Building Employment Opportunities in Sydney’s South

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Building Employment Opportunities in Sydney’s South

Volume 3: Executive Summary

March 2010

“The Group”comprising:

Hurstville City CouncilSutherland Shire CouncilCanterbury City Council

NSW Department of Planning

C/- The General ManagerHurstville City Council

PO Box 205Hurstville BC NSW 1481

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Building Employment Opportunities in Sydney’s South Volume 3: Executive Summary

March 2010

DISCLAIMER Whilst the information contained in this document has been prepared in good faith and with due care, no representations or warranties are made as to the accuracy, currency, completeness, suitability or otherwise of any part of such information.

Jones Lang LaSalle, its officers, employees, subcontractors and agents shall not be liable (except to the extent that liability under statute or by operation of law cannot be excluded) for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such information, including, without limitation, any disclosure or publication by the Client, its officers, employees, contractors or agents or any other person to any of the parties named in this document or any other third party. All rights are reserved.

PRINCIPAL AUTHORS: David Snoswell: Local Director, Jones Lang LaSalle

Craig Bagley: Urban Development Manager, HASSELL

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TABLE OF CONTENTS 1. REVIEW OF LITERATURE.............................................................4 2. DEMOGRAPHIC ANALYSIS ..........................................................6

2.1 RESIDENTS ................................................................................... 6 2.2 EMPLOYEES .................................................................................. 7

3. INDUSTRIAL EMPLOYMENT AND DEMAND...............................9 3.1 EMPLOYMENT CHANGE .................................................................. 9 3.2 BULKY GOODS RETAILING............................................................ 11

4. PLANNING POLICY REVIEW ......................................................12 5. INVESTIGATION SURVEY...........................................................14

5.1 OVERVIEW .................................................................................. 14 5.2 SUMMARY OF SURVEY ................................................................. 14 5.3 KEY FINDINGS ............................................................................. 17

6. BUILDING EMPLOYMENT OPPORTUNITIES.............................18 6.1 EMPLOYMENT GROWTH RECOMMENDATIONS................................ 19

6.1.1 Kingsgrove, Kingsgrove South.......................................... 19 6.1.2 Riverwood (Canterbury LGA)............................................ 20 6.1.3 Taren Point/Caringbah...................................................... 20 6.1.4 ANSTO/Lucas Heights...................................................... 20 6.1.5 Kurnell ............................................................................... 21 6.1.6 Peakhurst .......................................................................... 21 6.1.7 Kirrawee ............................................................................ 21 6.1.8 Other Opportunities........................................................... 22

6.2 EMPLOYMENT GROWTH SUMMARY - CANTERBURY........................ 23 6.3 EMPLOYMENT GROWTH SUMMARY - HURSTVILLE.......................... 24 6.4 EMPLOYMENT GROWTH SUMMARY - SUTHERLAND ........................ 25

7. ECONOMIC DEVELOPMENT STRATEGIES...............................26 8. LEP RECOMMENDATIONS .........................................................32

8.1 LEP RECOMMENDATIONS FOR LAND USE ZONES.......................... 32 8.2 STRATEGY FOR IMPROVING PERIPHERAL AMENITY ISSUES ............ 63

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EXECUTIVE SUMMARY

The City of Canterbury, City of Hurstville and Sutherland Shire Council have a total of approximately 631 Hectares of industrial zoned land.

This study reviews the industrial areas of the three local government areas in the context of the need to not only retain but increase employment opportunities throughout the region over the next 20-25 years. Expected employment and residential growth has been forecast as part of the detailed work undertaken for the NSW Department of Planning’s Metropolitan Strategy and accompanying Draft Subregional Strategies. The Draft Subregional Strategies translate the objectives of the Metropolitan Strategy and State Plan into strategies to enable implementation at a subregional and local government level.

Canterbury, Hurstville and Sutherland Councils form part of the Southern Subregion.

1. Review of Literature Considerable work has been done within the study area. Key findings of previous government and consultancy studies across the three LGAs are summarised below.

• The Draft Subregional Strategy for the Southern Subregion identifies employment growth across the three LGAs of 11,500 people by 2031. This comprises:

500 jobs in Canterbury;

3,000 jobs in Hurstville; and

8,000 jobs in Sutherland.

• Residential population has been growing faster than employment.

• There is a relatively low level of employment self containment, which should be addressed by providing more local employment opportunities1.

• Manufacturing industries still make up a larger than average proportion of local jobs. Manufacturing employment, however, is expected to continue to decline as a result of structural change in this sector (off-shoring of jobs; greater efficiencies; movement to outer suburbs).

• The region is strategically located to Sydney Airport and Port Botany. Opportunities to build on the proximity to both ports should be explored.

1 Employment self-containment is the number of residents working in local jobs as a proportion of total residents in the labour force

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• Proximity to M5 Motorway and Princes Highway also provide major opportunities.

• There is continuing and competing pressure to use industrial zoned land for non-industrial uses, including commercial office and retail uses. Strategic industrial employment zones within the study area should be protected for employment generating uses.

• The Draft Subregional Strategy identifies significant employment growth on non-industrial zoned land throughout the study area, including:

The Hurstville City Centre;

Enterprise Corridor Zones such as Canterbury Road;

Clustering of knowledge based industries (Magnet Infrastructure);

Sutherland Hospital and environs;

Sutherland town centre, and other town centres;

Other activity centres; and

Opportunities for business parks – particularly high tech parks (eg. ANSTO, Lucas Heights).

• Opportunities to intensify and redevelop industrial employment zones in order to increase local employment and meet targets need to be identified and encouraged.

• Under provision of bulky goods retailing has been identified in the Hurstville LGA.

• The development or up-zoning of Kingsgrove to a premium business park has been identified.

• There has been a shift towards integrated office, production and warehouse operations at the one location.

• Redevelopment of under-utilised industrial sites needs to be encouraged with new investment.

• Finally, all three councils in the study area have highlighted the growth in home based business operations in recent years. Such operations are often a precursor to a small tenancy in an industrial estate or business district.

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2. Demographic Analysis Analysis of the residents and employees within the study area revealed the following.

2.1 Residents As at the 2006 Census, the three council areas had a total population of 409,135, or 9.9% of metropolitan Sydney’s total.

Table 2.1.1: Demographic Analysis, Selected Medians, 2006 Source: Jones Lang LaSalle, Australian Bureau of Statistics

2006 Census Population Hurstville CanterburySutherland Shire - East

Sutherland Shire - West

Three LGA Total

Metropolitan Sydney

Selected Medians

Median age of persons 38 36 38 36 37 35 Median individual income ($/weekly) 457 366 597 603 506 518 Median family income ($/weekly) 1,208 1,007 1,567 1,713 1,374 1,350 Median household income ($/weekly) 1,060 839 1,211 1,512 1,155 1,154 Median housing loan repayment ($/monthly) 1,742 1,600 2,000 1,900 1,811 1,800 Median rent ($/weekly) 240 190 260 260 238 250 Average number of persons per bedroom 1.2 1.3 1.1 1.1 1.2 1.1 Average household size 2.7 2.8 2.5 2.9 2.7 2.7

Variation from Metro. Sydney Average

Median age of persons 8.6% 2.9% 8.6% 2.9% 5.7%Median individual income ($/weekly) -11.8% -29.3% 15.3% 16.4% -2.4%Median family income ($/weekly) -10.5% -25.4% 16.0% 26.9% 1.7%Median household income ($/weekly) -8.1% -27.3% 4.9% 31.0% 0.1%Median housing loan repayment ($/monthly) -3.2% -11.1% 11.1% 5.6% 0.6%Median rent ($/weekly) -4.0% -24.0% 4.0% 4.0% -5.0%Average number of persons per bedroom 9.1% 18.2% 0.0% 0.0% 6.8%Average household size 0.0% 3.7% -7.4% 7.4% 0.9%

The age profile is marginally older than Sydney, particularly Hurstville and Sutherland Shire – East. With relatively low proportions of children and young adults and high numbers of people heading towards retirement, these areas may have a shrinking labour force over the next 10-20 years.

