greater macarthur priority growth area...strategic positioning relative to the regional,...

21 APRIL 2017 PREPARED FOR NSW DEPARTMENT OF PLANNING & ENVIRONMENT

GREATER MACARTHUR PRIORITY GROWTH AREA FUTURE EMPLOYMENT ANALYSIS

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Princess Ventura

Associate Director David Wilcox

Senior Consultant Ryan Mckenzie

Consultant Chinmay Chitale

Project Code Report 1

Report Number EMR0940

TABLE OF CONTENTS

URBIS EMPLOYMENT ASSESSMENT REPORT

TABLE OF CONTENTS

Executive Summary .................................................................................................................................................................................................................................... i

Introduction ................................................................................................................................................................................................................................................ 1

1.1. Scope of Work ........................................................................................................................................................................................................................... 1

2. Greater Macarthur Priority Growth Area ............................................................................................................................................................................................ 2

3. Employment Drivers ........................................................................................................................................................................................................................... 3

3.1. Towards a Regional Economic Development Strategy ............................................................................................................................................................. 3

3.2. SWOT Analysis .......................................................................................................................................................................................................................... 4

3.3. Methodology for Identifying Future Employment Opportunities ................................................................................................................................................ 5

4. Local Population Driven Employment Uses ....................................................................................................................................................................................... 6

4.1. Population Growth ..................................................................................................................................................................................................................... 6

4.2. Population Driven Employment ................................................................................................................................................................................................. 9

4.3. Population Driven Employment Projections at Capacity ........................................................................................................................................................... 9

4.4. Population Threshold Benchmarks .......................................................................................................................................................................................... 13

5. Strategic Employment Uses ............................................................................................................................................................................................................. 14

5.1. Tertiary Education – TAFE ...................................................................................................................................................................................................... 15

5.2. Private Hospital ........................................................................................................................................................................................................................ 18

5.3. Industrial Lands ....................................................................................................................................................................................................................... 21

5.4. Tourism .................................................................................................................................................................................................................................... 35

6. Opportunities for Employment .......................................................................................................................................................................................................... 43

6.1. Assumptions ............................................................................................................................................................................................................................ 43

6.2. Employment at Capacity .......................................................................................................................................................................................................... 46

6.3. Indicative Location of Employment Uses ................................................................................................................................................................................. 49

6.4. Staging and Timing of Development ....................................................................................................................................................................................... 50

6.5. Risks ........................................................................................................................................................................................................................................ 59

Precinct Location ................................................................................................................................................................................................................................... 183

Planning Analysis .................................................................................................................................................................................................................................. 184


Industrial Land Typology and Uses ....................................................................................................................................................................................................... 186

Industrial Land Supply and Employment Profile .................................................................................................................................................................................... 191

Business Insights ................................................................................................................................................................................................................................... 193

Conclusions ........................................................................................................................................................................................................................................... 195

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EXECUTIVE SUMMARY i

EXECUTIVE SUMMARY Our assessment of demand for employment generating uses within the Greater Macarthur Priority Growth Area (GMPGA) identifies potential to create 35,600 to 36,100 direct jobs (shown in Table E.2 and E.3 overleaf) consisting of full-time, part-time and casual jobs. Employment is forecast to comprise of:

25,900 to 26,100 jobs linked to serving the needs of the localised population. This will include retail, education, community services and health related uses. A proportion of this employment is also likely to come from home-based employment and lower land intensive uses such as utilities, maintenance and construction.

9,800 to 9,800 jobs to be driven by strategic related employment uses expected to serve the needs of the local and broader regional population. This will primarily come from:

Industrial land to consist of local and urban support services, manufacturing and distribution businesses

“Out of the Box” tourism related uses such as an adventure theme park or biosphere. They have the potential to generate high visitation into the region, and provide substantial flow-on effects to local businesses

Knowledge based industries such as health (private hospital) and higher education (TAFE).

The ability of a region to attract employment opportunities is underpinned by a number of factors. Its competitive advantages compared to other regions are key to attracting employment generating opportunities. A Strengths, Weaknesses, Opportunities and Threats (SWOT) Analysis of the GMPGA illustrates the region’s abundant supply of serviced land and projected strong population growth as key factors it can leverage to attract employment.

