TFG Properties Tier 7 Pty Ltd ATF - Greenbank Mixed Use Development Assessment - 205-219 Teviot Road, Greenbank 19 August 2020
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
TFG Properties Tier 7 Pty Ltd ATF Greenbank Mixed Use Development Assessment – 205-219 Teviot Road, Greenbank 19 August 2020
Table of Contents
Table of Contents
Section 1 Introduction ............................................................................................................................................. 1
1.1 Purpose of Report .............................................................................................................................................. 1
1.2 Report Structure................................................................................................................................................. 1
Section 2 Study Area Background and Context ......................................................................................................... 2
2.1 Geographic Definition of Study Area.................................................................................................................. 2
2.2 Socio Economic Profile ....................................................................................................................................... 3
2.3 Population and Household Projections .............................................................................................................. 6
2.3.1 Population and Household Projections ................................................................................................................................ 6
Section 3 Supply Assessment ................................................................................................................................... 8
3.1 Health Care Supply ............................................................................................................................................. 8
3.1.1 Existing Medical Centres....................................................................................................................................................... 8
3.1.2 Existing Ancillary Health Providers ..................................................................................................................................... 10
3.2 Centres Floor Space Supply .............................................................................................................................. 15
3.2.1 Greater Flagstone Priority Development Area ................................................................................................................... 16
3.2.2 Major Centres ..................................................................................................................................................................... 16
3.2.3 District Centres ................................................................................................................................................................... 17
3.2.4 Local Centres ...................................................................................................................................................................... 17
3.2.5 Neighbourhood Centres ..................................................................................................................................................... 17
3.2.6 Mixed Use Zone .................................................................................................................................................................. 18
3.3 Approved and Potential Future Supply ............................................................................................................ 20
3.4 Implications for Proposed Development ......................................................................................................... 20
Section 4 Demand Assessment .............................................................................................................................. 21
4.1 Commercial Office Floor Space Demand.......................................................................................................... 21
4.1.1 Demand for Medical Specialist Floor Space........................................................................................................................ 21
4.1.2 Demand for Other Commercial Office Floor Space ............................................................................................................ 25
4.1.3 Supply Demand Balance ..................................................................................................................................................... 28
4.2 Demand for Retail Floor Space......................................................................................................................... 29
4.2.1 Demand for Pharmacy ........................................................................................................................................................ 29
4.2.2 Demand for Cafe................................................................................................................................................................. 30
Section 5 Impact Assessment ................................................................................................................................. 32
5.1 Impact Defined ................................................................................................................................................. 32
5.2 Impact Assessment .......................................................................................................................................... 32
Section 6 Need Assessment ................................................................................................................................... 34
6.1 Community Need ............................................................................................................................................. 34
6.2 Economic Need ................................................................................................................................................ 34
6.3 Planning Need .................................................................................................................................................. 34
ii
1000562 Greenbank Mixed Use Development Rev 1.docxFigures
Section 7 Summary ................................................................................................................................................ 36
Figures
Figure 2-1 Geographic Definition of the MTA ................................................................................................................................. 2
Figure 3-1 Centres within and Servicing the MTA ......................................................................................................................... 16
Tables
Table 2-1 Socio-economic profile, MTA, Logan LGA and Queensland, 2016 Census ..................................................................... 4
Table 2-2 Population and Household Projections, MTA, Logan LGA and Queensland, 2018-2030 ................................................ 7
Table 3-1 Existing General Practitioners within and Servicing the Main Trade Area ..................................................................... 8
Table 3-2 Existing Pharmacies within and Servicing the Main Trade Area ................................................................................... 10
Table 3-3 Existing Ancillary Health Providers within and Servicing the Main Trade Area ............................................................ 12
Table 3-4 Retail floor space in trade areas by centre type, anchor tenants and distance from subject site................................ 18
Table 4-1 Number of Registered and Employed Medical Professionals (headcount and FTEs) by Geography, 2017 .................. 21
Table 4-2 Registered and employed health practitioners per 1,000 persons, 2017 .................................................................... 22
Table 4-3 Projected Demand for Health Practitioners and Health Practitioners Requiring Specialist Suites, 2018-2030 ............ 24
Table 4-4 Projected Medical Specialist Floor Space Demand Generated by the MTA Population (sqm), 2018-2030 .................. 24
Table 4-5 Employment Characteristics of Greenbank SA2, 2016 Census ..................................................................................... 25
Table 4-6 Assumed Number of Other Commercial Office Sector Workers in MTA, 2016 Census ................................................ 26
Table 4-7 Projected Other Commercial Office Employment and Floor Space Provision in Greater Flagstone PDA, Logan LGIP,
2014 to Ultimate .......................................................................................................................................................... 26
Table 4-8 Projected Demand for Other Commercial Office Floor Space in Main Trade Area, 2016 -2030 .................................. 27
Table 4-9 Projected Supply Demand Balance for Commercial Office Floor Space in Main Trade Area, 2022-30 ........................ 28
Table 4-10 Pharmacy Demand Calculations, 2022 ......................................................................................................................... 30
Table 4-11 Café Demand Calculations, 2022 .................................................................................................................................. 31
Table 5-1 Anticipated Impacts of Proposed Café and Pharmacy on Centres Network, 2022 ...................................................... 33
iii
1000562 Greenbank Mixed Use Development Rev 1.docxDocument history & status
Document history & status
Revision Date issued Reviewed by Approved by Date approved Revision type
Rev A 15 November 2019 S McCormack S McCormack 14 November 2019 Draft
Rev B 5 December 2019 S McCormack M Brown 5 December 2019 Revised Draft
Rev 0 7 August 2020 S McCormack S McCormack 7 August 2020 Final
Rev 1 19 August 2020 S McCormack S McCormack 19 August 2020 Final
Distribution of copies
Version Date issued Quantity Electronic Issued to
Rev A 15 November 2019 1 x TFG Properties Tier 7 Pty Ltd, D Everett
Rev B 5 December 2019 1 x TFG Properties Tier 7 Pty Ltd, D Everett
Rev 0 7 August 2020 1 x A Sweet, D Everett
Rev 1 19 August 2020 A Sweet, D Everett
Last Saved: 19 August 2020
File Name: Greenbank Mixed Use Development Assessment – 205-219 Teviot Road, Greenbank
Author: D Mebrahtu, S McCormack
Project Manager: S McCormack
Client: TFG Properties Tier 7 Pty Ltd ATF
Document Title: Greenbank Mixed Use Development Assessment – 205-219 Teviot Road, Greenbank
Document Version: Rev 1
Project Number: 1000562
iv
1000562 Greenbank Mixed Use Development Rev 1.docxSection 1 Introduction
Section 1 Introduction
1.1 Purpose of Report
CDM Smith was engaged by the proponent to undertake an economic need and impact assessment for the proposed
mixed use development at 205-219 Teviot Road, Greenbank. It is understood that the subject site falls within the
Urban Living Zone under the Greater Flagstone Priority Development Area (PDA).
The uses proposed for the subject site include a mix of health care, shop, food and drink outlets, commercial and
residential uses. It is understood that Economic Development Queensland (EDQ) have raised concerns relating to the
commercial components on the subject site.