Canterbury is the most culturally diverse region. Key cultural groups in Canterbury are Chinese, Lebanese, Greek and Vietnamese. Hurstville’s main cultural groups are from China and Hong Kong. Sutherland is predominantly Australian born, with the largest cultural group being from the UK.

Income levels are well below the Sydney average in Hurstville and Canterbury but well above average in Sutherland, particularly Sutherland - West.

Both Sutherland and Hurstville have average levels of residents in white collar occupations while Canterbury residents have low levels of white collar occupations. Nearly 40% of Canterbury’s resident workforce is employed in blue collar occupations.

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Sutherland has a higher proportion of residents working from home than either Hurstville or Canterbury, most likely self employed residents.

2.2 Employees 75% of employment within Sutherland Shire is filled by residents of the same local government area, more than double the proportion of jobs in Hurstville (29.9%) and Canterbury (33.7%) that are filled by local residents.

Canterbury draws a significant proportion of its workers from Bankstown, Sutherland, Hurstville and Rockdale.

Hurstville draws significant workers from its neighbouring council areas of Sutherland, Kogarah, Bankstown and Rockdale.

Sutherland Shire has a relatively high proportion of employment containment, with 40.6% and 36.2% of residents in the east and west of the Shire respectively working locally.

Only 16.1% of Canterbury residents work locally. Similarly, only 17.6% of Hurstville residents work locally.

Each LGA has more residents in the labour force than local employment opportunities.

Sutherland Shire – East is reasonably well supplied with job opportunities, however the western region of the Shire reflects a more typical outer suburban “dormant” suburb, with local job opportunities being less than 38% of total employees living in the region.

Table 2.2.1: Local Employment Base versus Resident Labour Force, 2006 Source: Transport Data Centre, Jones Lang LaSalle

Employment Destination Canterbury Hurstville Sutherland Shire - East

Sutherland Shire - West

Grand Total

Local Employment 24,137 19,641 32,658 21,906 98,342 Resident Employed Labour Force

50,380 33,333 48,837 58,102 190,652

Proportion Local Jobs to Resident Employees

47.9% 58.9% 66.9% 37.7% 51.6%

Note: Census 2006 employment numbers are lower than actual total employment numbers due to under-enumeration.

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Ideally, the local employment opportunities should match the skills base of the residents. Overall, each Council area appears to provide a reasonably broad skills base, although the resident labour force far outnumbers the local job opportunities.

• Canterbury has a higher proportion of blue collar workers resident in the Council area than its employment base;

• Conversely Sutherland is under-supplied with labourers; • Canterbury’s resident labour force is under-supplied

with managers; • Hurstville has a high proportion of professionals living

within the LGA compared to its employment base; • A high proportion of managers and professionals live in

Sutherland Shire compared to employment opportunities; and

• Sutherland - East and Hurstville have a high proportion of sales jobs compared to its resident labour force. This is due to the location of large shopping centres such as Westfield Miranda and Hurstville.

In terms of industry of the local employment base, Canterbury has the largest proportion of “industrial type” business employment, accounting for 35.6% of its employment. This is well above the metropolitan average of 28%. Hurstville is in line with the metropolitan average while Sutherland is strong in industrial type businesses in the eastern region of the LGA but weak in its western region.

Manufacturing companies are clearly the major industrial use followed by wholesale trade and construction companies.

A continuing decline of manufacturing employment will potentially have a significant impact on employment in the key industrial employment zones of:

• Peakhurst; • Kingsgrove/Kingsgrove South; • Riverwood; • Kurnell; • Taren Point/Caringbah; and • Kirrawee.

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3. Industrial Employment and Demand

3.1 Employment Change Employment targets for the southern subregion (as per the Draft Subregional Strategy) suggest relatively minor employment growth of 13.5% between 2001 and 2031. The three LGAs of Canterbury, Hurstville and Sutherland are targeted to grow by 11,500 employees in this time frame (10%).

The region is well placed to deliver more than these forecasts, with additional employment potentially improving employment self containment.

The employment forecasts reflect the structural changes that are occurring across Australia’s labour markets and affecting demand for property in industrial employment zones.

Those sectors that dominate industrial employment zones are expected to see a loss of employment. In order to retain employment numbers within the existing industrial employment zones, more intensive employment generators will need to replace lost manufacturing, transport and storage jobs.

Table 3.1.1: Employment Forecasts – Selected Employment Zone Industries, Three Council Area

Source: Jones Lang LaSalle Research & Consulting, NSW Ministry of Transport – projections as at November 2006

Selected Industry Sector 2001 2006

2031

Change, 2001-31

Agriculture/Mining 320 352 537 217Manufacturing 17,014 16,981 13,612 -3,402Energy, water, sewerage 214 201 150 -64Construction 8,155 8,735 8,046 -109Wholesaling 7,004 6,843 7,541 537Transport and storage 3,641 3,580 1,561 -2,080Total - Selected Industries 36,348 36,692 31,447 -4,901Total - All Industries 116,509 124,047 130,195 13,686

With the continued move towards a service based economy, some industrial employment zones may be adapted for alternative employment generating uses. Such uses are likely to be more employee intensive and better reflect the local employment base, providing higher levels of professional, management and administrative employment.

Premium office business park locations such as Macquarie Park, Norwest Business Park and Sydney Olympic Park / Rhodes have attracted companies in the Communication Services, Property & Business Services and Health & Community Services sectors. These sectors are forecast to see stronger employment growth in the study

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area than traditional industrial land uses. The inner north, inner west and north-west have all benefited from successful business park development, but no such product has been offered in the study area.

The emergence of fringe and suburban office locations as well as an increase in office space within industrial developments and business parks has attracted some firms to move out of the CBD. Attractions of a non CBD location include the following:

• Cost effectiveness;

• Availability of affordable car parking;

• Access to a large number of sites;

• Proximity to centre of operations;

• Proximity to workforce; and

• Custom-designed buildings.

In order to compete for employment opportunities, the southern metropolitan area and more specifically the study area will need to provide quality suburban office locations. This should provide a mix of opportunities, including town centre based office development and out-of-centre business park development.

The existing land fragmentation within the industrial employment zones throughout the study area will create a constraint to redevelopment, particularly in the short-term. Government may need to consider strategies to help unlock the potential of land that is fragmented and currently under-utilised, including assistance to relocate businesses that may prevent viable redevelopment from occurring.

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3.2 Bulky Goods Retailing The major concentration of bulky goods retailing in the study area is along Taren Point Road in the area bounded by Captain Cook Drive, Taren Point Road, Parraweena Street and Willarong Road.

We estimate that total bulky goods retailing provision within the Taren Point Road precinct is approximately 50,000 sqm. Further bulky goods development in this area may be warranted in order to accommodate emerging bulky goods retailers, including those in the leisure and lifestyle categories.

Apart from Taren Point Road, bulky goods retailing is limited within Hurstville, Canterbury and the western region of Sutherland. Hurstville and Canterbury are primarily served by bulky goods precincts outside their respective Council areas, namely Bankstown, Caringbah, Alexandria / Moore Park.

With an overall population of 409,000 people (2006 Census), the current provision of bulky goods space is well below the average for the Sydney Metropolitan Area of 0.45 square metres per person (184,000sqm), and apart from Taren Point Road, is primarily fragmented and secondary space.

While some of the local demand can be catered for by sites outside of the study area, local services should also be adequately provided.