SWOT Analysis

Greater Macarthur Priority Growth Area Table E.1

Strengths Weaknesses Opportunities Threats

Availability of land Significant separation from current

urban front

Large population on completion Competition from Western Sydney

Priority Growth Area

Motorway connectivity via the Hume

Highway

Limited existing amenities Developer interest Technology impacts on labour

Existing freight line and (partial)

commuter rail

Road network limited to Hume Highway Growth of Western Sydney Untested employment market for

certain uses

Areas of scenic quality Limited public transport provision Long term take-up

Existing industrial land provision at

Maldon

Government ability to leverage

strategic / destinational investment

Source: Urbis

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EXECUTIVE SUMMARY i

Local Population Driven Employment

Low Case and High Case Scenario – GMPGA Table E.2

Strategic Related Employment

Low Case and High Case Scenario – GMPGA Table E.3

Jobs - Low Case1

Jobs - High Case2

Local Population Driven:

Centres:

Retail 4,900 4,900

Non-Retail 1,100 1,100

Bulky Goods 500 500

Total - Centres 6,500 6,500

Commercial 1,500 1,700

Education 3,100 3,100

Community Services 1,000 1,100

Health Centres 100 100

Aged Care 200 100

Recreational 400 400

Home Workers 9,100 9,100

Construction 2,200 2,200

Public Administration 400 400

Utilities (Electricity, Water, Gas, Internet) 400 400

Property Maintainence Services 500 500

Waste Collection Services 100 100

Correctional / Security Services 400 400

Total - Local Population Driven 25,900 26,100

1. Low Case Scenario assumes population of 136,200 on completion

2. High Case Scenario assumes population of 146,800 on completion

Jobs consist of full-time, part-time and casual employment

Source: Urbis

Jobs - Low Case1

Jobs - High Case2

Strategic:

Tertiary Education - TAFE 200 - 250 200 - 250

Private Hospital (50 - 100 beds) 200 - 300 200 - 300

Industrial Park 8,500 8,500

Adventure Theme Park 250 250

Biosphere 250 250

Hotel (100 rooms) 60 60

Serviced Apartment (100 rooms) 60 60


Destinational F&B 200 200

Total - Strategic 9,800 - 9,900 9,800 - 9,900

Total Jobs - GMPGA 35,600 - 35,800 35,900 - 36,100




Source: Urbis

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INTRODUCTION 1

INTRODUCTION1.1. SCOPE OF WORK Urbis has been appointed by NSW Department of Planning and Environment (DPE) to assess employment potential in the Greater Macarthur Priority Growth Area (GMPGA).

The scope of work involved the:

Assessment of employment drivers for the GMPGA

Assessment population driven employment

Consideration of strategic uses and employment potential

Tourist accommodation potential

Demand for business park and large scale industrial uses

Indicative timing of employment

Potential locations for employment uses across the GMPGA.

2 GREATER MACARTHUR PRIORITY GROWTH AREA URBIS

GREATER MACARTHUR PRIROTY GROWTH AREA

2. GREATER MACARTHUR PRIORITY GROWTH AREA

The Urbis Design team identifies potential to deliver up to 50,000 dwellings in Menangle Park and Mount Gilead, Wilton and West Appin. This area forms part of NSW Government’s Strategy “A Plan for Growing Sydney” to meet housing supply needs across Metropolitan Sydney.

This assessment is to review employment generation potential for the GMPGA, addressing the following questions:

What are the locational strategic drivers that will support economic development within the GMPGA?

How will population growth contribute to employment demand in key sectors?

How many jobs can be generated by demand in key sectors?

Map 1.1 shows the indicative centres network identified by the Greater Macarthur Retail Analysis study undertaken by Urbis. The proposed network of centres has the potential to generate around 6,500 direct jobs. This study assesses any additional employment which may be generated by other land uses.

Indicative Centres Network – GMPGA Map 2.1

TABLE OF CONTENTS


EMPLOYMENT DRIVERS 3

3. EMPLOYMENT DRIVERSThis chapter outlines the framework for identifying and assessing potential employment generating uses within the GMPGA. In addition, the competitive positioning of the GMPGA vis-à-vis the opportunities and threats in the external environment will be identified.

