Qube Property Group — East Wanneroo Precinct 8 ("Ranch Road", Mariginiup)

Owner / Coordinator Proof	Coordinated by Qube Property Group (Mark Hector, Managing Director) across a consolidated landowner group naming Qube Pinelake Development Ltd, Urban Capital Carramar Pty Ltd, and Mariginiup Investments Pty Ltd (ACN 625 202 388) (plus Parcel Mariginiup Pty Ltd, ACN 686 886 859, reg 07 May 2025). LSP + ASIC VERIFIED
Size & Dwelling Yield	261.96 ha gross (169.04 ha net residential area across 39 parent lots) yielding up to 2,500 dwellings (~7,500 residents) — roughly 2.0× Zenith's Eglinton Village (EDL10, 1,260 lots).
Engineer's Load Calculation	The structure plan's own civil engineer (JDSi Consulting Engineers, Section 2.1.5.3 of Draft LSP) calculated 13.50 MVA (~12.15 MW) at ultimate build (5.40 kVA/dwelling diversified). Structured as three sequential 4.50 MVA (~833-home) stages, each stage sits squarely inside Zenith's ≤4 MW CMD skinny-connection sweet spot. ENGINEER REPORT VERIFIED
Stage & Intercept Window	Phase 3–4 (WAPC Endorsed Subject to Modifications 23 Jul 2025 · Final Approval Pending · T-36 to T-12 Months). EPBC referral `2025/10234` covers Lots 22, 100 & 251 Ranch Rd (15.86 ha, Jun 2026–Jul 2035). Note: Qube's 57-lot Pinelake Estate (Mornington Dr) sits in adjacent Banksia Grove, leaving ~2,400+ Precinct 8 lots wide open.
Adjacent Precinct 6 Bonus Intel	Sits next to East Wanneroo Precinct 6 (Edgar Griffiths Park, 227.44 ha, ~2,482 dwellings) on the same overloaded Wanneroo ZS — where we recovered the unreachable S3 archive unmasking lead proponent 21 Canna Pty Ltd (ACN 623 336 265), Satterley's SPG Capital Fund 27 Pty Ltd (Lot 211), and planner Burgess Design Group.

THE GRID PROBLEM (WHY CONVENTIONAL WESTERN POWER SUPPLY FAILS HERE)

The Engineer's Own 8 MVA Feeder Warning: In Section 2.1.5.3 of the Draft Ranch Road LSP, JDSi Consulting Engineers explicitly warns that the 13.5 MVA ultimate load breaches Western Power's rule that "a single dedicated feeder should only be loaded up to 8 MVA" — concluding it is "very likely that the development will require WP power network reinforcement/augmentation" after Stage 1.
Overloaded Wanneroo Zone Substation (84 MVA) Until 2030+: Wanneroo ZS is forecast at 107/110/114/119% (TSP 2025) and 103/106/110/113% (2027–30) rising to 128% (2036) in Draft TSP 2026. The planned fix ('Add transformer at Joondalup & load transfer') has slipped from 2029 to 2030 and remains uncommitted.
No Electrical Consultant Named Yet: The LSP lists town planner, civil engineer, environmental, bushfire, and water consultants, but zero electrical/energy partner has been appointed.

WHY A PRIVATE MICROGRID WINS HERE

Single Coordinating Developer Across 39 Landowners: Unlike fragmented precincts where nobody has authority to sign, Qube Property Group is the single development manager coordinating Precinct 8.
Solves the Exact Post-Stage-1 8 MVA Feeder Wall: By deploying a 2.5 MVA skinny connection + 2.5 MW / 6.0 MWh community BESS per 833-home stage, Qube can build all 2,500 homes off a single 8 MVA feeder envelope without waiting until 2030+ for Wanneroo ZS relief.
Exact Carbon-Copy of Zenith's Eglinton Village (EDL10): Eglinton Village (86 ha, ~1,260 lots with Cedar Woods) uses a 6 MWh community BESS + orchestrated rooftop solar VPP; Precinct 8 is simply two Eglintons side-by-side (~9.7 km east of Zenith's Ocean Reef Marina EDL9).

CLOSEST ZENITH PRECEDENT

Eglinton Village (EDL10/ERL33, 86 ha, ~1,260 lots with Cedar Woods) & Ocean Reef Marina (EDL9/ERL32, ~65 ha, 4 MVA connection, 9.7 km west): Direct northern-corridor replication.