Further provision for growth in this retail sector should be considered, and the over-riding policies within the Metropolitan Strategy provide guidance as to where such additional retailing should go. These are summarised below:

• Further growth of Taren Point Road, Caringbah for bulky goods retailing to secure this precinct as the major location for bulky goods retail in the southern region;

• Provision for bulky goods retailing in the western region of Sutherland Shire, possibly in the vicinity of Menai;

• Clustering of bulky goods opportunities along “Enterprise Corridors” and main arterial roads in locations where such uses already exist (for example King Georges Road, Canterbury Road and Princes Highway); and

• Opportunities within existing centres, in particular within Hurstville City Centre, or on the fringe of the centre.

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4. Planning Policy Review Department of Planning Directions As each Council is now in the process of preparing new Local Environmental Plans (LEP) based upon the Standard Template LEP, it is important for the Councils to consider the relevant requirements of the Department of Planning. These are set out in the Department's LEP Practice Notes and Local Planning Directions.

As consent authorities, Councils are required to use the Standard Template LEP as the basis for the preparation of a new principal LEP in their LGA. This includes the adoption of the form and content of the standard template LEP and mandates some 38 clauses to be included in an LEP as well as a range of ‘optional’ clauses for Councils to consider.

Councils have a degree of flexibility to tailor an LEP to local requirements, including:

• which zones to use and where; • adding local objectives to zones; • adding additional land uses to a zone; • adding provisions to address local planning issues; • inserting local development standards; • preparing maps; and • suggesting new definitions.

In terms of industrial employment zones, the Department of Planning provides specific directions for Councils to follow in preparing their LEPs. These include:

• giving effect to the objectives of this direction; • retaining the areas and locations of existing business

and industrial zones; • not reducing the total potential floor space area for

employment uses and related public services in business zones;

• not reducing the total potential floor space area for industrial uses in industrial zones; and

• ensuring that proposed new employment areas are in accordance with a strategy that is approved by the Director-General of the Department of Planning.

Variations or inconsistencies to the standard template LEP are permitted to this direction however Councils can only achieve this through a valid planning strategy or environmental study endorsed by the Department.

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Review of Council Planning Strategies & Issues A detailed review of each Councils’ current planning strategies and key planning issues relating to their industrial employment zones was conducted as part of this report. This involved discussions with the Planning staff from each Council. A summary of the key planning issues for each Council follows:

Canterbury LGA • Ensuring future planning controls reflect the strong

existing structure of Canterbury; • Defining the future role of Canterbury Road; • Preserving well functioning local employment lands; • Enhancing functionality of industrial employment zones; • Sustainability; • Managing conflicts between industrial and residential

uses; • Modernising Kingsgrove; and • Redeveloping Harp Street and Canterbury Road.

Hurstville LGA • Retention of existing industrial employment zones -

especially Kingsgrove South; • Recommended Land Use Zones for industrial

employment zones; and • Managing impacts of employment uses upon

surrounding areas.

Sutherland LGA • Retention and expansion of employment floor areas in

the Shire; • Expansion of bulky goods retailing and the potential

impact upon the viability of existing centres; • Demand for a wider range of uses (i.e. office uses within

industrial employment zones and the potential impact upon the viability of existing centres);

• The role that development standards such as increased heights and floor space ratios can play in retaining or increasing employment; and

• Managing the impacts of employment uses on surrounding residential uses.

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5. Investigation Survey

5.1 Overview As part of this study, a survey of business owners or operators across the three Local Government Areas of Canterbury, Hurstville and Sutherland was carried out. The survey questions were derived with input from the Project Team (including Councils and Department of Planning). The final total number of responses received was 191.

The following is a summary of the main findings and implications for Canterbury, Hurstville and Sutherland local government areas.

5.2 Summary of Survey Of the 191 completed surveys received, more than half the respondents were from Sutherland Shire.

Where is your business located? Number %

Sutherland Council 97 52.7%

Hurstville Council 53 28.8%

Canterbury Council 34 18.5%

Total Submissions 184 100.0%

Not Stated 7

The main suburbs represented reflected the size of the industrial employment zones. The following four suburbs received more than 10 responses.

Suburb Number

Kingsgrove 12

Kirrawee 24

Peakhurst 19

Taren Point 19

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Manufacturing, wholesale trade and construction were the main business categories represented. Retail trade and motor vehicle sales, services and repairs were also well represented amongst respondents.

Selected Business Categories Number %

Construction 22 13.6%

Manufacturing 63 38.9%

Motor Vehicle Sales, Services & Repairs 14 8.6%

Retail Trade 16 9.9%

Wholesale Trade 26 16.0%

Total Submissions 162 100.0%

(Not Stated) 29

Most of the businesses were relatively small, with less than 20 employees. This is also reflected in annual turnover of businesses, which was predominantly less than $2 million per annum.

Number of Employees Number %

1-4 Employees 66 35.3%

5-19 Employees 83 44.4%

20-49 Employees 29 15.5%

50 or more Employees 8 4.2%

Total Respondents 187 100.0%

(Not Stated) 4

Tenure amongst respondents was evenly split between owner-occupiers and tenants. The majority of businesses (51%) have been operating at their present location for more than 10 years suggesting that the businesses have been fairly stable. This position is also reinforced by the similar number of businesses (48%) looking to stay at the same location for the next 10 years.

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The factors that have a High /Critical influence on businesses locating within the Southern Region include:

• the size of the site (45%);

• the cost of the land (41%); and

• the long time connection to the area (37%).

The price of land/building rent is also a major determinant as to whether a business is planning on relocating.

In terms of business growth, the source of labour and employee skills & training are considered the most significant factors that will contribute to the growth of a business.

Other factors identified as being important to the growth of the business include proximity to major roads e.g. M5, ability to expand / increase floor space and more parking.

85% of respondents indicated that they plan to stay at their current address in the foreseeable future. Of those considering relocation, the main reasons given were:

• Buying a New Building or Renting Elsewhere;

• Cheaper Land/Rent;

• End of Rental Lease;

• Limited Land/Buildings For Expansion;

• Lower Operating Costs; and

• Planning/Development Restrictions.

Key issues raised in the Business Survey by respondents were:

• Lack of employee and customer parking;

• Council DA processing times too slow;

• Councils need to be more flexible with planning and building codes;

• Larger national businesses threatening viability of small business;

• Trade supplies businesses being considered as bulky goods retailing;

• Environmental improvements required (landscaping, recycling, general cleanliness); and

• Traffic issues.

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5.3 Key Findings The Business Survey highlighted the characteristics of businesses across the Canterbury, Hurstville and Sutherland local government areas. Key characteristics are:

• Dominated by businesses in Manufacturing, Wholesale Trade or Construction;

• Predominantly small business enterprises, employing a small number of employees (less than 20 workers) and with annual turnover of less than $5million;

• A large proportion of owner-occupied businesses;

• Many long-term occupiers of the region, with a high proportion of businesses having long-term connections with the area; and

• Majority of businesses planning to remain in the area in the foreseeable future

This profile suggests that there should be continuing demand from small local businesses for industrial premises in the three council regions. This is confirmed by local real estate agents operating in the area, who have indicated strong demand for owner-occupied premises.

Manufacturing premises are still an important component of businesses in the three council areas. This relatively high reliance on an industry sector that is forecast to decline as a proportion of total Gross Domestic Product suggests the existing industrial employment zones will lose employment numbers over the next 20-30 years.

A wider mix of land uses should be considered in existing industrial employment zones in the future with a focus on growth sectors. These sectors include sectors that may not be traditionally associated with industrial employment zones such as the burgeoning services sector.

Large premises and sites within existing industrial employment zones present significant redevelopment opportunities. Given the trend towards manufacturing off-shore, greater efficiencies in manufacturing and a shift towards low employment generating warehouse uses, more intensive employment generating uses need to be considered to grow employment.