3.1. TOWARDS A REGIONAL ECONOMIC DEVELOPMENT STRATEGY

A regional economic development strategy is geared towards the following:

Regional: In addition to the local population driven employment generated by extensive residential development, town centres within the GMPGA has the potential to provide strategic employment opportunities that is likely to draw from a regional catchment.

Development: ground zero greenfield. The GMPGA will need to do something much more than a master planned residential suburban area, requiring a far greater commitment to creative, long term and comprehensive development to accelerate demand.

Strategy: this needs big picture thinking and appreciation of the GMPGA’s strategic positioning relative to the regional, metropolitan and state wide context. The political, economic, social and technology influences will be considered and drawn together to find and create strategic opportunities. An understanding of commercial realities, the capability and capacity of market competitors is a further critical influence on developing a strategy.

The development of greenfield sites depends on the establishment of employment opportunities over time. This will ultimately be guided by NSW DPE and stakeholder planning requirements across the GMPGA.

Historically, employment has been difficult to achieve in suburban areas of the capital cities around Australia. Conceptually we all know what is – local employment has many advantages; economic, social and environmental.

An ideal model for development across new land release can be illustrated in the graphic below.

Potential Approach to Employment Staging

GMPGA Chart 3.1

4 EMPLOYMENT DRIVERS URBIS


3.2. SWOT ANALYSIS Table 3.1 summarises the key strengths the GMPGA can leverage and weaknesses that must be addressed to take advantage of opportunities and mitigate risks in the external environment in terms of attracting employment generating land uses.

SWOT Analysis

Greater Macarthur Priority Growth Area Table 3.1

Strengths Weaknesses Opportunities Threats

Availability of land Significant separation from current

urban front

Large population on completion Competition from Western Sydney

Priority Growth Area

Motorway connectivity via the Hume

Highway

Limited existing amenities Developer interest Technology impacts on labour

Existing freight line and (partial)

commuter rail

Road network limited to Hume Highway Growth of Western Sydney Untested employment market for

certain uses

Areas of scenic quality Limited public transport provision Long term take-up

Existing industrial land provision at

Maldon

Government ability to leverage

strategic / destinational investment

Source: Urbis

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EMPLOYMENT DRIVERS 5

3.3. METHODOLOGY FOR IDENTIFYING FUTURE EMPLOYMENT OPPORTUNITIES Figure 3.1 provides a summary of the approach we have taken in this report to identify future employment opportunities within the GMPGA.

The key steps are as follows:

A catchment is defined per land use

Population projections are compiled for the relevant catchment per land use

The number of residents required within a catchment per land use are researched

The population projections in the catchment per land use is compared to the benchmark population required to support each land use to determine the type, scale and number of employment generating land uses that can be supported within the GMPGA

The competitive context per supportable land use is researched to determine whether existing facilities may have latent capacity and are well positioned to cater for part of the demand from the future GMPGA residents

Once the number and scale of employment generating land uses that can be located within the GMPGA is determined, employment densities are applied to each facility to determine the employment generating potential of the GMPGA

The potential location of the different employment generating uses are assigned by taking into account the success drivers and synergies between different land uses.

Figure 3.1 – Overview of Methodology for Identifying Future Employment Opprtunities in the GMPGA

Catchment definition per

land use

Population projections for relevant catchment

per land use

Catchment population benchmark per land use

Compare catchment population

against benchmark per land use

Determine number and

size of supportable facilities per

land use

Compeittive context

research

Apply employment benchmarks

for supportable land uses to determine

employment generation

potential per land use

Location of different

land uses

6 LOCAL POPULATION DRIVEN EMPLOYMENT USES URBIS


4. LOCAL POPULATION DRIVEN EMPLOYMENT USES

4.1. POPULATION GROWTH Future population forecasts for the Greater Macarthur Priority Growth Area have been revised from initial population forecasts provided in the Greater Macarthur Retail Analysis study. Urbis Design have now assigned a lower quantum of urban capable land, which has effectively reduced the future dwelling yield across the GMPGA. Future dwelling yields provided by Urbis Design now assume two development scenarios:

Low Case: up to 60% of urban capable land is developable

High Case: up to 65% of urban capable land is developable. This can potentially support a higher dwelling yield in the region.