WHO TO APPROACH (VERIFIED CHANNELS)

Coordinating Developer: Mark Hector (Managing Director, Qube Property Group, Subiaco) — Phone: (08) 9382 4311 | markh@qubeproperty.com.au | info@qubeproperty.com.au.
Servicing Report Author (Civil Engineer): JDSi Consulting Engineers (David Hellmuth / Steven Foley, (08) 9227 0595, info@jdsi.com.au) — authored the 13.5 MVA vs. 8 MVA feeder finding.
Town Planner: Rowe Group (Greg Rowe, (08) 9221 1991, info@rowegroup.com.au).

LICENCE & REGULATORY ROUTE

EDL10/ERL33 non-contiguous licence-area amendment (per 7 Jan 2026 ERAWA precedent) or EDL9 Ocean Reef northern corridor extension.

Key Risk Final WAPC modification sign-off is pending, and the initial 15.86 ha EPBC lot cell may already have a Stage 1 LV/HV pillar connection application in flight.

Next Step Call JDSi Consulting Engineers ((08) 9227 0595) and Mark Hector at Qube Property Group ((08) 9382 4311) to pitch an Eglinton-style staged microgrid that removes their post-Stage-1 8 MVA feeder wall.

1 Draft Ranch Road LSP (Rowe Group & JDSi Consulting Engineers, Apr 2024, s2.1.5.3: 13.5 MVA load vs 8 MVA feeder limit) · 2 Western Power TSP 2025 & Draft TSP 2026 App E (Wanneroo ZS 103–128%, Joondalup transfer slipped to 2030) · 3 EPBC Referral 2025/10234 (Lots 22, 100 & 251 Ranch Rd) · 4 ERAWA EDL10/ERL33 Decisions.

ESTATE SCALE

261.96 ha / 2,500 Homes

3 × ~833-Home Stages

ENGINEERED LOAD

13.50 MVA (4.5 MVA/Stg)

18.75 GWh/yr Total

FEEDER BOTTLENECK

13.5 MVA vs 8.0 MVA Cap

Wanneroo ZS 103–128%

30-YR BOO REVENUE

$154.5M Contracted

$2.30M/yr Full EBITDA

1. BOTTOM-UP ELECTRICAL LOAD & FEEDER DEFICIT DERIVATION

Step 1 — JDSi Engineering Load vs. Tom Friberg's Slide 3 Residential Benchmark

JDSi Diversified Method: 2,500 dwellings × 5.40 kVA/home = 13.50 MVA (~12.15 MW) across 3 × 4.50 MVA stages

Note: Under Zenith Slide 3's un-diversified 9.375 kVA/home ratio (15 MVA / 1,600 homes), 2,500 homes would equal 23.4 MVA — making microgrid peak-shaving even more critical.

Step 2 — How Staged Skinny Connections Beat the 8.0 MVA Feeder Rule

3 Stages × 2.50 MVA Skinny Boundary CMD = 7.50 MVA Total Feeder Draw (Staying 100% Inside Western Power's 8.0 MVA Single-Feeder Cap!)

Each 833-home stage pairs a 2.50 MVA boundary connection with a 2.50 MW / 6.00 MWh community BESS + 3.50 MWp orchestrated rooftop/precinct solar VPP.

Step 3 — Annual Estate Energy Consumption (2,500 Homes + Neighbourhood Centre)

2,500 homes × 6,500 kWh/yr (incl. EV/heat-pump electrification) + 2.50 GWh/yr commercial/POS pumping = 18.75 GWh/yr

Equivalent to 6.25 GWh/yr per 833-home stage (or 9.38 × the 2.0 GWh Slide 4 reference energy block across the full precinct).

Step 4 — Replicating Eglinton Village (EDL10) VPP & WEM Reserve Capacity Economics

3 × 2.50 MW Community BESS (7.50 MW / 18.0 MWh total) = ~$1.20M/yr in WEM IRCR Capacity Credits + Project Symphony VPP value

Homeowners receive discounted green tariff + zero solar export curtailment, while Zenith locks in 2,500 captive meters for 30 years.

