKS | THIS DRAWING IS AN UNCONTROLLED COPY UNLESS STAMPED OTHERWISE | THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANT CONTRACTS, SPECIFICATION, REPORTS AND DRAWINGS | COPYRIGHT OF THIS DRAWING IS VESTED IN ARCHITECTURE AND BUILDING WORKS
Pn_17002
20/09/2019
Tel: (02) 8052 9600
Email: [email protected]
Suite 306, Level 3
7-9 Gibbons Street
Redfern, NSW 2016
Australia
Website: www.abworks.com.au
303-304 & 282-298 LAWRENCE
HARGRAVE DRIVE, THIRROUL
THIRROUL PLAZA PTY LTD
BASEMENT 02
A-100
BASEMENT 02 PLAN
SCALE- 1:250
01
200 spaces
Basement Carpark 01
RL 3.35
RL 3.80
RL 4.05
RL 3.55
RL 3.80
RL 3.80
RL 4.05
RL 3.55
RL 3.80
Goods
Lift
Retail
Lift
Travelator for supermarket
RL 3.35
BO
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2
0.1
25
B
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30.48
B
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67.005
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BOUNDARY 164.945
2
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6
1
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T2
T1
T3
T4
T5
Drawing Number:
ARCHITECTURE &
BUILDING WORKS
ABN 35 093 181 518
Architects
Construction Managers
Interior Designers
Town Planners
Drawing Title:
Project Number:
Project Details:
True North
Client:
Date
PLOT GENERATED BY ARCHITECTURE & BUILDING WORKS | THIS DRAWING IS AN UNCONTROLLED COPY UNLESS STAMPED OTHERWISE | THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANT CONTRACTS, SPECIFICATION, REPORTS AND DRAWINGS | COPYRIGHT OF THIS DRAWING IS VESTED IN ARCHITECTURE AND BUILDING WORKS
Pn_17002
20/09/2019
Tel: (02) 8052 9600
Email: [email protected]
Suite 306, Level 3
7-9 Gibbons Street
Redfern, NSW 2016
Australia
Website: www.abworks.com.au
303-304 & 282-298 LAWRENCE
HARGRAVE DRIVE, THIRROUL
THIRROUL PLAZA PTY LTD
BASEMENT 01
A-120
BASEMENT 01 PLAN
SCALE- 1:250
01
R
L 7.725
Shop 09
2820m²
Supermarket
79m²
1944m²
Commercial
Services
RL 8.30
Retail Lobby
RL 8.00
281m²
RL 7.10
RL 7.70
RL 7.70
RL 8.20
Loading Dock
B
u
s
S
t
o
p
Toilets &
Services
R
L 11.85
R
L 11.50
1 : 8
1 : 20
1 : 20
R
L 11.21
1 : 6
R
L 11.30
1
0
m
²
1 : 50
1 : 6.5
R
L 11.55
Deep Soil Zone
R
L 10.585
R
L 7.10
1 : 16
1 : 16
R
L 11.85
R
L 11.30
R
L 11.551
: 8
1 : 6
Shop 07
94m²
RL 7.70
109m²
RL 9.00
Shop 01
74m²
RL 9.00
Shop 02
73m²
RL 8.60
Shop 03
75m²
Shop 04
81m²
Shop 06
53m²
Shop 05
Shop 08
51m²
RL 7.70
Shop 10
79m²
RL 8.00
Shop 11
114m²
RL 8.00
K
io
s
k
0
1
1
0
m
²
K
io
s
k
0
2
RL 7.70
RL 7.70
RL 7.70
97m²
RL
7.90
RL
8.00
RL
7.70
Goods
Lift
Retail
Lift
Gate
R
L
1
0
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0
RL 13.40
Travelator for supermarket
M
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Shop 09
58m²
RL 7.70
L
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A
B
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84m²
Shop 05
RL 8.00
RL
8.00
RL
8.30
RL
8.60
RL
9.00
Toi.