The following assumptions have been agreed with NSW DPE:

46,600 (low case) to 50,400 new dwellings (high case) to be built within the area with indicative timing of development to occur between 2018 to 2095.

Indicative population is on a precinct basis (illustrated in Map 3.1), with indicative dwelling take-up rates provided by NSW DPE

Residential development at Menangle Park, Mount Gilead and Wilton (including Bingara Gorge) to be completed well ahead of completion of residential development at West Appin

West Appin to deliver 17,600 (low case) to 19,000 new dwellings (high case). Assuming an average take-up rate of 300 dwellings per annum from 2035, West Appin will not be completed until 2095.

Average household size for new dwellings of 2.8 persons per household.

Table 3.2 outlines the population growth for the GMPGA over the development period.

Based on the rate of development and population density outlined above, population on completion for the GMPGA is forecast to contain:

Low case: 136,200 residents, which equates to an annual growth rate of 4.3% over the period of residential development (2018-2095)

High case: 146,800 residents, which equates to an annual growth rate of 4.4% over the period of residential development (2018-2095).

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LOCAL POPULATION DRIVEN EMPLOYMENT USES 7

Indicative Population by Precinct – Low and High Case Scenario Map 4.1



Population Growth – Low and High Case Scenario


Source: NSW DPE; Urbis

Low Case Scenario 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Menangle Park & Mt Gilead 4,800 29,000 48,700 51,000 51,000 51,000 51,000 51,000 51,000

West Appin 2,500 9,700 18,100 26,500 34,900 41,900 47,500 51,900 51,900

Wilton New Town 4,500 16,400 29,800 32,600 33,300 33,300 33,300 33,300 33,300

Total - GMPGA 11,800 55,100 96,600 110,100 119,200 126,200 131,800 136,200 136,200

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Annual Growth (%) 18.5% 14.5% 4.8% 1.1% 0.7% 0.5% 0.4% 0.3% 0.0%

High Case Scenario 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01


West Appin 2,500 9,800 18,200 26,600 35,000 43,000 48,600 54,200 56,000

Wilton New Town 4,500 16,600 31,300 34,100 35,600 35,600 35,600 35,600 35,600

Total - GMPGA 11,800 56,300 101,200 115,900 125,800 133,800 139,400 145,000 146,800

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Annual Growth (%) 18.5% 14.7% 5.1% 1.2% 0.7% 0.6% 0.4% 0.4% 0.1%

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4.2. POPULATION DRIVEN EMPLOYMENT Population driven employment will serve primarily the local resident population. In addition to providing employment to local residents, they will also contribute to the amenity of a successful release area underpinning its attractiveness to new home buyers. Some of the key local population driven employment uses are:

Retail – food groceries, retail services and other convenience retail

Commercial / Office – uses such as real estate agents, banks, accountants, lawyers etc.

Education – childcare, primary and secondary school, special needs school

Community services – community centre, library, youth centre, place of worship, emergency services

Health Centres – medical centres

Aged Care – residential aged care and independent living units

Recreational – indoor sport and recreational centre, cinema, gym.

Given the end user of these services are the same group, the resident population, co-location of most of these uses within a town centre would reinforce demand for each use, contributing to establishing a vibrant hub for the community and provide residents a convenient destination to undertake multipurpose trips.

Different land uses servicing future residents can improve the value of the release land to prospective purchasers and contribute to providing employment to residents, and ensures that the release does not purely become a dormitory suburb’. Locating the mix of services proposed within centres in the GMPGA improves its critical mass, destinational appeal and ultimately its commercial viability and employment it can support.

4.3. POPULATION DRIVEN EMPLOYMENT PROJECTIONS AT CAPACITY

Table 4.2 outlines the total employment supportable when the GMPGA reaches capacity. At capacity, the GMPGA will support between 25,900 to 26,100 direct full-time, part time and casual jobs. Employment will primarily come from:

Centres: proposed centres network (from Greater Macarthur Retail Analysis) has potential to generate around 6,500 direct jobs. This includes a bulky goods precinct, which is expected to provide 500 direct jobs.