Finally, most businesses in the study area have been operating for a long time and have no intentions of moving in the short-term. While this may be seen as a positive, the three Councils need to be pro-active in providing the right environment to attract and retain businesses. The primary reasons for considering a move are largely opportunistic or due to expansion, so it is important that opportunities to re-locate are provided locally. This means industrial employment zones need to evolve through redevelopment and upgrading to ensure the local industrial employment zones remain relevant.

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6. Building Employment Opportunities Forecasts undertaken by the Transport and Population Data Centre (TPDC) suggest around 5,500 jobs could be lost between 2001 and 2031 in just the Manufacturing and Transport and Storage sectors across the three LGAs.

Losses of employment in these key industrial sectors could see large sites within industrial employment zones become under-utilised.

The Department of Planning seeks to retain employment lands and also encourage employment growth. We consider that growth industries should be targeted to ensure such objectives are met. This is not expected to erode the role and function of industrial employment lands. Allowing a greater mix of uses in a very selective manner will reduce the likelihood of such land becoming under-utilised.

There are four key zones that stand out as having high potential for redevelopment, leading to growth in employment. They are:

• Kingsgrove South / Kingsgrove (Hurstville and Canterbury LGAs);

• Riverwood (Canterbury LGA);

• Taren Point / Caringbah (Sutherland LGA); and

• ANSTO/Lucas Heights (Sutherland LGA).

Kurnell has medium potential but is considered somewhat constrained in the short-term due to its relative isolation.

Kirrawee and Peakhurst, while relatively large zones with significant employment bases, are constrained by a mix of physical constraints, land fragmentation and poor interface with adjoining uses.

In order to achieve employment growth within industrial employment zones, we recommend the following broad strategies:

• The development of two small premium business parks at Kingsgrove and Caringbah, providing for more intensive development (primarily office) on existing industrial zoned land;

• Encourage a more intensive industrial business park format in Riverwood, with a higher office content. Over time, we expect the market will demand a premium form of industrial building with up to 50% office component;

• In the medium term, encourage the relocation of large and specialized industries to Kurnell, which has over 100 Hectares of under-utilised general and light industrial zoned land;

• Support the continued growth of ANSTO/Lucas Heights

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as a Science and Technology Park, including complementary research companies that may benefit from research synergies;

• Support a range of business uses along the Canterbury Road Enterprise Corridor; and

• Provide opportunities for the clustering of bulky goods retailing growth in consolidated precincts fronting Taren Point Road, Canterbury Road, Punchbowl and Princes Highway, Kirrawee.

These strategies will complement the employment growth expected within major town centres such as Hurstville and Sutherland, in association with the Sutherland Hospital, and within other town centres across the three local government areas.

The promotion of out-of-centre business parks is not expected to be at the expense of office development in centres such as Hurstville. Growth in office based employment is forecast to be the major growth sector over the next 20-25 years, providing opportunities for significant growth within centres as well as out-of-centre locations. Small scale business parks within the southern metropolitan area are more likely to compete directly with other business parks throughout Sydney than nearby centres, helping to retain and build local employment opportunities.

6.1 Employment Growth Recommendations

6.1.1 Kingsgrove, Kingsgrove South

• Consider development of portion of the industrial precinct closest to Kingsgrove Station for a transit oriented employment zone. This could be extended, subject to further analysis, to incorporate additional land within Kingsgrove South Industrial Zone;

• The primary land use should be commercial offices, particularly around station. Further from the station, mixed office / warehousing, with up to 50% of the floor area being office should be encouraged;

• Opportunities for higher density residential development within walking distance of the station but outside the existing industrial zone should be explored; and

• Retail shopping facilities and community facilities to service the emerging employment base and nearby residential population should provide an activated main street environment and complement the proposed retail development on the adjoining Mashman site at Kingsgrove South.

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6.1.2 Riverwood (Canterbury LGA)

• Encourage the redevelopment of under-utilised allotments for more intensive premium industrial development, similar to the quality of the Riverwood Business Park. This may require provision of incentives to assist the relocation of large space users that do not require an inner urban location and are not using land to its capacity;

• Provide a flexible approach to the level of office provision within business parks, with the market to determine the appropriate level (up to a maximum of 50% office). Current market conditions suggest 15% office provision appropriate but as Riverwood evolves, we expect a higher level of office provision will be supportable; and

• Restrict bulky goods retail uses within the zone. Such uses are more appropriately located in large integrated bulky goods precincts with good exposure to main arterial roads.

6.1.3 Taren Point/Caringbah

• Support the development of a corporate office park at Caringbah. Land to the east of Cawarra Road, south of Parraweena Road and north of Captain Cook Drive is suitable for consideration, with large parcels offering redevelopment potential should the existing companies look to relocate their business;

• Consider opportunities for expansion of a corporate office park east of the Toyota site, utilising open lot parking areas associated with existing recreational uses; and

• Consolidate the east side of Taren Point Road as a bulky goods retail precinct, allowing for future growth north of Parraweena Road to Bay Road.

6.1.4 ANSTO/Lucas Heights

• Linkages with local hospitals and development of research projects with collaboration between the two should be explored;

• Opportunities for further complementary development of high tech industries adjacent to the ANSTO facility should be explored; and

• Ensure that supporting infrastructure or facilities are provided to help overcome the area’s relative isolation,

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and improve the potential attraction of the site for complementary companies.

6.1.5 Kurnell

• Consider opportunities to relocate large industrial land users that do not require sites with high exposure to locations at Kurnell. This will potentially free up sites in prime locations for more intensive use; and

• Consider opportunities to release further land for industrial development, recognising Kurnell provides one of the primary locations within the study area for expansion.

6.1.6 Peakhurst

• Market the Peakhurst Industrial Zone as the main service industry and service trade location within the wider area. Residential conflicts will need to be overcome and opportunities for small business and owner-occupiers to invest and operate in the zone should be increased through gradual redevelopment of older under-utilised stock; and

• The proliferation of non-industrial type uses (residential, community uses, leisure uses) should be discouraged in favour of small manufacturing uses, wholesaling, warehousing and service trade premises.

6.1.7 Kirrawee

• Market the Kirrawee Industrial Zone as the main service industry location serving the wider area. Residential conflicts will need to be overcome and opportunities for small business and owner-occupiers to invest and operate in the zone should be increased through redevelopment of under-utilised sites;

• Encourage the consolidation of showroom uses (such as car showrooms) along Princes Highway, and support the development of high profile “flagship” car showrooms. Kirrawee should be well recognised as the “Auto City” of Southern Sydney; and

• Bulky goods retailing should primarily locate within the site bounded by Princes Highway, Waratah Street and Bath Road.

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March 2010

6.1.8 Other Opportunities

• Encourage a wide mix of business uses within “enterprise corridors”, including the following specific areas:

Princes Highway, Kirrawee – “Auto City” showrooms; bulky goods retailing;

Canterbury Road, Punchbowl – Showroom uses and bulky goods retailing, complementing the nearby bulky goods precinct at Bankstown with other mixed uses; and

Canterbury Road, Campsie – Health related uses complementing the Canterbury Hospital.

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March 2010

6.2 Employment Growth Summary - Canterbury In Canterbury, the employment growth target is relatively small at 500 additional employees by 2031, but the potential loss of industrial employment means that opportunities to build employment within its major employment zones and along main arterial roads needs to be encouraged to halt this expected decline.

Therefore, the main focus is to overturn the forecast loss of employment in key industrial areas and seek to grow employment. Bonds Road, Riverwood and Kingsgrove are fundamental in order to outperform the rather modest forecasts.

Development of a small portion of Kingsgrove, in association with the neighbouring Kingsgrove South in Hurstville LGA, for an office precinct, together with intensification of industrial development in the Bonds Road, Riverwood precinct has the potential to contribute 550 to 2,150 jobs.

Canterbury Road frontages also provide opportunities for business associated uses, including the following:

• Punchbowl – Bulky Goods and Showroom uses; and

• Campsie (corner Harp Street) –uses related to health services.