The proposed development comprises of four stages, these being:
Stage 1: 2,223sqm health / medical use tenancies (including a 448sqm pharmacy, 100sqm café and 78sqm
management office) and 9 residential apartments;
Stage 2: 100 independent living units (ILUs);
Stage 3: 40 ILUs and 200 bed aged care facility; and
Stage 4: 750sqm commercial use, 610sqm health / medical use and 4 residential apartments.
The purpose of this study is to assess the economic need for, and likely impact of the commercial components of
Stage 1 of the development (i.e. the 2,223sqm health / medical use tenancies). Comment has also been provided on
the indicative timing for the commercial and health / medical uses proposed as part of Stage 4 of the development.
1.2 Report Structure
This report is structured as follows:
Section 1 – Introduction: This section provides an overview of the project background, purpose of study and
report structure,
Section 2 - Trade Area Overview: This section provides an assessment of the defined trade area for the proposed
development, including an analysis of the demographic and socio-economic characteristic of the defined trade
area and population and household projections;
Section 3 – Supply Assessment: This section identifies the existing, approved and designated centres network
servicing the identified trade area for the proposed development;
Section 4 – Demand Assessment: This section reports the projected demand for commercial office (including a
breakdown by medical specialists and other commercial office uses) and retail floor space at the subject site;
Section 5 – Impact Assessment: This section provides a summary of the likely impact of the proposed
development on other centres and the centres hierarchy;
Section 6 – Need Assessment: This section considers the need for the proposed development across economic,
community and planning need contexts;
Section 7 – Conclusion: This section provides an overview of the suggested timing for the delivery of Stage 1 and
Stage 4 of the proposed development.
1
1000562 Greenbank Mixed Use Development Rev 1.docxSection 2 Study Area Background and Context
Section 2 Study Area Background and Context
2.1 Geographic Definition of Study Area
As previously outlined, the subject site falls within the Greater Flagstone PDA. The trade area for the proposed
development has been defined having regard to the following key factors:
Existing, approved and designated centres network within the Greater Flagstone PDA;
Layout of proposed development and relationship to site access;
Existing road network and accessibility of the site to the surrounding area;
Co-location with or proximity to any other core attractors;
Location, role and function of surrounding centres, including existing, approved and designated centres;
Physical or psychological barriers that might impede custom, such as potential severance created by the Bremer
River and rail network, and
Australia Bureau of Statistics geographic boundaries, for which Census data is available.
A single main trade area (MTA) has been defined for the proposed development based on SA1 boundaries, comprising
parts of the Greenbank SA2, Boronia Heights-Park Ridge SA2 and Munruben-Park Ridge South SA2. The MTA
boundary has been defined to represent a discrete catchment relative to other designated neighbourhood and district
centres within the Greater Flagstone PDA. The MTA is bounded by Middle Road / Goodna Road to the north, Oxley
Creek and Abrade Creek to the south and west and the Mount Lindsey Highway to the east.
Figure 2-1 illustrates the geographic definition of the MTA.
Figure 2-1 Geographic Definition of the MTA
2
1000562 Greenbank Mixed Use Development Rev 1.docxSection 2 Study Area Background and Context
2.2 Socio Economic Profile
The demographic and socio-economic characteristics of the main trade area (MTA) population as of the 2016 Census,
benchmarked to Logan LGA and Queensland are summarised below:
In 2016, the MTA was characterised by a higher incidence of persons aged 0-14 years and 35-64 years relative to
the Logan LGA and Queensland;
As of the 2016 Census, the average age of residents within the MTA (35.4 years) was on par with Logan LGA (35.4
years) but significantly lower than Queensland (38.2 years);
There was a significantly higher incidence of couple families with children in the main trade area relative to both
Logan LGA and Queensland, with couple families with children representing 56.5% of all households in the MTA
compared with 46.1% of households in Logan LGA and 42.5% of households in Queensland. The incidence of
single parent families in the MTA was significantly lower than in Logan LGA and Queensland;
The average household size in the MTA was 3.5 persons per household as of the 2016 Census, higher than Logan
LGA and Queensland averages;
The average vehicle ownership in MTA was 2.6 motor vehicles per household as of the 2016 Census, higher than
Logan LGA and Queensland.
In 2016, the incidence of fully owned households in the MTA was higher than in Logan LGA but was significantly
lower than Queensland. The incidence of households purchasing homes was significantly higher in the MTA
compared to Logan LGA and Queensland, whereas rental households in the MTA was significantly lower than in
Logan LGA and Queensland;
Average monthly housing loan and average weekly repayments in the MTA were higher than Logan LGA and
Queensland;
Average weekly household incomes were higher in the MTA compared with Logan LGA and Queensland, at
$2,213, $1,666 and $1,735 per week respectively;
In 2016, households within the MTA spent an average of 14.7% of their household income on housing costs,
compared to 15% in the Logan LGA and 13.8% in Queensland;
As of the 2016 Census, the incidence of full-time employment in the MTA was higher than in Logan LGA and
Queensland;
The unemployment rate was significantly lower in the MTA compared to Logan LGA and Queensland. The labour
force participation rate in the MTA (69.5%) was higher than Logan LGA (61.6%) and Queensland (61.0%);
The MTA had a higher incidence of persons employed in white-collar occupations than Logan LGA but lower than
Queensland. The MTA had a significantly lower incidence of persons employed in blue -collar occupations than
Logan LGA;
In 2016, the incidence of persons aged 15 years and over with a post school qualification was lower in the MTA
than Logan LGA and Queensland. However, the MTA had higher incidence of persons with a certificate
qualification relative to Logan LGA and Queensland. Conversely, the incidence of persons with a Bachelor or
higher qualification was marginally lower in the MTA relative to Logan LGA;
Residents in the MTA were most likely to be employed within the construction, retail trade and manufacturing
sectors. The incidence of employment within the construction sector in the MTA was higher than Logan LGA and
Queensland averages.
Table 2-1 summarises the socio-economic profile for the MTA benchmarked to Logan LGA and Queensland as of the