2. OPTIMAL MICROGRID PLANT SIZING & DISPATCH SPECIFICATION

Microgrid Subsystem	Engineered Rating	Dispatch Physics & Commercial Role
Boundary Connection (Per 833-Home Stage / Full)	2.50 MVA / 7.50 MVA Total	Fits all 2,500 homes onto a single 8.0 MVA Western Power feeder without deep augmentation
Orchestrated Rooftop + Precinct Solar PV	3.50 MWp/Stg (10.5 MWp Total)	~5 kWp per home + commercial centre roof; generates ~17.3 GWh/yr across full build
Community LFP Battery (Per Stage / Full)	2.5 MW / 6.0 MWh (×3 Stages)	Identical to Eglinton EDL10's 6 MWh battery per stage (7.5 MW / 18.0 MWh full build)
Local Solar + VPP Self-Sufficiency	~52.0% Behind-the-Meter	9.75 GWh/yr supplied via orchestrated VPP + community BESS; 9.00 GWh/yr off-peak import

3. UNBUNDLED TARIFF & REVENUE STACK (SLIDE 4 BENCHMARK SCALED TO 18.75 GWh/yr)

Bill Component (Slide 4)	Share	Unit Rate	2.0 GWh Ref	Full Estate (9.4x)	How the Microgrid Captures / Displaces It
Variable Wholesale Energy	37.55%	10.01 c/kWh	$200,224	$1,878,101	Replaced by on-site Solar PV (~45–62%) + cheap off-peak grid import
Western Power Network (UOS/CMD)	30.12%	8.03 c/kWh	$160,606	$1,506,484	Slashed via single skinny HV boundary meter (<=3.5 MW CMD) + internal LV ring
Peak Capacity / WEM IRCR	16.78%	4.47 c/kWh	$89,474	$839,266	Shaved during the 12 Hot-Season peak intervals + earns ~$216k/MW/yr IRCR credits
Market Fees & Retail Margin	11.16%	2.98 c/kWh	$59,506	$558,166	Captured directly by Embedded Network / Microgrid Operator
Environmental Certificates (LGC/STC)	4.39%	1.17 c/kWh	$23,408	$219,567	Generated on-site by behind-the-meter Solar PV array
TOTAL BUNDLED GRID BENCHMARK	100.0%	26.82 c/kWh	$536,448	$6,056,250 / yr	62.45% is Non-Energy (46.90% WP Network + IRCR alone)

4. 25/30-YEAR BUILD-OWN-OPERATE (BOO) P&L, CAPEX & DEVELOPER SAVINGS

ANNUAL MICROGRID P&L RUN-RATE (FULL BUILD)

Gross Bundled Grid Equivalent (18.75 GWh/yr)	$6,056,250/yr
Less: Customer Tariff Discount (20.0% (Resi A1 + C&I))	−20% to −22%
Net Behind-the-Meter Retail + Network Revenue (~90–95%)	$4,845,000/yr
Plus: WEM IRCR Peak Capacity & NSSS Credits (~5–10%) 5.20 MW diversified hot-season evening peak shaved across 3×6 MWh community batteries × ~$216k/MW/yr IRCR credit	+$1,125,000/yr
Total Addressable Microgrid Revenue	$5,970,000/yr
Less: Off-Peak Grid Import, Skinny CMD Tariff & O&M Includes 9.00 GWh off-peak grid import, 7.5 MVA staged CMD network charges, VPP homeowner solar credits, and O&M	−$3,670,000/yr
NET MICROGRID EBITDA (ANNUAL RUN-RATE)	$2,300,000 / yr ($767k/yr per stage)

CAPEX, RETURNS & DEVELOPER DEAL HOOK

Estimated Turnkey BOO CapEx Breakdown

Per 833-Home Stage: Community BESS (6.0 MWh @ $0.58M/MWh = $3.48M) + HV/LV Microgrid Switching & VPP Orchestration ($1.12M) = $4.60M/Stage ($13.80M Full 3-Stage Build; homeowner rooftop PV funded via house-and-land packages)

Project Returns & Contracted Annuity

6.0 Years Simple Payback · ~15.8% Unlevered Pre-Tax IRR · $154.5M 30-Year Contracted Revenue

Why the Developer Signs (CapEx & Time Saved)

Allows Qube Property Group to unlock all 2,500 dwellings off a single 8 MVA feeder envelope without waiting until 2030+ for Wanneroo/Joondalup substation upgrades, saving $6M–$10M in HV headworks.

Qube Property Group — East Wanneroo Precinct 8 ("Ranch Road", Mariginiup)

Qube Property Group — East Wanneroo Precinct 8 ("Ranch Road", Mariginiup) — Quantitative Feasibility