TPDC is also forecasting solid growth in the northern portion of the local government area, particularly around the Campsie and Canterbury town centres, amounting to a net gain of 500-600 employees by 2031.

Table 6.2.1: Employment Opportunities – Canterbury Source: Jones Lang LaSalle

LGA Existing 2001

Forecast 2031

Gain/Loss

Employment Targets 30,500 31,000 500 Main Industrial Opportunities - Kingsgrove 500-1,600 - Bonds Road, Riverwood 50-550 Total 550-2,150 Other Identified Opportunities - Canterbury Rd Minor - Sunbeam Site 1,500 - Moxon Road, Punchbowl Minor - Town centres (Campsie, Canterbury) 500-600

Note: Projected employment growth for Sunbeam site based on MacroPlan analysis of proposed development (April 2009).

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March 2010

6.3 Employment Growth Summary - Hurstville Hurstville has an employment target of an additional 3,000 employees by 2031.

The main focus of increased employment is the Hurstville City Centre, which is targeted to grow by 4,000 according to the Draft Subregional Strategy. This is more than the growth expected in the entire LGA, but Hurstville City Centre includes land within Kogarah LGA.

The main focus is to create employment opportunities within the Kingsgrove South Industrial Zone by creating an office precinct surrounding the Kingsgrove Railway Station. Hurstville’s share of this development initiative is estimated at between 1,000 and 3,100 additional employees.

Other opportunities outside of the industrial employment zones for employment growth include small centres at the Riverwood Railway Station, Mortdale, Penshurst and Beverley Hills. The TPDC forecasts moderate growth in the areas of around 600-700 employees by 2031.

Table 6.3.1: Employment Opportunities – Hurstville Source: Jones Lang LaSalle

LGA Existing 2001

Forecast 2031

Gain/Loss

Employment Targets 23,000 26,000 3,000 Main Industrial Opportunities - Kingsgrove South 1,000-3,100 Other Identified Opportunities - Hurstville Major Centre 4,000 - Riverwood, Mortdale, Penshurst, Beverley Hills town centres

600-700

Note: Forecast growth in Hurstville City Centre is within both Hurstville and Kogarah local government areas.

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March 2010

6.4 Employment Growth Summary - Sutherland Sutherland Shire has an employment target of an additional 8,000 employees by 2031.

The main focus of increased employment is the town centres, including Sutherland, Caringbah and Miranda. These centres are expected to support employment growth of 6,000 by 2031, primarily in the retail and property and business services sectors.

Health services are a major growth sector and clustering of health related support services around Sutherland Hospital is anticipated in the Draft Subregional Strategy. Over 1,000 additional jobs in the health services sector is forecast.

While Sutherland has the highest targeted employment growth of the three local government areas, it also has the greatest number of opportunities. These core opportunities presented below account for a net gain of between 14,250 and 21,500 jobs, well in excess of the targeted 8,000 jobs.

Table 6.4.1: Employment Opportunities – Sutherland Source: Jones Lang LaSalle

LGA Existing 2001

Forecast 2031

Gain/Loss

Employment Targets 62,500 70,500 8,000 Main Industrial Opportunities - Taren Point/Caringbah 4,400-10,650 - Lucas Heights (ANSTO) 550 - Kurnell 2,300-3,300 - Kirrawee Minor Other Identified Opportunities - Sutherland, Caringbah, Miranda, Menai, Cronulla Town Centres

6,000

Health related cluster – Caringbah-Miranda and other health jobs

1,000

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March 2010

7. Economic Development Strategies Economic development strategies should be an integral part of the overall plan to manage the urban environment. In other words, there should be a seamless integration between economic development and planning.

Common themes that the three local government areas should aim to replicate are:

• Early adopter of emerging trends;

• Long term vision but flexible approach;

• Strong and very successful marketing message;

• Collaborative approach across levels of governments and including the private sector; and

• A bold approach that shows confidence.

Generally, the majority of growth comes from existing business. Existing business is often overlooked in the race to attract new businesses. Therefore, a balance needs to be struck between retention and expansion strategies of existing business and efforts to create or attract new business.

The major observations for the Southern Sydney Councils are summarised below. They are not necessarily unique to this region, nor are they the sole responsibility of Canterbury, Hurstville and Sutherland Shire Councils. Most observations will need commitment from the state government, other local governments and business leaders in order to achieve ultimate success, hence the continued emphasis on partnering between the public and private sectors.

• Proximity to Port Botany;

• Proximity to Sydney Airport;

• High environmental quality, particularly within Sutherland Shire, which will continue to be a major lifestyle drawcard;

• Strong Chinese cultural ties that may create opportunities to form strategic alliances with fast growing regions within China;

• ANSTO – opportunity to build on this unique cluster of high tech companies in high value add fields such as nuclear medicine;

• Latent demand within the residential labour force for local “white collar employment is evident, suggesting a high quality campus style business park serving the southern Sydney metropolitan area would be

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March 2010

successful; and

• A high proportion of older manufacturing facilities, many of which are unlikely to be part of the future employment landscape of the study area.

The key economic development messages and strategies relating to the study area are summarised below. They are not necessarily unique and have been formulated as a result of our surveys of businesses, literature research and review of best practice.

Support for existing business Most growth occurs from existing business. Economic development should therefore provide a balance between support for existing business and attracting inward investment or new businesses. Actively supporting existing businesses will also provide good “word of mouth” in terms of providing a positive business environment for new companies.

Economic development efforts will be more successful when there is a balance between retention and expansion strategies and efforts to create or attract new industry.

Attraction and support for “high tech industries” Sutherland Shire is well placed to benefit from ANSTO/Lucas Heights as well as the medical precinct around Sutherland Hospital. While the medical precinct is outside of the industrial employment zones that are the focus of this study, both are key areas of focus for the Shire to further develop its strength in medical research. These “knowledge industries” can act as attractors for other knowledge based companies. Growth opportunities need to be available, including land for future development.

Encouraging a broader mix of employment opportunities One of the major concerns of the Draft Subregional Strategy is that with the exception of small fragmented parcels of land along Canterbury Road (nine parcels) and one parcel on Burwood Road, Belmore, all industrial employment zones in the study area are proposed to be retained for industrial purposes. Our view is that larger tracts of existing industrial employment zones need to be made available to support a wider range of employment uses, including office based uses and “high tech industries”.

Development of a Premium Office Business Park Major employment growth and improved employment opportunities / containment have been achieved in regions that have developed business parks.

The Baulkham Hills – Blacktown region, for example, has seen an increase in employment self-containment, rising from 36% in 1996 to 40% in 2006, largely due to the emergence of the Norwest Business

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March 2010

Park.2 This is a strong affirmation of the potential for such business parks to address the imbalance between local labour force and local jobs. The development has provided a good cross-section of office based employment in a region that was previously dominated by industrial and retail opportunities.

Business friendly region (BFR) Slow turn around times for development approvals is a common issue with developers, businesses and investors. Commitment to improving turn around times and pro-active support for development can be a powerful attractor for business, particularly “footloose” businesses that can choose where they locate.

A concerted effort to ensure a quick turnaround for planning and building approvals has become an important element of the City of Salisbury’s overall “brand values” with regards to dealing with corporate clients and potential investors. This factor alone has positively influenced investors in choosing Salisbury over other council areas in Adelaide.

Councils need to develop streamlined or fast tracked approvals processes for employment based development, especially development that is not located near interface and boundary areas.

Regeneration strategies The cost associated with rejuvenating older industrial areas is an ongoing issue. Some sites remain under-utilised for many years. Contamination of industrial land can cause further problems.

