Parkhurst Motel and Van Park to expand with truck stop, fast food drive-thru, new accommodation

Fast food, truck refuelling and first-rate overnight accommodation - the modest Parkhurst Motel and Van Park on Yaamba Rd could be completely overhauled. SEE THE PLANS HERE

Proposed master plan drawing by TRG Australia: Retail Design & Construction Management.

A Parkhurst business owner is looking to capitalise on the now-delayed Rockhampton Ring Road project and growth of the northern suburbs.

Expansion plans for Parkhurst Motel and Van Park were lodged with Rockhampton Regional Council this month with more than 400 pages of documents, including an economic report, supporting the need for more facilities in the area.

The owners of the property, McKay Ventures Pty Ltd, with Indian-born directors registered to the Northern Territory and Victoria, are behind the plans.

The business at 900-904 Yaamba Road last sold in 2017 for a recorded $1.25 million.

Proposed master plan drawing by TRG Australia: Retail Design & Construction Management.

The plans include a redevelopment of the existing service station into a truck stop with four regular vehicle pumps for eight vehicles, two dedicated high-flow diesel pumps, 20 car parks and six dedicated truck parks.

The existing service station shop would also be refurbished with a 300 sqm convenience retail shop.

In another proposed separate building is a 230 sqm quick service restaurant and drive-through that will have a fast food option.

The second stage of the redevelopment includes plans to expand the caravan park and accommodation options.

Frontage of the Norman Road side.

The site itself has dual access from Yaamba Road (Bruce Highway) and Norman Road at the rear, where the entrance for the accommodation facilities will be.

The business currently has 52 caravan sites, a common area, amenities, 12 motel rooms and caretaker’s residence.

The current facilities, including the existing service station, take up 2.2 hectares of the total 3.6 hectare site.

The existing facilities on the site.

The proposed motel includes 12 units, three types of cabins to provide seven family accommodation options, 10 ensuite accommodation options and 10 standard accommodation options.

The amenities would also be available to overnight truck drivers from the truck stop.

The planning documents state the accommodation would be classified as short-term and guests would be restricted to stay no more than 14 consecutive nights.

The proposed operating hours are 24/7.

Think Economics was engaged by the property owners to provide an ‘independent assessment of the need conditions for the proposed service station and fast food land uses’.

The report, viewed by this publication, extensively evaluated the “economic implications, regional and local effects, and impacts to Rockhampton community”, taking into consideration the existing land uses, anticipated population growth and the Rockhampton Ring Road bypass project.

This publication revealed last month the Ring Road had blown out by $700 million in construction costs and the main work would need to be delayed.

Construction was due to start next year, including on a third bridge across the Fitzroy River, due to be finished by 2026 however it is unclear what the revised timeline looks like.

The State Government has stated $12 million dollars of early works will start this month, including works on utility disconnections/reconnections in the corridor to get set up for the new road – things like power connections, water connections and telecommunications.

A Rockhampton Regional Council Planning Assumptions Reports in 2019 identified Parkhurst as one of the areas with the highest anticipated population growth and as a priority infrastructure area.

Parkhurst Motel and Van Park as it currently appears along the Yaamba Rd section of the Bruce Hwy. Picture: Google Street View

The economic report notes the Ring Road will reduce the number of service stations available to drivers, including heavy vehicles that need stations with enough space to manoeuvre, no height restrictions, high-flow diesel pumps and AdBlue additive.

It is expected there will be an increased level of demand on the service stations located before and after the Ring Road connections, which includes the existing facility at the Parkhurst Motel and Van Park site.

The area around the subject site, being the Parkhurst Motel and Van Park, had “very strong growth” between 2011 and 2016 with an additional 458 people per annum recorded.

From 2016 to 2020, an average of almost 200 additional people were recorded per annum.

Referencing the latest Queensland Government Statistician’s Office population projections, an average of 230-plus additional people are anticipated per annum to 2036.

The population is expected to increase from almost 14,700 people in 2021 to more than 18,300 people in 2036.

The economic report also notes service stations have evolved over the past few decades to now serve a convenience role, offering “daily top-up shopping and after hours retail needs”.

The main trade area and competition referenced in the Think Economic Report.

The two closest existing service stations are Ampol and Puma, with only the Ampol offering truck facilities and open 24 hours.

This Ampol however is south of the Rockhampton Ring Road and as such may have a reduced role and function.

The Department of Transport and Main Roads data from 2020 estimates 12,750 vehicles, of which 1,459 (11.4 per cent) were heavy vehicles, travelled on the Bruce Highway at the front of the subject site on average per day.

Using this data and average refuel volumes, Think Economics estimated the annual fuel volume demand for the proposed service station for 2021.

Small vehicle refuels had an average of 45 litres equating to a total of 17,993 litres per day.

Trucks would refuel on average with 300 litres, using 22,136 litres per day.

The proposed floor plan for the redevelopment.

Looking at the proposed fast food development, the report references forecast expenditure in the meals out and fast food category which is estimated to increase from about $24 million in 2021 to $36 million in 2036, meaning in turn there would be an undersupply.

It is noted while some higher order needs would continue to be served by facilities in the Rockhampton city centre, facilities would be required in the local area to offer convenience-focused takeaway food.

Without this, residents would be highly dependent on supply outside of the subject area and another offering would also create price competition.

Overall, the economic report supports the proposal.

Site location with access from Yaamba Road/ Bruce Highway and Norman Road.

“The redeveloped and expanded service station onsite provides an appropriate response to increasing local needs as well as passing traffic needs, which will be increased as a result of the planned Rockhampton Ring Road project,” it reads.

“Even with the existing service station onsite, there is need for at least one additional service station within the main trade area.

“The expanded service station will contribute to this additional capacity requirement.

“Additional fast food/takeaway food supply is required within the catchment in order to provide a suitable level of supply that offers residents and passing traffic accessibility, choice, and price competition, as well as reduces the need to travel outside of the local area for what should be a local retail service.”

The planning application will now be assessed by Rockhampton Regional Council planning officers.

Originally published as Parkhurst Motel and Van Park to expand with truck stop, fast food drive-thru, new accommodation