Outside of Centres: employment uses to be located along retail strips and on ancillary employment zoning within town centres

Other employment: employment uses that may not necessarily require land requirements within centres or outside of centres i.e. home workers, construction, maintenance services, waste collection services.

At full development, the study area population has the potential to support the following uses:

Retail: 9 retail centres comprising around 140,000 sq.m total retail floorspace (2 sub-regional and 7 supermarket based centres), and a bulky goods precinct

Commercial: Between 30,600 sq.m to 33,000 sq.m of commercial floorspace, to be located within and around the centre. This would be suitable for businesses servicing a local population base, likely in the form of smaller strata offices.

Education: 14 childcare facilities, 14 primary schools, 5 secondary schools and 2 to 3 special needs schools

Community Services: 6 to 7 local community centres, 2 regional community centres, 2 to 4 libraries, 6-7 youth centres, 3 to 4 club / pub premises and 8 emergency service hubs (ambulance, fire and police)

Health Centres: 9 to 11 medical centres. A proportion of these centres would be attributed to non-retail uses within retail centres.



Aged Care: 6 to 7 residential aged care facilities and 6 to 7 independent living unit facilities. There is potential to provide co-located residential aged care and independent living unit facilities.

Recreational: 2 indoor sport and recreation centre, 3 aquatic centres and 9 to 10 gyms (with potential for these uses to be integrated into larger recreational centres), and 3 cinemas (to be located within each of the higher order centres of Wilton, Menangle Park and West Appin).

Local Population Driven Employment at Capacity

GMPGA, On Completion Table 4.2

Jobs - Low Case1

Jobs - High Case2

Local Population Driven:

Centres:

Retail 4,900 4,900

Non-Retail 1,100 1,100

Bulky Goods 500 500

Total - Centres 6,500 6,500

Commercial 1,500 1,700

Education 3,100 3,100

Community Services 1,000 1,100

Health Centres 100 100

Aged Care 200 100

Recreational 400 400

Home Workers 9,100 9,100

Construction 2,200 2,200

Public Administration 400 400

Utilities (Electricity, Water, Gas, Internet) 400 400

Property Maintainence Services 500 500

Waste Collection Services 100 100

Correctional / Security Services 400 400

Total - Local Population Driven 25,900 26,100




Source: Urbis

TABLE OF CONTENTS





Source: Urbis

Indicative Total Supportable

Facilities at Capacity Low-

High Case (No.)

Total Floorspace Required at

Capacity (sq.m) Employment Potential

Employment per 1,000 sq.m

floorspace

Retail

Supermarket 14 43,300 1,800 24

Discount Department Store 3 21,000 500 41

Mini Majors 30 12,000 300 24

Retail Specialties 30 - 40 38,100 2,300 61

Non-Retail 20 - 30 26,000 1,100 43

Bulky Goods 1 27,400 500 18

Retail - Total 48 167,800 6,500

Commercial

Offices - 30,600 - 33,000 1,530 - 1,650 50

Education

Child Care 14 9,800 140 14

Primary School 14 77,000 1,640 21

Secondary School 5 87,500 1,170 13

Special Needs School 2 - 3 11,000 - 16,500 130 - 200 12

Education - Total 35 - 36 185,300 - 190,800 3,080 - 3,150





Source: Urbis

Indicative Total Supportable

Facilities at Capacity Low-

High Case (No.)