Ideally, land needs to be made development ready, however this is an expensive exercise for local government to pursue. Planning staff need to reduce the road blocks to development wherever possible. Some potential strategies are:

• A flexible approach to development, with Council encouraging a more intensive form of development on under-utilised sites to encourage redevelopment;

• Where provision of parking is a significant issue, Council may consider encouraging adjoining land owners to develop shared car parking areas – potentially sharing driveways and removing boundary fences to accommodate a more efficient parking outcome; and

• Reduced fees, contributions levies, rates for specific forms of development. This is particularly relevant in industrial employment zones where a loss of employment is anticipated. It is argued that a redevelopment is providing an important economic

2 Based on comparative analysis of Australian Bureau of Statistics data for 1996 and 2006

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March 2010

contribution in a zone that may expect to lose employment, so why should there be additional fees charged when the employment generated is merely replacing employment lost elsewhere.

Business incubators / accelerators Business accelerators such as SSHED do not necessarily provide a suitable location for start-up businesses requiring an industrial location. There may be a market for a business incubator aimed at service trades, wholesalers, IT companies and small manufacturers. Disused or under-utilised industrial buildings may provide an opportunity for a business incubator, attracting a broad range of industrial businesses as well as businesses serving industry.

Such a facility would promote collaboration between like-minded start up businesses and complement existing incubators such as the SSHED, which tend to suit office based start-up businesses.

Promotion and communication Businesses consulted during this study expressed they rarely hear from local government sources. Keeping the lines of communication open, listening to concerns and supporting local businesses will create a more positive atmosphere, allow government to respond to issues and keep businesses happy. This may help retain businesses in their current location.

This may include a mix of media formats such as on-line, newsletters, media stories, promotional material and even “way-finding” signage within industrial precincts. There should be a balance of promotion to attract inward investment and communication to support existing business. A “Business Prospectus” for Sydney’s South may be developed to highlight the competitive advantages of the study area.

Testimonials from existing business leaders that have successfully operated their business in the region should form part of the business prospectus.

BECs, libraries, and other Council facilities with a strong customer facing role within the community can improve the lines of communication between Council staff and business.

Partnering with industry Encouraging input from business leaders into the direction of local and regional economic development initiatives will ensure policy is aligned to business need. Northern Economic Leaders, an initiative of the City of Salisbury in Adelaide, provides such a forum that provides strong links between industry and government. It is also relatively autonomous and therefore well placed to provide apolitical input into the direction of economic development.

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March 2010

Business networks Opportunities for like-minded businesses to meet socially tend to occur throughout the study area via chambers of commerce and other business networks. Such opportunities are important for new companies as well as existing companies. It is noted, however, that businesses surveyed did not utilise the existing business networks that are available.

Initiatives such as the “China Lunchroom” should be maintained and further formal and informal business networks encouraged. Networking opportunities provide an invaluable opportunity for businesses to meet prospective customers. Keeping the concept fresh and constantly evolving will help maintain momentum.

Access to low cost accommodation Industrial areas provide a more affordable option for small business, although uses such as offices may not be permitted under current zoning. Allowing such uses across the board, however, is likely to place upwards pressure on land prices and rents, which may in turn price out existing industrial zones. A balance needs to be struck between providing opportunities for low cost accommodation for emerging small businesses and maintaining affordable industrial space for industrial uses.

Co-location of economic development functions Business incubators and Business Enterprise Centres provide tangible and intangible assistance to grow small business, with successful examples operating within the study area.

The co-location of Council economic development officers with business development agencies such as a BEC is one model that has operated with success in Australia. It encourages strong alignment between policy and service delivery, allows for the sharing of resources, promotes collaboration and improve access to Council’s economic development resources.

The location of the City of Playford’s Economic Development Unit at the Innovation Network Centre (which is located in an industrial employment zone), brings business closer to available resources. Similarly, the City of Salisbury has a strong alignment between economic development policy and service delivery through the co-location of its economic development officers with the Salisbury Business and Export Centre (SBEC).

MACROC provides an alternative model in that it provides economic development services collectively for its three constituent LGAs. With SSROC being a more disparate and larger organisation of 16 LGAs, this is less likely to be an appropriate model for collaboration between Canterbury, Hurstville and Sutherland.

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March 2010

Combining the MACROC model with the Salisbury model may provide the benefits of a regional approach to economic development, with the advantages of pooled resources, and at the same time aligning the policy and service delivery functions. Success factors for a regional approach to economic development include:

• Common coalition of interest;

• Sharing resources;

• Strong networking;

• Partnering with industry; and

• Coordination between policy makers and service providers.

Research, review and monitoring There is a clear need for the three Councils in the study area to have up to date information of local businesses. This requires an audit of all businesses to be undertaken and a database maintained of all occupiers. Such a database will not only provide the Councils with quality baseline data to analyse the make up of businesses in their respective Council areas but enable Council to keep in touch with their constituents.

Quality information on the business opportunities in a region, together with testimonials from high profile business leaders, is a powerful marketing tool (eg. City of Salisbury’s Business Prospectus).

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March 2010

8. LEP Recommendations

8.1 LEP Recommendations for Land Use Zones Based upon the response to each of the Councils’ planning strategies and issues, specific recommendations are provided for each of the major industrial employment zone in each of the three LGAs. This includes the proposed new land use zones for each of the main industrial employment zones, together with the zone objectives and permitted land uses.

Please note that where text is shown in red, these are additions to the Standard LEP Template.

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March 2010

Table 8.1.1: Canterbury LEP Recommendations Source: HASSELL

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone

Recommended ‘New’ Zone

Objectives Permitted With Consent

CPSO

Moxon Road, Punchbowl

Zone 4(b) Light Industrial

Zone IN2 Light Industrial

Part Zone IN2 Light Industry &

Part Zone B5 Business Development for blocks fronting Canterbury Rd

Zone IN2

• To provide a wide range of light industrial, warehouse and related land uses

• To encourage employment opportunities and to support the viability of centres

• To minimise any adverse effect of industry on other land uses

• To enable other land uses that provide facilities or services to meet the day to day needs of workers in the area

• To enable development that is associated with, ancillary to, or supportive of industry

Zone IN2

Advertisements; Advertising structures; Animal boarding or training establishments; Child care centres; Community facilities; Depots; Educational establishments; Entertainment facilities; Hotel or motel accommodation; Information and education facilities; Light industries; Neighbourhood shops; Office space (only where it is associated with, and ancillary to, industrial, warehousing or like purposes on the same land); Places of public worship; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Registered clubs; Restaurants; Service stations; Sex services premises; Storage premises; Take away food and drink premises; Telecommunications facilities; Timber and building supplies; Transport depots; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Veterinary hospitals; Warehouses or distribution centres.

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March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



Zone B5

• To enable a mix of businesses and warehouse uses, and specialised retail uses that require a large floor area, in locations that are close to, and that support the viability of, centres


Zone B5

Advertisements; Advertising structures; Bulky goods premises; Business premises; Child care centres; Light industries; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Vehicle sales or hire premises; Warehouses or distribution centres.

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March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



CPSO

Bonds Road, Riverwood

Part Zone 4(a) Industrial General &

Part Zone 4(b) Light Industrial


As per Standard LEP Zone

Zone IN2






Zone IN2


36


March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



Canterbury LEP Belmore-Lakemba 178

Lakemba Zone 4(d) Industrial Business Zone



Zone IN2






Zone IN2


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March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



Canterbury LEP Belmore-Lakemba 178

Lakemba St, Belmore

Zone 4(d) Industrial Business Zone



Zone IN2






Zone IN2


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March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



CPSO

Chapel Street, Roselands

Zone 4(b) Light Industrial



Zone IN2






Zone IN2


39


March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



CPSO

Kingsgrove Zone 4(b) Light Industrial


Part Zone B7 Business Park [For blocks fronting Kingsgrove Rd], and

Part Zone IN2 Light Industry [For remainder of blocks to west]

Consider rezoning adjoining Residential land on Richland St to B7

Zone B7

• To provide a range of office and light industrial uses

• To encourage employment opportunities


Zone B7

Advertisements; Advertisement structures; Business Premises; Child care centres; Community facilities; Educational establishments; Entertainment facilities; Hotel or motel accommodation; Light Industries; Neighbourhood shops; Office premises; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Registered clubs; Restaurants; Telecommunications facilities; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres.