Resi
Lobby
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12.95
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5
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BOUNDARY 164.945
2
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6
1
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T2
T1
T3
T4
T5
Services
Legend
Landscape/Deep
Soil Zone
Future
Development
Commercial
Public Space
Paving
Drawing Number:
ARCHITECTURE &
BUILDING WORKS
ABN 35 093 181 518
Architects
Construction Managers
Interior Designers
Town Planners
Drawing Title:
Project Number:
Project Details:
True North
Client:
Date
PLOT GENERATED BY ARCHITECTURE & BUILDING WORKS | THIS DRAWING IS AN UNCONTROLLED COPY UNLESS STAMPED OTHERWISE | THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANT CONTRACTS, SPECIFICATION, REPORTS AND DRAWINGS | COPYRIGHT OF THIS DRAWING IS VESTED IN ARCHITECTURE AND BUILDING WORKS
Pn_17002
20/09/2019
Tel: (02) 8052 9600
Email: [email protected]
Suite 306, Level 3
7-9 Gibbons Street
Redfern, NSW 2016
Australia
Website: www.abworks.com.au
303-304 & 282-298 LAWRENCE
HARGRAVE DRIVE, THIRROUL
THIRROUL PLAZA PTY LTD
GROUND FLOOR
A-130
GROUND FLOOR PLAN
SCALE- 1:250
01
A
w
n
in
g
B
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lo
w
Comunal Open
Space
Comunal Open
Space
RL 12.00 RL 12.00 RL 12.10
RL 12.20
RL 12.30 RL 12.70 RL 12.70 RL 12.70 RL 12.70
Soho 01
Shop 12
83m²
R
L 11.85
R
L 11.50
1 : 8
1 : 20
1 : 20
R
L 11.21
R
L 11.30
1 : 50
1 : 6.5
R
L 11.55
R
L 10.585
1 : 16
R
L 11.85
R
L 11.30
R
L 11.551
: 8
RL 12.70
RL 12.70
RL 12.70
RL 12.70
F
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F
IR
S
T
F
L
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COURTYARD COURTYARDCOURTYARD
COURTYARD COURTYARD COURTYARD COURTYARD COURTYARD COURTYARD
F
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P
A
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E
RL 12.00
COURTYARD
RL 12.00
COURTYARD
RL 12.00
COURTYARD
RL 12.00
Gym
62m²
RL 11.70
COURTYARD
20 sq.m.
RL 12.70
COURTYARD
RL 12.70
COURTYARD
A-101
A-104
B-102
A-103
A-102
A-105
A-106
B-103
B-104
B-105
B-106
B-107 B-108
B-101
C-101
C-106
D-101 E-101 F-101D-102 E-105
D-103
D-104
D-105
E-103
E-104
E-106
E-102
C-102
C-107 D-106
C-103
C-104
C-105
RL 12.70
BO
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2
0.1
25
B
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30.48
B
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67.005
B
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2
7
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5
4
5
B
O
U
N
D
A
R
Y
1
2
.
6
8
B
O
U
N
D
A
R
Y
1
2
.
6
5
5
B
O
U
N
D
A
R
Y
9
.0
B
O
U
N
D
A
R
Y
12.95
B
O
U
N
D
A
R
Y
5
7
.
2
3
5
BOUNDARY 164.945
2
.9
9
5
B
O
U
N
D
A
R
Y
4
7
.4
2
3
.
6
1
5
K
IN
G
S
T
R
E
E
T
T2
T1
T3
T4
T5
20000
A
B
C D E
F
1 Bed
Unit Types
2 Bed
3 Bed
Drawing Number:
ARCHITECTURE &
BUILDING WORKS
ABN 35 093 181 518
Architects
Construction Managers
Interior Designers
Town Planners
Drawing Title:
Project Number:
Project Details:
True North
Client:
Date
PLOT GENERATED BY ARCHITECTURE & BUILDING WORKS | THIS DRAWING IS AN UNCONTROLLED COPY UNLESS STAMPED OTHERWISE | THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANT CONTRACTS, SPECIFICATION, REPORTS AND DRAWINGS | COPYRIGHT OF THIS DRAWING IS VESTED IN ARCHITECTURE AND BUILDING WORKS
Pn_17002
20/09/2019
Tel: (02) 8052 9600
Email: [email protected]
Suite 306, Level 3
7-9 Gibbons Street
Redfern, NSW 2016
Australia
Website: www.abworks.com.au
303-304 & 282-298 LAWRENCE
HARGRAVE DRIVE, THIRROUL
THIRROUL PLAZA PTY LTD
FIRST FLOOR
A-140
FIRST FLOOR PLAN
SCALE- 1:250
01
6000
6000
RL 16.40
D-201
RL 15.80
C-201
C-203
C-204
C-205
C-206
E-201 F-201D-202 E-205
D-203
D-204
D-205 D-206
E-203
E-204
E-206
E-202
C-202
C-207
A-201
A-203
B-202
A-202
A-204
A-205
B-203
B-204
B-205
B-206
B-201
F-202
F-203
F-204
F-205
F-206
F-207
RL 15.80
RL 15.80RL 15.80
RL 15.80
BO
UN
DA
RY
2
0.1
25
B
O
U
N
D
A
R
Y
30.48
B
O
U
N
D
A
R
Y
67.005
B
O
U
N
D
A
R
Y
2
7
.