2016 Census.
3
1000562 Greenbank Mixed Use Development Rev 1.docxSection 2 Study Area Background and Context
Table 2-1 Socio-economic profile, MTA, Logan LGA and Queensland, 2016 Census
Indicator MTA Logan LGA Queensland
Population 13,101 303,384 4,703,192
Age Distribution
0-14 years 23.0% 22.6% 19.4%
15-24 years 13.6% 14.0% 13.0%
25-34 years 9.5% 14.1% 13.7%
35-44 years 16.0% 13.6% 13.4%
45-54 years 16.5% 12.8% 13.4%
55-64 years 11.8% 10.9% 11.8%
65+ years 9.3% 12.0% 15.3%
Average age (years) 35.4 35.4 38.2
Household Type (% of families)
Couple families with children 23.0% 22.6% 19.4%
Couple families without children 13.6% 14.0% 13.0%
Single parent family 9.5% 14.1% 13.7%
Other 16.0% 13.6% 13.4%
Average household size 3.5 2.9 2.6
Average vehicle ownership 2.6 1.9 1.8
Household Finances
% of households fully owning home 24.2% 21.9% 27.4%
% of households purchasing home 60.9% 38.2% 31.4%
% of households renting 9.6% 31.7% 32.2%
Average weekly household income $2,213 $1,666 $1,735
Average monthly housing loan repayment $2,010 $1,650 $1,820
Average weekly rent payment $446 $328 $334
Average housing costs (as a % of income) 14.7% 15.0% 13.8%
Labour Market
Full-time employment (% labour force) 61.9% 58.8% 57.7%
Part-time employment (% labour force) 27.2% 27.5% 29.9%
Unemployment rate 6.4% 8.9% 7.6%
Participation rate (% of population > 15 years) 69.5% 61.6% 61.0%
Qualifications
% of persons with a post-school qualification 47.1% 43.7% 48.3%
% of persons with Bachelor or higher 11.0% 11.3% 18.3%
% of persons with Diploma 8.4% 8.3% 8.7%
% of persons with Certificate 27.7% 24.1% 21.3%
Occupation
Upper White Collar
4
1000562 Greenbank Mixed Use Development Rev 1.docxSection 2 Study Area Background and Context
Indicator MTA Logan LGA Queensland
Managers 12.8% 9.2% 12.1%
Professionals 12.7% 13.2% 19.8%
Subtotal 25.4% 22.4% 31.9%
Lower White Collar
Clerical and Admin Workers 16.6% 14.9% 13.6%
Community & Personal Service Workers 9.1% 10.8% 11.3%
Sales Workers 9.1% 9.7% 9.7%
Subtotal 34.9% 35.5% 34.7%
Upper Blue Collar
Technicians & Trades Workers 19.3% 16.3% 14.3%
Subtotal 19.3% 16.3% 14.3%
Lower Blue Collar
Machinery Operators & Drivers 9.0% 11.1% 6.9%
Labourers 9.9% 12.9% 10.5%
Subtotal 18.9% 23.9% 17.5%
Employment by Industry (% of employees)
Agriculture, forestry & fishing 9.0% 11.1% 6.9%
Mining 9.9% 12.9% 10.5%
Manufacturing 18.9% 23.9% 17.5%
Electricity, gas, water & waste services 9.0% 11.1% 6.9%
Construction 9.9% 12.9% 10.5%
Wholesale trade 18.9% 23.9% 17.5%
Retail trade 9.0% 11.1% 6.9%
Accommodation & food services 9.9% 12.9% 10.5%
Transport, postal & warehousing 18.9% 23.9% 17.5%
Information media & telecommunications 9.0% 11.1% 6.9%
Financial & insurance services 9.9% 12.9% 10.5%
Rental, hiring & real estate services 18.9% 23.9% 17.5%
Professional, scientific & technical services 9.0% 11.1% 6.9%
Administrative & support services 9.9% 12.9% 10.5%
Public administration & safety 18.9% 23.9% 17.5%
Education & training 9.0% 11.1% 6.9%
Health care & social assistance 9.9% 12.9% 10.5%
Arts & recreation services 18.9% 23.9% 17.5%
Other services 9.0% 11.1% 6.9%
Source: ABS (2016) Census of Population and Housing
5
1000562 Greenbank Mixed Use Development Rev 1.docxSection 2 Study Area Background and Context
2.3 Population and Household Projections
2.3.1 Population and Household Projections
In determining the likely population and household growth within the MTA, consideration has been given to:
Population projections prepared by the Queensland Government Statistician’s Office (QGSO) by SA2;
Residential development applications and approvals within the MTA;
Allowable residential development densities within the Greater Flagstone PDA; and
Likely take-up rates of residential subdivisions within the MTA.
The Greater Flagstone PDA development scheme indicates that the Greenbank Central portion of the PDA could
accommodate approximately 2,100 new dwellings and 5,900 additional persons on build out. However, this estimate
is likely to understate the development potential of the Greenbank Central portion of the Greater Flagstone PDA, with
the Everleigh development alone anticipated to accommodate 3,300 additional dwellings within the Greenbank
Central portion of the Greater Flagstone PDA.
As of October 2019, there were three residential subdivisions identified within the MTA and contained within the
Greater Flagstone PDA, these being:
Everleigh (Mirvac): EDQ has granted approval for 508 residential allotments within the Everleigh masterplanned
community. Mirvac anticipate that the entire Everleigh residential development will accommodate 3,300
dwellings and accommodate approximately 10,000 persons over the next 16 years, suggesting a target sales rate
in the order of approximately 200 allotments per annum;
Covella (Villaworld): EDQ has granted approval has been granted for 432 residential allotments within the
Covella residential subdivision. The Villaworld website does not provide detail relating to target sales rates, the
allotments currently available for purchase or the size of the entire residential estate on build out; and
Teviot Downs Estate (Lateral Properties): The Teviot Downs Estate is relatively well established and first
recorded sales in early 2003. At present, there are six allotments currently for sale within Stage 28 of the
development. The Teviot Downs Estate masterplan identifies future development in the south eastern corner of
their land holding but has not indicated likely dwelling yield. Dwelling growth in the Teviot Downs Estate in the
2011 to 2018 period is estimated to have been approximately 40 dwellings per annum 1.
In addition, there were two residential subdivisions identified within the main trade area but beyond the Greater
Flagstone PDA boundary, these being:
Harvest Rise (Intrapac): The Harvest Rise residential subdivision is located at the north eastern corner of the
main trade area, located directly off the Mount Lindesay Highway. The masterplan indicates that Harvest Rise
will offer 448 residential allotments on build out. According to the Harvest Rise interactive sales map, 160
allotments have been sold to date, with a further 22 allotments currently available to purchase; and
Spring Mountain Acreage Estate (Peet): The Spring Mountain Acreage Estate is located at the western boundary
of the main trade area, with the main entry point to the estate via Spring Mountain Drive. The Parkview release
is currently for sale (towards the southern boundary of the estate immediately to the south of Barcoo Drive),
with enquiries also being taken for the Pinnacle Release (western boundary, off Bellbird Drive).
The population of the MTA is anticipated to increase from 13,995 persons in 2018 to 21,695 persons in 2030,
representing average annual population growth of 3.7% per annum. The rate of population growth in the MTA is
anticipated to be significantly higher than in both Logan LGA and Queensland. A significant uplift in population growth
1Between 2011 and 2018, the relevant SA1 recorded population growth of 778 persons. Based on an average household size of
three persons per household, this translates to an estimated 259 dwellings or 37 dwellings per annum.
6
1000562 Greenbank Mixed Use Development Rev 1.docxSection 2 Study Area Background and Context
in the short term is also supported by recent residential development approval trends within the broader Greenbank
SA2, with the number of residential building approvals increasing from 116 approvals in 2016-17 to 274 approvals in
2017-18 and 331 approvals in 2018-19.
Table 2-2 summarises the projected population and households within the MTA, benchmarked to Logan LGA and
Queensland between 2018 and 2030.
Table 2-2 Population and Household Projections, MTA, Logan LGA and Queensland, 2018-2030
2018 2022 2024 2026 2028 2030 Ave. Ann.