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March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



Zone IN2






Zone IN2


41


March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



CPSO

Harp Street, Belmore / Campsie

Part Zone 4(a) Industrial General &

Part Zone 4(b) Light Industrial


Part Zone B6 Enterprise Corridor [for Canterbury Rd lots adjacent to hospital], and

Part Zone B4 Mixed Uses [for the Sunbeam site], and

Part Zone IN2 [for the balance of the area]

Zone B6

• To promote businesses along main roads and to encourage a mix of compatible uses

• To provide a range of employment uses (including business, office, retail, and light industrial uses) and residential uses (but only as part of a mixed use development)

• To maintain the economic strength of centres by limiting retailing activity

Zone B6

Advertisements; Advertising structures; Building identification signs; Bulky goods premises; Business identification signs; Business premises; Child care centres; Community facilities; Educational establishments; Health consulting rooms; Hotel or motel accommodation; Information and education facilities; Landscape and garden supplies; Light Industries; Multi dwelling housing; Office premises; Passenger transport facilities; Places of public worship; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Residential flat buildings; Restaurants; Retail premises; Service stations; Serviced apartments; Shop top housing; Storage premises; Telecommunications facilities; Timber and building supplies; Vehicle repair stations; Vehicle sales and hire premises; Veterinary hospitals; Warehouses or distribution centres.

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March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



Zone B4

• To provide a mixture of compatible land uses

• To integrate suitable business, office, residential, retail and other development in accessible locations so as to maximise public transport patronage and encourage walking and cycling

Zone B4

Boarding houses; Building identification signs; Business identification signs; Business premises; Child care centres; Community facilities; Educational establishments; Entertainment facilities; Function centres; Home businesses; Home industries; Hotel or motel accommodation; Information and education facilities; Multi dwelling housing; Office premises; Passenger transport facilities; Places of public worship; Public administration buildings; Recreation facilities (indoor); Registered clubs; Retail premises; Seniors housing; Shop top housing.

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March 2010

Canterbury LGA

Zone Location

Existing Zone

Standard LEP Zone



Zone IN2






Zone IN2


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March 2010

Table 8.1.2: Hurstville LEP Recommendations Source: HASSELL

Hurstville LGA

Zone Location

Existing Zone

Standard LEP Zone



Hurstville LEP 1994

Kingsgrove South

Zone 4 (Light Industrial)


Part Zone B7 Business Park Zone [For blocks in walking distance from station], and

Part Zone IN2 Light Industry [For balance of blocks to west].

Zone B7




• To ensure development creates areas which are pleasant to work in, safe and efficient in terms of transportation, land utilisation and service distribution

• To enhance and improve the physical environment of the city by minimising disturbances caused by air pollutants, water pollutants, noise pollutants and other pollutants

Zone B7

Advertisements; Advertising structures; Business Premises; Child care centres; Community facilities; Entertainment facilities; Hotel or motel accommodation; Light Industries; Neighbourhood shops; Office premises; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Registered clubs; Restaurants; Telecommunications facilities; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres.

.

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March 2010

Hurstville LGA

Zone Location

Existing Zone

Standard LEP Zone



Zone IN2






Zone IN2

Advertisements; Advertising structures; Animal boarding or training establishments; Child care centres; Community facilities; Depots; Educational establishments; Entertainment facilities; Hotel or motel accommodation; Information and education facilities; Light industries; Neighbourhood shops; Office space (only where it is associated with, and ancillary to, industrial, warehousing or like purposes on the same land); Places of public worship; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Registered clubs; Service stations; Sex services premises; Storage premises; Take away food and drink premises; Timber and building supplies; Transport depots; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Veterinary hospitals; Warehouses or distribution centres.

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March 2010

Hurstville LGA

Zone Location

Existing Zone

Standard LEP Zone



Hurstville LEP 1994

Peakhurst Zone 4 (Light Industrial)

Zone IN1 General Industrial


Zone IN1

• To provide a wide range of industrial and warehouse land uses



• To ensure industrial development creates areas which are pleasant to work in, safe and efficient in terms of transportation, land utilisation and service distribution

• To enhance and improve the physical environment of the city by minimising disturbances caused by air pollutants, water pollutants, noise pollutants and other pollutants


Zone IN1

Advertisements; Advertising structures; Animal boarding or training establishments; Building identification signs; Business identification signs; Car parks; Child care centres; Community facilities; Depots; Freight transport facilities; High technology industries; Information and education facilities; Light industries; Liquid fuel depots; Neighbourhood shops; Public utility undertakings; Recreation areas; Recreation facilities (indoor) Recreational facilities (outdoor); Repair centres; Service stations; Service support industries; Sex service premises; Storage premises; Takeaway food and drink premises; Transport depots; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres; Waste or resource management facilities.

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March 2010

Table 8.1.3: Sutherland LEP Recommendations Source: HASSELL

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Kirrawee Zone 7 Mixed Use (Kirrawee)

Zone B4 Mixed Use

As per standard LEP Zone

Zone B4

• To provide a mixture of compatible land uses

• To integrate suitable business, office, residential, retail and other development in accessible locations so as to maximise public transport patronage and encourage walking and cycling

• To ensure development is carried out in a way that addresses the street (achieving an attractive and vibrant streetscape) and reinforces surveillance of the public domain

• To provide a substantial area of public open space for employees, residents and the local community

Zone B4

Advertisements; Advertising structures; Arts and crafts centres; Awnings; Backpackers accommodation; Boarding houses; Building identification signs; Business identification signs; Business premises; Car parks; Child care centres; Community facilities; Educational establishments; Entertainment facilities; Function centres; Health services facilities; High technology industries; Home businesses; Home industries; Hospitals; Hotel or motel accommodation; Information and education facilities; Light industry; Mixed use developments; Multi dwelling housing; Office premises; Passenger transport facilities; Places of public worship; Public administration buildings; Public utility undertakings; Recreation areas; Recreation facilities (indoor); Registered clubs; Residential flat buildings; Restaurants; Retail premises; Seniors housing; Service support industries; Shop top housing;

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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



• To facilitate the re-vitalisation of the Kirrawee Town Centre and the Kirrawee railway station precinct

• To ensure any expansion of retail activity within the zone maintains the role and function of Kirrawee Town Centre and does not adversely impact on the sustainability of other centres in the Sutherland Shire

• To ensure development is compatible with, and does not adversely impact on, the amenity of the surrounding residential area, particularly in terms of air pollutants, noise emissions and visual effects

Takeaway food and drink premises.

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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Kirrawee Zone 11 Employment


Part Zone B5 Business Development [For block fronting Old Princes Hwy (between Waratah to Bath Rd)], and Part Zone IN1 General Industry for balance

Zone B5


• To minimise any adverse impacts on adjoining land uses

Zone B5

Advertisements; Advertising structures; Bulky goods premises; Business premises; Child care centres; Light industries; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Restaurants; Vehicle sales or hire premises; Warehouses or distribution centres.

50


March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Zone IN1





Zone IN1

Advertisements; Advertising structures; Animal boarding or training establishments; Building identification signs; Business identification signs; Car parks; Child care centres; Community facilities; Depots; Freight transport facilities; High technology industries; Information and education facilities; Light industries; Neighbourhood shops; Public utility undertakings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Repair centres; Service stations; Service support industries; Sex services premises; Storage premises; Takeaway food and drink premises; Transport depots; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres; Waste or resource management facilities.