5
4
5
B
O
U
N
D
A
R
Y
1
2
.
6
8
B
O
U
N
D
A
R
Y
1
2
.
6
5
5
B
O
U
N
D
A
R
Y
9
.0
B
O
U
N
D
A
R
Y
12.95
B
O
U
N
D
A
R
Y
5
7
.
2
3
5
BOUNDARY 164.945
2
.9
9
5
B
O
U
N
D
A
R
Y
4
7
.4
2
3
.
6
1
5
K
IN
G
S
T
R
E
E
T
T2
T1
T3
T4
T5
A
B
C D E
F
1 Bed
Unit Types
2 Bed
3 Bed
Drawing Number:
ARCHITECTURE &
BUILDING WORKS
ABN 35 093 181 518
Architects
Construction Managers
Interior Designers
Town Planners
Drawing Title:
Project Number:
Project Details:
True North
Client:
Date
PLOT GENERATED BY ARCHITECTURE & BUILDING WORKS | THIS DRAWING IS AN UNCONTROLLED COPY UNLESS STAMPED OTHERWISE | THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANT CONTRACTS, SPECIFICATION, REPORTS AND DRAWINGS | COPYRIGHT OF THIS DRAWING IS VESTED IN ARCHITECTURE AND BUILDING WORKS
Pn_17002
20/09/2019
Tel: (02) 8052 9600
Email: [email protected]
Suite 306, Level 3
7-9 Gibbons Street
Redfern, NSW 2016
Australia
Website: www.abworks.com.au
303-304 & 282-298 LAWRENCE
HARGRAVE DRIVE, THIRROUL
THIRROUL PLAZA PTY LTD
SECOND FLOOR
A-150
SECOND FLOOR PLAN
SCALE- 1:250
01
Third F
loor
RL 19.50
6000
1
0
.
0
0
6000
Third Floor
RL 18.90
E-301
F-301
E-303
E-304
E-302
F-302
F-303
E-305
E-306
E-307
E-308
BO
UN
DA
RY
2
0.1
25
B
O
U
N
D
A
R
Y
30.48
B
O
U
N
D
A
R
Y
67.005
B
O
U
N
D
A
R
Y
2
7
.
5
4
5
B
O
U
N
D
A
R
Y
1
2
.
6
8
B
O
U
N
D
A
R
Y
1
2
.
6
5
5
B
O
U
N
D
A
R
Y
9
.0
B
O
U
N
D
A
R
Y
12.95
B
O
U
N
D
A
R
Y
5
7
.
2
3
5
BOUNDARY 164.945
2
.9
9
5
B
O
U
N
D
A
R
Y
4
7
.4
2
3
.
6
1
5
K
IN
G
S
T
R
E
E
T
T2
T1
T3
T4
T5
20000
E
F
1 Bed
Unit Types
2 Bed
3 Bed
Drawing Number:
ARCHITECTURE &
BUILDING WORKS
ABN 35 093 181 518
Architects
Construction Managers
Interior Designers
Town Planners
Drawing Title:
Project Number:
Project Details:
True North
Client:
Date
PLOT GENERATED BY ARCHITECTURE & BUILDING WORKS | THIS DRAWING IS AN UNCONTROLLED COPY UNLESS STAMPED OTHERWISE | THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANT CONTRACTS, SPECIFICATION, REPORTS AND DRAWINGS | COPYRIGHT OF THIS DRAWING IS VESTED IN ARCHITECTURE AND BUILDING WORKS
Pn_17002
20/09/2019
Tel: (02) 8052 9600
Email: [email protected]
Suite 306, Level 3
7-9 Gibbons Street
Redfern, NSW 2016
Australia
Website: www.abworks.com.au
303-304 & 282-298 LAWRENCE
HARGRAVE DRIVE, THIRROUL
THIRROUL PLAZA PTY LTD
THIRD FLOOR
A-160
THIRD FLOOR PLAN
SCALE- 1:250
01