Growth,
2018-30
Population
MTA 13,955 16,055 17,255 18,575 20,075 21,695 3.7%
Logan LGA 328,023 358,624 375,229 392,602 411,310 430,910 2.3%
Queensland 5,009,919 5,350,736 5,533,632 5,722,780 5,911,596 6,106,642 1.7%
Households
MTA 3,991 4,691 5,091 5,531 6,031 6,571 4.2%
Logan LGA 106,465 116,953 122,661 134,804 141,568 148,671 2.8%
Queensland 1,847,238 1,983,203 2,056,360 2,208,749 2,287,635 2,369,339 2.1%
Source: QGSO (2018) Medium Series Population Projections, ABS (2016) Census of Population and Housing, ABS Estimated Resident
Population Estimates by SA1
7
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Section 3 Supply Assessment
The proposed development comprises a mix of health care / commercial office tenancies and ancillary retail (e.g. café,
pharmacy). This chapter of the report provides an overview of the existing, approved and designated supply of
medical and retail floor space within and servicing the main trade area.
3.1 Health Care Supply
3.1.1 Existing Medical Centres
There were two medical centres identified within the main trade area, these being Medicross Greenbank and
Greenbank Pioneer Health. These two medical centres offered a total of ten general practitioners (GPs) and were
located within approximately two kilometres of the subject site.
Beyond the main trade area, medical centres were identified within Boronia Heights-Park Ridge SA2, Jimboomba SA2,
Regents Park-Heritage Park SA2, Browns Plains SA2 (Major Centre Precinct) and Springfield Lakes SA2. The next closest
medical centre to the subject site was located approximately 6.6 kilometres away at Boronia Park.
The characteristics of each medical centre within and in proximity of the MTA are provided in Table 3-1, including
details on business name, address, opening hours, number of general practitioners (GPs) and distance from the
subject site.
Table 3-1 Existing General Practitioners within and Servicing the Main Trade Area
Business Name Address Opening Hours No. of Within Distance
GPs MTA from
Subject
Site
(km)
Medicross Greenbank Shop 14, Greenbank Shopping Weekdays (8am-6pm) 7 0.5
Centre, Corner Teviot Road And Sat (10am-6pm)
Pub Lane, Greenbank, QLD, 4124
Greenbank Pioneer 187 East Sentinel Drive, Weekdays (8:30am-6pm) 3 2.1
Health Greenbank, Qld, 4124 Sat (8:30am-4pm)
Sun (9am-4pm)
Boronia Park Medical Shop 3-4, Boronia Park Shopping Weekdays (8:30am-6pm) 4 6.6
Centre Centre, 90 Parklands Drive, Sat (8:30am-1pm)
Boronia Heights, Qld, 4124
Middle Road Medical Shop 7c, Middle Road Shopping Weekdays (9am-6pm) 4 8.3
Centre Centre, 85 Coronation Road,
Hillcrest, QLD, 4118
Park Ridge Family Park Ridge Shopping Village, 3732 Weekdays (7am-8pm) 9 9.0
Practice Mt Lindesay Highway, Park Ridge, Weekend (8am-8pm)
Qld, 4125
Primary Medical and 2-10 Grand Plaza Drive, Browns Weekdays (8:30am-6pm) 13 10.5
Dental Centre Browns Plains, Qld, 4118 Weekend (9am-1pm)
Plains
Doctors Grand Plaza Shop 33a, Grand Plaza Shopping Mon-Tue (8:30am-7pm) - 10.5
Centre, 27 Browns Plains Road, Wed (8:30am-1:30pm)
Browns Plains, QLD, 4118 Thurs-Fri (8:30am-6pm)
Sat (9am-11am)
Grand Plaza Drive Shop 3, 1-5 Grand Plaza Drive, Weekdays (8:30am-5:30pm) 3 10.7
Doctors Browns Plains, Qld, 4118
8
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Business Name Address Opening Hours No. of Within Distance
GPs MTA from
Subject
Site
(km)
Patel's Surgery Suite 2, 1 Central Court, Hillcrest, Weekdays (8:30am-5:30pm) - 10.8
Qld, 4118
Doctors @ Regent Park 191-195 Waller Road, Regents Mon-Thurs (8am-6pm) 3 11.0
Park, Qld, 4118 Fri (8am-4pm)
Heritage Park Medical Shop 7, 298-328 Bayliss Road, Mon (8:30am-5pm) 11.1
Centre Heritage Park, Qld, 4118 Tues-Sat (8:30am-4:30pm)
Doctors @ Browns Shop 5, Westpoint Shopping Weekdays (8am-10pm) 3 11.4
Plains Centre, 8-24 Browns Plains Road, Weekend (8am-5pm)
Browns Plains, Qld, 4118
Aboriginal and Torres 20 Commerce Drive, Browns Weekdays (8am-7pm) - 12.2
Strait Islander Plains, Qld, 4118 Sat (8am-2:30pm)
Community Health Sun (8am-4pm)
Service - Browns Plains
Browns Plains Family Unit K4, Village Square, 18 Mon-Thurs (7am-6pm) 16 12.2
Practice Commerce Drive, Browns Plains, Fri (7am-5pm)
Qld, 4118 Sun (7:30am-2pm)
Jimboomba Medical Shop 13-16, Jimboomba Shopping Weekdays (8am-6pm) 8 12.5
Centre Centre, Mount Lindesay Highway, Sat (10am-12pm)
Jimboomba, Qld, 4280
Medicross Jimboomba Shop 17, 133-145 Brisbane Street, Weekdays (8am-6pm) 7 12.7
Jimboomba, Qld, 4280 Sat (8:30am-12pm)
Priority Health Medical Shop 145-146/1 Main St, Weekdays (8am-6pm) 19 13.1
Centre Springfield Central, Qld, 4300 Weekends (9am-1pm)
My Medical & Dental Orion Springfield Central, 223/1 Weekdays (8am-6pm) 8 13.8
Centre Springfield Orion Main St, Springfield Central, Qld, Sat (9am-4pm)
4300
Lakeside Medical 31 Springfield Lakes Blvd, Mon-Thurs (8am-7pm) 6 14.2
Springfield Lakes, Qld, 4300 Fri (8am-6pm)
Sat (8am-1pm)
Jimboomba Junction Shop 32, 671 Cusack Lane, Weekdays (8am-6pm) 9 14.7
Family Practice and Skin Jimboomba, Qld, 4280 Sat (10am-6pm)
Cancer Clinic
Jimboomba Pharmacy Shop 40, Jimboomba Shopping Weekdays (8:30am-6pm) 2 14.7
Medical Centre Centre, 109-111 Brisbane Street, Sat (8:30am-4pm)
Jimboomba, Qld, 4280 Sun (9am-4pm)
Stellar Medical Ground Level, Suite 1/18 Mon-Fri (8am-5pm) 1 15.2
Springfield Lakes Blvd, Springfield
Lakes, Qld, 4300
Metro Medical Centre 30/1 Springfield Lakes Blvd, Mon-Thurs (8:30am-5:30pm) 5 15.3
Springfield Lakes, Qld, 4300 Fri (8:30am-5pm)
Weekends (8:30am-1:30pm)
Source: CDM Smith inventory (October 2019)
9
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
3.1.2 Existing Ancillary Health Providers
3.1.2.1 Pharmacy
It is understood that a pharmacy is envisaged as part of Stage 1 of the development.
There was one pharmacy identified within the main trade area, this being Guardian Greenbank Pharmacy at the
Greenbank Shopping Centre. This pharmacy operates seven days a week and is located less than a kilometre away
from the subject site.