51


March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Menai

Zone 11 Employment


Zone IN1 General Industry

Zone IN1





Zone IN1


52


March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Heathcote, Burns Rd

Zone 11 Employment



Zone IN1





Zone IN1


53


March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Miranda, Box Rd

Zone 11 Employment



Zone IN1





Zone IN1


54


March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Taren Point/ Caringbah

Zone 11 Employment


Part Zone B7 Business Park for large lots to east off Cawarra Rd, and Part Zone IN1 General Industry for balance of area Long Term: Consider possible expansion of B7 Zone to cover area bounded by Parraweena Rd, Cawarra RD, Captain Cook Drive, Shark Park Car Park and Botany Bay

Zone B7




Zone B7

Advertisement; Advertising structure; Business Premises; Child care centres; Community facilities; Entertainment facilities; Hotel or motel accommodation; Light Industries; Neighbourhood shops; Office premises; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facility (indoor); Recreation facilities (outdoor); Registered clubs; Restaurants; Telecommunications facilities; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres.

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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Zone IN1





Zone IN1


56


March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Taren Point Rd

Clause 11 – Bulky Goods Premises

B5 Business Development


Extend to Bay Rd to north along East side of Taren Point Road

Zone B5


• To minimise any adverse impacts on adjoining land uses

Zone B5

Advertisements; Advertising structures; Bulky goods premises; Business premises; Child care centres; Light industries; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Restaurants; Vehicle sales or hire premises; Warehouses or distribution centres.

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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sutherland LEP 2006

Heathcote Rd site

Deferred Matter-Existing Zoning Sutherland LEP 2000

N/a Investigate suitability for Zone B7 Business Park

N/a N/a

Sutherland LEP 2006

ANSTO Deferred Matter Existing Zoning SS LEP 2000

N/a Seek Support from Commonwealth Government to promote Business Park and High technology uses i.e. Zone B7 Business Park)

Zone B7




Zone B7

Advertisement; Advertising structure; Business Premises; Child care centres; Community facilities; Entertainment facilities; Hotel or motel accommodation; Light Industries; Neighbourhood shops; Office premises; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facility (indoor); Recreation facilities (outdoor); Registered clubs; Restaurants; Telecommunications facilities; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres.

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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone



Sydney Regional Environmental Plan No 17 Kurnell Peninsula

Kurnell Zone 4(a) General Industry



Zone IN1





Zone IN1


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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone




Kurnell Zone 4(b) Industry (Light)



Zone IN1





Zone IN1


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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone




Kurnell Zone 4(c1) Industrial Special (Oil Refining)

Zone IN3 Heavy Industrial

Zone IN1 General Industrial Allow additional use clause for existing Refinery only

Zone IN1





Zone IN1


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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone




Kurnell Zone 4(c2) Industrial Special

Zone IN3 Heavy Industrial


Zone IN1





Zone IN1


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March 2010

Sutherland LGA

Zone Location

Existing Zone

Standard LEP Zone




Kurnell Zone 7(b) Special Development

N/a Part Zone IN2 Light Industry [for portion surrounding existing Industrial employment zones to west] Note remaining portion subject to Council Rezoning Application to Minister for Residential and Recreation zones

Zone IN2






Zone IN2

Advertisement; Advertising structures; Animal boarding or training establishments; Child care centres; Community facilities; Depots; Educational establishments; Entertainment facilities; Hotel or motel accommodation; Information and education facilities; Light industries; Neighbourhood shops; Office space (only where it is associated with, and ancillary to, industrial, warehousing or like purposes on the same land); Places of public worship; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor) Registered clubs; Restaurants; Service stations; Sex services premises; Storage premises; Take away food and drink premises; Timber and building supplies; Transport depot; Vehicle body repair workshop; Vehicle repair stations; Vehicle sales or hire premises; Veterinary hospitals; Warehouses or distribution centres.

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March 2010

8.2 Strategy for Improving Peripheral Amenity Issues The majority of the industrial employment zones located in the three Council LGAs experience some degree of land use conflict with surrounding areas. These impacts include, but are not limited to, traffic impacts, parking impacts, noise impacts, vibration, odours, air pollution and visual impacts.

The planning response to managing these areas must be tailored to the type and scale of the conflict involved. For the most extreme cases where there is a risk to life or where the quality of life for adjoining residents is intolerable, the best remedy is through a rezoning of one land use to remove the conflict and through possible acquisition of the worst affected properties where the market cannot resolve the situation.

For the more moderate land use conflicts, which predominate in the industrial employment zones in Southern Sydney, these can be managed and minimised through a range of planning, design and operational responses that can be tailored to the type of land use conflict. A range of strategies for managing and minimising conflicts are outlined below.

Table 8.2.1: Existing Conflict Areas Source: HASSELL

Type of Conflict Precinct Response

Residential Uses Adjoining Heavy Industrial Areas

Kurnell Planning:

Employment Area DCP which can set best practice planning and environmental standards which reduce conflicts over time as sites redevelop.

Development Consents for new development can implement best practice DCP standards

Provide public transport or where not available ensure adequate parking to accommodate needs onsite.

Design:

Locate noisier activities i.e. machinery and loading areas as far away from residential areas as is practical and enclose wall openings to noisier areas to reduce noise conflicts.

Where practical, provide significant landscape buffers to reduce noise and visual impacts on adjoining uses.

Provide solid fencing to side boundaries to minimise noise and visual impacts

Provide trees and landscaping where land permits preferably on the boundary of industrial sites to minimise visual conflicts

Provide trees and landscaping on Councils road way to minimise visual impacts to residents.

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March 2010


Operational:

Restrict heavy vehicle access routes and times of adjoining residential streets.

Implement traffic management schemes to calm industrial traffic and reduce worker parking impacts.

Require adequate venting and filtration treatment to current environmental safety standards to reduce air pollution and odour problems.

Restrict use of ‘one way’ streets unless no other options.

Residential Uses Adjoining General Industrial and Light Industrial Areas.

Taren Point / Caringbah; Kirrawee; Kingsgrove; Lakemba Street, Belmore; Wiggs Road, Riverwood; Burns Rd, Heathcote; Peakhurst

Planning:




Consider setting minimum lot sizes for industrial redevelopment to ensure sites are sufficient area to manage external impacts

Design:

Ensure that new industrial buildings are designed to contribute to the street and be compatible with adjoining residential buildings, are not dominated by car parking and service areas and use materials which are sensitive to adjoining uses and streetscape.

Provide solid fencing to side boundaries where residential adjoins the site to minimise noise and visual impacts.

Ensure trees and landscaping where land permits preferably on the boundary of industrial sites to minimise visual conflicts.

Provide trees and landscaping on Council’s road reserve to minimise visual impacts to residents.

Where possible locate private parking areas to rear of premises or in undercroft areas.

Operational:

Implement traffic management schemes to calm industrial traffic and reduce worker parking impacts.

Require adequate venting and filtration treatment to current environmental safety standards to reduce air pollution and odour problems.

Restrict use of ‘one way’ streets unless no other options.

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March 2010


Residential Uses Adjoining Bulky Goods Retailing Areas

Taren Point; Moxon Road, Punchbowl

Planning:




Design:

Where practical ensure that loading and service areas are off side streets and removed from residential uses located to rear.

Provide sufficient customer car parking to minimise impacts on adjoining areas.

Ensure that bulky goods developments are designed to address all street frontages to ensure high quality and compatible presentation to adjoining areas.

Ensure that buildings are of compatible scale and bulk with adjoining land uses.

Ensure trees and landscaping where land permits preferably on the boundary of industrial sites to minimise visual conflicts

Provide trees and landscaping on Councils road way to minimise visual impacts to resident

Operational:

Implement traffic management schemes to calm bulky goods deliveries and customer traffic and reduce worker parking impacts.

Restrict heavy vehicle access routes and times of adjoining residential streets.

Documents

Building Employment Opportunities in Sydney’s South