Pharmacies identified beyond the main trade area were within Boronia Heights-Park Ridge SA2, Jimboomba SA2,
Regents Park-Heritage Park SA2, Browns Plains SA2 (Major Centre Precinct) and Springfield Lakes SA2. The next closest
pharmacy to the subject site was approximately 6.6 kilometres way at Boronia Heights.
The characteristics of each pharmacy within and in proximity of the MTA are provided in Table 3-2, including details
on business name, address, opening hours and distance from the subject site.
Table 3-2 Existing Pharmacies within and Servicing the Main Trade Area
Business Name Address Opening Hours Within Distance
MTA from
Subject
Site (km)
Guardian Greenbank Shop 7 Greenbank Shopping Centre, Cnr Weekdays (8am-7pm) 0.4
Pharmacy of Pub Lane and, Teviot Rd, Greenbank, Sat (8:30am-5pm)
Qld, 4124 Sun (9am-5:30pm)
Boronia Heights Day & Shop 9, Boronia Park Shopping Centre, 90 Weekdays (8:30am-7pm) 6.6
Night Guardian Parklands Drive, Boronia Heights, Qld, Sat (8:30am-2pm)
Pharmacy 4124 Sun (9am-1pm)
North Maclean 3a/4656-4664 Mount Lindesay Hwy, Weekdays (8am-6:30pm) 7.0
Discount Chemist North Maclean, QLD, 4280 Sat (8:30am-4pm)
Sun (9am-1pm)
Mullein Pharmacy Shop 6-7 Middle Road Shopping Village, Weekdays (8:30am-6pm) 8.3
Hillcrest Cnr. Middle & Coronation Roads, Sat (8:30am-4pm)
Hillcrest, Qld, 4118 Sun (9am-3pm)
Park Ridge Infinity Shop 4, Park Ridge Shopping Centre, 3732 Weekdays (8:30am-7pm) 9.0
Pharmacy Mount Lindesay Highway, Park Ridge, Sat (8:30am-5pm)
Qld, 4125 Sun (9am-3pm)
Nino Calabro Chemist 2 Grand Plaza Dr, Browns Plains, Qld, Weekdays (8am-8pm) 10.5
4118 Weekends (8am-8pm)
Grand Plaza Pharmacy Shop 6, 1 Grand Plaza Drive, Browns Weekdays (8:30am-6pm) 10.7
Plains, Qld,4118 Weekend (9am-1pm)
Chemmart Pharmacy Shop 51 Grand Plaza Shopping Centre, Mon-Wed, Fri (8:30am-5:30pm) 10.7
Grand Plaza Grand Plaza Dr, Browns Plains, Qld, 4118 Thurs (8:30am-9pm)
Sat (8:30am-5pm)
Sun (9:30am-4pm)
Priceline Pharmacy Grand Plaza Shopping Centre 51, 27-49 Mon-Wed, Fri (8:30am-5:30pm) 10.7
Browns Plains Browns Plains Rd, Browns Plains, Qld, Thurs (9am-9pm)
4118 Sat (8:30am-5pm)
Sun (9:30am-4pm)
Terry White Shop 33 Grand Plaza Shopping Centre, 27- Mon-Wed, Fri (8:30am-5:30pm) 10.7
Chemmart Browns 49 Browns Plains Rd, Browns Plains, Qld, Thurs (9am-9pm)
Plains 4118 Sat (8:30am-4pm)
Sun (9:30am-3:30pm)
10
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Business Name Address Opening Hours Within Distance
MTA from
Subject
Site (km)
Waller Road Pharmacy Shop 4, Regents Park Shopping Village, Weekdays (8:30am-6pm) 11.0
191-195 Waller Road, Regents Park, Qld,
4118
Regents Park Unit 7, 3376 Mt Lindesay Highway, Weekdays (8:30am-6pm) 11.1
Pharmacy Regents Park, Qld, 4118 Sat (8:30am-1pm)
Browns Plains Chemist Shop/3 Browns Plains Rd, Browns Plains, Weekdays (8am-8pm) 11.2
Qld, 4118 Weekends (8:30am-7pm)
Browns Plains Chemist 24 Browns Plains Rd, Browns Plains, Qld, Weekdays (8am-7pm) 11.2
King 4118 Weekdays (9am-5pm)
Browns Plains Day & 4k/18 Commerce Dr, Browns Plains, QLD, Weekdays (8am-7pm) 12.0
Night Pharma Save 4118 Weekdays (9am-4pm)
Chemist
TerryWhite Chemmart Shop 3/8-12 Wild Mint Dr, Jimboomba, Weekdays (8:30am-5:30pm) 12.4
Flagstone Medical Qld, 4280 Sat (9am-12pm)
Mullein Pharmacy 225/1 Main St, Springfield Central, Qld, Mon-Wed, Fri (8am-6:30pm) 14.0
Springfield Orion 4300 Thurs (8am-9pm)
Sat (8am-5pm)
Sun (9am-4pm)
Priceline Pharmacy 225/1 Main St, Springfield Central, Qld, Mon-Wed, Fri (9am-5:30pm) 14.0
Springfield Orion 4301 Thurs (9am-9pm)
Sat (9am-5pm)
Sun (10am-4pm)
Mullein Pharmacy Shop 12, Spring Lake Village, 31 Weekdays (8am-7pm) 14.3
Springfield Lakes Springfield Lakes Boulevard, Springfield Sat (8:30am-2pm)
Lakes, Qld, 4300 Sun (9am-2pm)
Source: CDM Smith inventory, October 2019
3.1.2.2 Other Ancillary Health Providers
Given the nature of the subject development as a specialist medical provider precinct, consideration was also given to
the supply of other ancillary health providers across a range of medical specialist practice areas.
There were two ancillary health provider businesses identified in the main trade area, these being Australian Dental
Care Centre and Resolve Health Greenbank Podiatry.
Ancillary health providers beyond the main trade area included podiatrists, dentists, psychologists, chiropractors,
physiotherapists and optometrists. These ancillary health providers were located within Boronia Heights-Park Ridge
SA2, Jimboomba SA2, Regents Park-Heritage Park SA2, Greenbank SA2, Browns Plains SA2 (Major Centre Precinct) and
Springfield Lakes SA2. The characteristics of each pharmacy within and in proximity of the MTA are provided in Table
3-3, including details on business name, address, opening hours and distance from the subject site.
11
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Table 3-3 Existing Ancillary Health Providers within and Servicing the Main Trade Area
Business Name Address Opening Hours Within Distance
MTA from
Subject
Site (km)
Podiatry
Resolve Health Greenbank Medicross, Shop 14, Mon-Fri (9am-5pm) 0.4
Greenbank Podiatry Greenbank Shopping Centre Cnr Pub Ln Sat (9am-5pm)
&, Teviot Rd, Greenbank, Qld, 4124
North Maclean Podiatry 1 St Aldwyn Rd, North Maclean, Qld, Mon-Sat (9am-5pm) 7.0
Service 4280
Brisbane Foot Clinic 3732 Mount Lindesay Hwy, Park Ridge, Mon (8:30am-12:30pm) 9.0
Qld, 4125 Tues (8am-12:30pm)
Fri (8:30am-4:30pm)
Family Podiatry Centre - 1 Grand Plaza Drive, Browns Plains, Mon-Wed, Fri (8:30am-5:30pm) 10.7
Brown Plains Qld, 4118 Thurs (8:30am-7pm)
Sat (9am-12pm)
Brisbane Foot Clinic - Unit 2, 65 Grand Plaza Drive, Browns Mon, Thurs (8am-6pm) 11.4
Browns Plains Plains, Qld, 4118 Tues (8am-5pm)
Wed (8am-8pm)
Fri (8am-4:30pm)
Happifeet Podiatry 18 Springfield Lakes Blvd, Springfield Mon, Fri (8am-5:30pm) 15.3
Lakes Qld, 4300 Tues-Thurs (9am-5:30pm)
Sat (8am-12pm)
Dentist / Orthodonists
Australian Dental Care 15/15 Pub Ln, Greenbank, Qld, 4124 Mon- Thurs (8am-7pm) 0.4
Centre Fri (8am-5pm)
Sat (8am-2pm)
Park Ridge Dental Town Centre, 3732 Mount Lindesay Mon (8am-6:30pm) 9.0
Hwy, Park Ridge, Qld, 4125 Tues (8am-7:30pm)
Wed (8am-5:30pm)
Thurs (8am-7:30pm)
Fri (8am-5pm)
Sat (8am-1:30pm)
Middle Road Dental Corner Coronation and Middle Road, Mon-Fri (9am-5pm) 9.1
Boronia Heights, Qld, 4124
Browns Plains Community Browns Plains Community Health Mon-Fri (8:30am-5pm) 10.0
Oral Health Service - Centre, Corner Middle Road and
Adults Wineglass Drive, Hillcrest, Qld, 4118
Bite Right Orthodontics 9 Helen St, Hillcrest, Qld, 4118 10.0
Dr Glen Giarola Dental 7/9 Grand Plaza Dr, Browns Plain, Qld, Mon-Thurs (8am-5pm) 10.6
4118 Fri (8am-12pm)
Pacific Smiles Dental, Grand Plaza Dr, Browns Plains, Qld, Mon (8:30am-6pm) 10.6
Browns Plains 4119 Tues-Thurs (8:30am-8pm)
Fri (8:30am-6pm)
Sat (8:30am-5pm)
Sun (9am-5pm)
Dental Aspects 3358 Mount Lindesay Hwy, Regents Mon-Thurs (8am-7pm) 10.9
Park, Qld, 4118 Fri (8am-5pm)
Sat (8:30am-1pm)
12
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Business Name Address Opening Hours Within Distance
MTA from
Subject
Site (km)
Browns Plains Dental 40 Browns Plains Rd, Browns Plains, Mon, Thurs (9am-7pm) 11.4
Qld, 4118 Tues, Wed, Fri (9am-5pm)
Sat (9am-1pm)
Flagsmile Dental Shop 4/8 Wild Mint Dr, Jimboomba, Mon, Wed, Fri (9am-5pm) 12.3
Qld, 4280 Tues, Thurs (9am-7pm)
Sat (8:30am-1:30pm)
Toothkind Dental Colonial Village Shopping Centre, 9/689 Mon (7am-6pm) 12.6
Jimboomba Cusack Ln, Jimboomba, Qld, 4280 Tues (8am-6pm)
Wed (7am-8pm)
Thurs (8am-6pm)
Fri (8am-5pm)
Sat (8am-2pm)
Amazing Smiles Shop 12 Jimboomba Convenience Mon, Wed-Fri (8am-5pm) 12.7
Jimboomba Dentist Centre, 133 – 145 Brisbane St, Tues (9am-6pm)
Jimboomba, Qld, 4280 Sat (8am-1pm)
J1 Dental Care 3/671 Cusack Ln, Jimboomba, Qld, Mon, Wed-Thurs (9am-7pm) 12.7
4280 Tues (8am-7pm)
Fri (9am-5pm)
Sat (9am-2pm)
Brite Dental Group 3280-3282 Mount Lindesay Hwy, Mon-Fri (8:30am-5pm) 12.7
Browns Plains, Qld, 4118
National Dental Care - Shop 218/219, Orion Springfield Mon (8:30am-5:30pm) 13.9
Springfield Central Central, 1 Main St, Springfield Central, Tues, Thurs (8:30am-8pm)
Qld, 4300 Wed (8:30am-7pm)
Fri (8am-5pm)
Sat (8am-4pm)
Springfield Lakes Central 6/31 Springfield Lakes Blvd, Springfield Mon (7:30am-7pm) 14.3
Dental Clinic Lakes, Qld, 4300 Tues, Wed (8am-7pm)
Thurs (7:30am-7pm)
Fri (7:30am-5pm)
Sat (8am-3pm)
Robelle Dental Centre Shop 4/1 Ian Keilar Dr, Springfield Mon, Wed (9am-5:30pm) 14.4
Central, Qld, 4300 Tues, Fri (9am-5pm)
Thurs (9am-7pm)
Psychologist
Mind Wise Psychology 5/114-122 Middle Rd, Hillcrest, Qld, Mon-Fri (9am-5pm) 9.2
Services 4124
Evolve Psych Consultants 7-9 Grand Plaza Drive, Browns Plains, Mon-Fri (9am-6pm) 10.1
Pty Ltd Qld, 4118
SouthEast Psychology 8 Owens Cres, Regents Park, Qld ,4118 Mon-Thurs (8:30am-4pm) 10.1
Trueself Psychology 2/10 Stangate St, Hillcrest, Qld, 4118 Tues and Thurs (9am-5:30pm) 11.3
Down To Earth 18 Commerce Drive, Browns Plains, 12.0
Psychology Qld, 4118
Psych Connect 4 Capri St, Springfield Lakes, Qld, 4300 Mon, Sat (9am-6pm) 14.1
Wed (2-6pm)
13
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Business Name Address Opening Hours Within Distance
MTA from
Subject
Site (km)
The Rosy Room 8/31 Springfield Lakes Blvd, Springfield Mon (9am-7pm) 14.3
Lakes, Qld, 4300 Tues (8am-6:30pm)
Wed (9:30am-6:30pm)
Thurs (8am-6pm)
Fri (9:30am-5:30pm)
Sat (9am-4pm)
Chiropractor
Yes Chiropractic 3282 Mount Lindesay Hwy, Browns Mon-Thurs (7am-6:30pm) 12.7
Plain, Qld, 4118 Fri (2:30pm-6:30pm)
Sat (7am-12pm)
Jimboomba Chiropractic Shop 11, 133-145 Brisbane Street, Mon, Thurs (9am-6pm) 13.0
Centre Jimboomba, Qld, 4280
Physiotherapist
Absolute Physio and 60-68 Braemar Road, North Maclean, Mon-Fri (9am-8pm) 5.4
Rehab Qld, 4280 Sat (9am-1pm)
Sun (9am-11am)
Boronia Heights 21 Belford St, Boronia Heights, Qld, Mon-Fri (7:30am-5:30pm) 6.2
Physiotherapy 4124 Sat (11:30am-2:30pm)
Primary Physio Browns 1/2-10 Grand Plaza Dr, Browns Plains, Mon (8am-7pm) 10.5
Plains Qld, 4118 Tues (9am-7pm)
Wed (9am-5pm)
Thurs (10am-7pm)
Fri (9am-3pm)
Sat (8am-1pm)
Get Better Physiotherapy Suite 6, 1 Grand Plaza Drive, Browns Mon-Fri (8am-6pm) 10.7
Centre Plains, Qld, 4118 Sat (8:30am-1pm)
Browns Plains Unit 12, Plains Junction Shopping Mon-Fri (8am-7pm) 11.4
Physiotherapy & Centre, 28 Browns Plains Road, Browns Sat (8am-12pm)
Rehabilitation Plains, Qld, 4118
Physiocare Pty Ltd Village Square, Unit K4, 18 Commerce Mon-Fri (9am-6pm) 12.2
Dr, Browns Plains, Qld,4118 Sat (8am-1pm)
Orion Family Level 1, Suite 3/1 Main Street Orion, Mon-Wed, Fri (7am-7pm) 14.0
Physiotherapy Springfield Central, Qld, 4300 Thurs (7am-8pm)
Sat (8am-3pm)
Optometrist
Park Ridge Eyewear Shop 111, Park Ridge Village, 3732- Mon-Sat (9am-5:30pm) 9.0
3744 Mount Lindesay Highway, Park
Ridge, Qld, 4125
OPSM Browns Plains Shop 24, Grand Plaza, Shopping Browns Mon-Wed, Fri (9am-5:30pm) 10.7
Plains, Qld, 4118 Thurs (9am-9pm)
Sat (9am-4pm)
Sun (10am-4pm)
Optical Warehouse Grand Plaza Shopping Centre, G107 Mon-Wed, Fri (9am-5:30pm) 10.7
Browns Plains Grand Plaza Dr, Browns Plains, Qld, Thurs (9am-9pm)
4118 Sat (9am-4pm)
14
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Business Name Address Opening Hours Within Distance
MTA from
Subject
Site (km)
Eyeselect Shop 26a, Grand Plaza Shopping Mon-Wed, Fri (8:30am-5:30pm) 10.7
Centre, Browns Plains Road, Browns Thurs (8:30am-9pm)
Plains, Qld, 4118 Sat (8:30am-4pm)
Sun (10am-2pm)
Specsavers Optometrists - Grand Plaza Shopping Centre, Cnr Mon-Wed, Fri (8:30am-5:30pm) 10.7
Browns Plains Brown Plains Rd & Mt Lindsey Highway, Thurs (8:30am-9pm)
Browns Plains, Qld, 4118 Sat (8:30am-4:30pm)
Sun (10am-3pm)
Vision Potential 4/28 Browns Plains Road, Browns Mon-Fri (8:30am-5pm) 11.4
Plains, Qld, 4118
Vedelago Optometrist 5/24-48 Browns Plains Rd, Browns Mon, Wed, Fri (8:30am- 11.5
Plains, Qld, 4118 5:30pm)
Tues, Thurs (8:30am-7pm)
Eyecare Plus Shop 5/24-28 Browns Plains Rd, Browns Mon-Wed, Fri (9am-5:30pm) 11.5
Optometrists Plains, Qld, 4118 Thurs (9am-6pm)
OPSM Springfield 1 Main St, Shop 48 Orion Shopping Mon-Wed, Fri (9am-5:30pm) 13.1
Centre, Springfield Lakes, Qld, 4300 Thurs (9am-9pm)
Sat (9am-5pm)
Sun (10am-3pm)
Specsavers Optometrists - Shop 4 Orion Springfield Town Centre, Mon-Wed, Fri (9am-5:30pm) 13.1
Springfield 1 Main St, Springfield Central, Qld, Thurs (9am-9pm)
4300 Sat (9am-5pm)
Sun (10am-4pm)
Springfield Lakes Eyecare 7a/31 Springfield Lakes Blvd, Mon, Wed, Fri (9am-5:30pm) 14.1
Springfield Lakes, Qld, 4300 Tues (9am-5pm)
Thurs (9am-6:30pm)
Sat (9am-1pm)
Source: CDM Smith
The closest specialist cluster identified to the MTA was the Mater Specialist Suites at the Brookwater Shopping Centre,
approximately 16.5 kilometres from the subject site. These suites accommodate a range of medical specialities,
including gastroenterology, general surgery, ear, nose and throat (ENT), orthopaedic surgery, neurosurgery and
gynaecology. It is intended that this specialist precinct will service the needs of Greater Springfield residents, as
opposed to residents within the Greater Flagstone PDA.
3.2 Centres Floor Space Supply
The centres floor space supply assessment provides an overview of size, tenant composition, layout and accessibility
of existing centres, as well as scoping the role and function of each centre. The centres network assessment focused
on centres located within and surrounding the trade areas.
Centres floor space was identified within the Greater Flagstone Priority Development Area at the Greenbank Shopping
Centre. Under the Logan Planning Scheme, floor space was identified within the major centre, district centre, local
centre, neighbourhood centre and mixed use zones.
The centres floor space supply also considered floor space provision within Greater Springfield, given its relative
proximity to the subject site. Greater Springfield contains a town centre (Orion Springfield) and a network of smaller
centres, which would most closely resemble local centres under the Logan Planning Scheme.
15
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Figure 3-1 provides a geographic representation of the centres within and servicing the MTA.
Figure 3-1 Centres within and Servicing the MTA
3.2.1 Greater Flagstone Priority Development Area
3.2.1.1 Greenbank Shopping Centre
The Greenbank Shopping Centre is an estimated 5,088sqm in size and located within the main trade area within the
Greater Flagstone Priority Development Area. The centre is anchored by a Woolworths and includes a mix of specialty
tenancies including Guardian Pharmacy, a butcher, bakery and newsagency.
3.2.1.2 Flagstone Village
Flagstone Village, located at the corner of Bushman and Homestead Drive, Flagstone had an estimated ~2,857sqm of
total floor space and is anchored by an IGA supermarket. Flagstone Village is located approximately 11.4 kilometres
from the subject site.
It is understood that a 4,676sqm shopping centre is under construction directly across the road from Flagstone Village,
comprising a 4,000sqm Coles and 676sqm of specialty tenants.
3.2.2 Major Centres
3.2.2.1 Browns Plains
Grand Plaza Shopping Centre, Westpoint Shopping Centre and Village Square were three major centres identified
situated within Browns Plains shopping precinct along Browns Plains Road, with an estimated 53,154sqm, 5,922sqm
16
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
and 36,254sqm of total floor space, respectively. Anchor tenants within the Browns Plains major centres precinct
included Target, Big W, Harvey Norman and JB Hi-Fi.
3.2.2.2 Orion Springfield
Orion Springfield is the town centre within the Greater Springfield development and offers an estimated, 63,191sqm
of floor space. Orion Springfield is anchored by several national tenants including Big W, Target, Coles and
Woolworths.
3.2.2.3 Jimboomba
There were two centres identified within the Jimboomba major centres zone, these being Jimboomba Central and
Jimboomba Junction. These two centres together offer approximately 15,000sqm of floor space, with anchor tenants
including Coles, Woolworths and Dan Murphy’s.
3.2.3 District Centres
The Park Ridge Town Centre was identified as the closest district centre to the subject site, with an estimated
17,210sqm of floor space, including a Woolworths and Coles supermarket.
3.2.4 Local Centres
3.2.4.1 Regents Park
The Village Fair local centre was a centre identified within proximity but outside the main trade area. Village Fair had
~6,096sqm of total floor space, with tenants including Drakes, BWS and various national retailers.
3.2.4.2 Hillcrest
The Middle Road Shopping Village local centre located on the corner of Coronation and Middle Road, Hillcrest had an
estimated ~226sqm of total floor space. Middle Road Shopping Village was outside the main trade area, approximately
8.3 kilometres from the subject site.
3.2.4.3 Greater Springfield
There were four centres identified in Greater Springfield, these being:
Augusta Village;
Brookwater Village Shopping Centre;
Springfield Fair Shopping Centre; and
Springfield Marketplace.
These centres are located approximately 15 to 18 kilometres from the subject site and primarily service the local
convenience needs of the Greater Springfield community. Three of the four centres identified are anchored by a either
a full line supermarket (i.e. Coles / Woolworths) or a limited line supermarket (e.g. IGA).
3.2.5 Neighbourhood Centres
3.2.5.1 Greenbank Neighbourhood Centre
There was one neighbourhood centre identified within the main trade area, located on the corner of Sheppards Drive
and Park Avenue, Greenbank. The centre was an estimated 1,375sqm in size, with tenants at the centre including IGA
and a medical centre.
17
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
3.2.5.2 Boronia Heights
There were two centres identified within Boronia Heights in the neighbourhood centre zone, these being:
Boronia Heights Shopping Centre; and
Fedrick Street strip retail;
The Boronia Heights Shopping Centre, located at the corner of Parkland Drive and Short Street, had an estimated
~1,500sqm of total floor space, with tenants including Guardian Pharmacy.
The Fedrick Street strip retail precinct had an estimated ~1,064sqm of total floor space.
3.2.5.3 Regents Park
There were two centres identified within Regents Park in the neighbourhood centre zone, these being:
Regents Park StreetSmart Shops; and
Regents Park Shopping Centre;
The neighbourhood centre located at the corner of Emerald Drive and Lambert Road, Regents Park had an estimated
~949sqm of total floor space, with tenants including Foodworks. Regents Park Shopping Centre had an estimated
~850sqm of total floor space and included the Waller Road convenience store.
3.2.5.4 Sweetgum Plaza
The Sweetgum Plaza neighbourhood centre located on Stangate Street, Hillcrest had an estimated ~975sqm of total
floor space.
3.2.6 Mixed Use Zone
The centre on the corner of Mount Lindsey and St Aldwyn Road, North Maclean was the only centre within Mixed Use
zoning identified in proximity but outside the main trade area. The centre was an estimated ~2,228sqm in size, with
tenants including an organic grocer.
Table 3-4 summarises the floor space identified within each centres zone proximate to the subject site, including
details on floor space, anchor tenants and distance from the subject site.
Table 3-4 Retail floor space in trade areas by centre type, anchor tenants and distance from subject site
Centre Within Est. Retail Anchor tenants Distance
MTA Floor Space from
(sqm) subject
site (km)
District Centre/Town Centre
Park Ridge
Park Ridge Town Centre 17,210 Woolworths, Coles 9.0
Springfield Lakes 5,922 Woolworths 11.4
Orion Springfield* 63,191 Big W, Target, Coles, Woolworths 13.1
Major Centre
Browns Plains
Grand Plaza Shopping Centre 53,154 Target, Big W, Kmart, Woolworths, Coles 10.7
West Point Shopping Centre 5,922 Woolworths 11.4
Village Square 36,254 Harvey Norman, Go Health Club, JB Hi-Fi 12.0
18
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
Centre Within Est. Retail Anchor tenants Distance
MTA Floor Space from
(sqm) subject
site (km)
Jimboomba
Jimboomba Central 9,171 Woolworths, Dan Murphy’s 12.7
Jimboomba Junction 6,300 Coles
Greater Flagstone Priority Development
Area
Greenbank
Greenbank Shopping Centre 5,088 Woolworths 0.4
Flagstone
Flagstone Village 2,857 IGA 11.4
Local Centres
Regents Park
Village Fair 6,096 Drakes 10.9
Hillcrest
Middle Road Shopping Village 2,226 8.3
Greater Springfield
Springfield Fair Shopping Centre 5,129 Coles 15.2
Springfield Marketplace 3,235 16.3
Brookwater Village Shopping Centre 5,061 Woolworths 16.5
Augusta Village 1,692 IGA 17.9
Neighbourhood Centres
Greenbank
Greenbank Neighbourhood Centre 1,375 2.2
Boronia Heights
Boronia Heights Shopping Centre 1,500 6.6
Fedrick St 1,064 8.1
Regents Park
Regents Park StreetSmart Shops 949 Foodworks 9.3
Regents Park Shopping Centre 850 Waller Road Convenience Store 11.0
Hillcrest
Sweetgum Plaza 975 11.3
Mixed Use Zone
North Maclean
Corner of Mount Lindsey Highway and St 2,288 7.0
Aldwyn Road
Source: CDM Smith (October 2019), Property Council of Australia 2016 Shopping Centre Directory
Note*: Orion Springfield is located within the Ipswich City Planning Scheme
19
1000562 Greenbank Mixed Use Development Rev 1.docxSection 3 Supply Assessment
3.3 Approved and Potential Future Supply
It is understood that the following supply has been approved or is under application within the MTA:
15 and 19-67 Pub Lane Greenbank: Approval has been granted to expand the existing Greenbank Shopping
Centre with a total maximum gross floor area (GFA) of 14,022sqm, comprising up to an additional 11,000sqm of
retail, 3,000sqm of commercial office and 3,000sqm of community uses. At the time of report preparation, it is
understood that construction is yet to commence on the centre expansion; and
43-77 Old Pub Lane, Greenbank: An application has been made for a mixed use development comprising
2,000sqm commercial floor space 2, 4,600sqm industry (warehouse / self storage), 400sqm retail (pet supplies
store), 820sqm long day care centre and 1,000sqm sport and recreation facility (gym / swim school). At the time
of report preparation, a decision had yet to be made on this application.
As part of the endorsed context plan dated 2 June 2017, Mirvac have identified a community health centre and
neighbourhood centre on Teviot Road, immediately to the east of the subject site. Based on the Greater Flagstone
PDA Development Scheme, a neighbourhood centre can accommodate up to 4,000sqm of retail, 1,000sqm of
commercial and up to 1,800sqm of community services.
3.4 Implications for Proposed Development
The existing and designated centres network servicing the MTA is mostly limited to the servicing of local needs, with
medical provision limited mostly to general practitioners. As the population of the MTA increases, there will be an
expectation that broader service provision is provided to residents within the Greater Flagstone PDA.
2 The proposed plan of development identifies two commercial office buildings, one marked as a veterinary clinic, the other
labelled as medical. The proposed plans do not provide detail in relation to the distribution of the 2,000sqm of floor space between
the two buildings.
20
1000562 Greenbank Mixed Use Development Rev 1.docxYou can also read