Total Floorspace Required at

Capacity (sq.m) Employment Potential

Employment per 1,000 sq.m

floorspace

Community Services

Community Centre (Local) 6 - 7 2,400 - 2,800 50 20

Community Centre (Civic / Regional) 2 2,800 70 25

Library 2 - 3 4,800 - 7,200 60 12

Youth Centre 6 - 7 4,500 - 5,300 60 14

Place of Worship 16 - 18 8,000 - 18,000 30 4

Club / Pub 3 - 4 7,500 - 10,000 210 - 270 27

Emergency Services (Ambulance) 1 5,000 30 6

Emergency Services (Fire) 5 25,000 130 5

Emergency Services (Police) 2 10,000 380 38

Community Services - Total 43 - 49 70,000 - 86,100 1,010 - 1,130

Health Centres

Medical Centre 9 - 11 4,500 - 5,500 70 - 90 16

Health Centres - Total 9 - 11 4,500 - 5,500 70 - 90

\\Aged Care

Residential Aged Care 6 - 7 3,000 - 3,500 80 - 100 28

Independent Living Units 6 - 7 3,000 - 3,500 30 - 40 11

Aged Care - Total 12 - 14 6,000 - 7,000 120 - 140

Recreational

Indoor Sport & Recreation Centre 2 5,000 80 15

Aquatic Centre 3 7,500 80 10

Gym 9 - 10 4,500 - 5,000 120 - 130 26

Cinema 3 12,000 120 10

Recreational - Total 17 - 18 29,000 - 29,500 390 - 400

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4.4. POPULATION THRESHOLD BENCHMARKS Table 4.5 outlines the population thresholds used to estimate the employment uses that will serve the local population. Thresholds have been sourced from internal Urbis benchmarks and various Growth Centre precinct draft structure plans across New South Wales and Queensland. Examples of sources include:

Social Infrastructure Assessment for Vineyard Precinct Stage 1 (2016) – Elton Consulting

Social Infrastructure Assessment Riverstone East Precinct (2015) – Elton Consulting

South East Queensland Regional Plans Infrastructure Guidelines (2015) – Economic Development Queensland

Greater Macarthur Social Infrastructure Assessment (2016) – GHD.

Population Thresholds

Population Driven Uses in the GMPGA Table 4.5

Sources: Various sources; Urbis

Land Use

Population Threshold (Residents per

Facility)

RetailDerived from Urbis Greater Macarthur

and Wilton Retail Analysis

Commercial Office 0.3 sq.m per person

Education

Child Care 8,000

Primary School 9,000

Secondary School 24,000

Special Needs School 47,600

Community Services

Community Centre (Local) 20,000

Community Centre (Civic / Regional) 60,000

Library 40,000

Youth Centre 20,000

Place of Worship 8,000

Emergency Services (Ambulance) 80,000

Emergency Services (Fire) 25,000

Emergency Services (Police) 50,000

Health Centres

Medical Centre 6,000

Aged Care

Residential Aged Care 20,000

Independent Living Units 20,000

Recreational

Indoor Sport and Recreational Centre 50,000

Aquatic Centre 40,000

Gym 2,400 (Residents aged 15-40)

Cinema 44,000

14 STRATEGIC EMPLOYMENT USES URBIS


5. STRATEGIC EMPLOYMENT USESThis section explores the potential to support strategic employment uses that serve a regional catchment area. The uses identified include:

Tertiary Education such as a TAFE

Private Hospital

Industrial Precinct(s)

Tourism i.e. Hotel, Theme Park, Eco-tourism, destinational F&B precinct.

Other employment uses such as university, business park and public hospital have been assessed. However, these uses are not considered supportable in this region.

Table 5.1 shows that a total of 9,800 to 9,900 strategic related jobs could be supported in the GMPGA. A detailed investigation of each land use is provided in the following sections.

Strategic Related Employment at Capacity


Jobs - Low Case Jobs - High Case

Strategic:

Tertiary Education - TAFE 200 - 250 200 - 250

Private Hospital (50 - 100 beds) 200 - 300 200 - 300

Industrial Park 8,500 8,500

Adventure Theme Park 250 250

Biosphere 250 250


Serviced Apartment (100 rooms) 60 60


Destinational F&B 200 200

Total - Strategic 9,800 - 9,900 9,800 - 9,900


Source: Urbis

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STRATEGIC EMPLOYMENT USES 15

5.1. TERTIARY EDUCATION – TAFE Urbis has considered the potential for a university campus, with university providers such as Western Sydney University (WSU) and University of Wollongong (UOW) already established in the region. However, a university campus is not deemed supportable for the following reasons:

WSU’s new Parramatta City campus in Parramatta Square reflects the university’s vision to create community and business partnerships within the Parramatta CBD and broader Western Sydney. WSU’s level of commitment to create an iconic vertical campus in the Parramatta CBD indicates limited interest for future investment beyond Western Sydney, particularly in the short to medium term.

The 2016-2036 UOW Wollongong Campus Master Plan has focused on integrating the Keiraville (main) campus and innovation campus into an education precinct, reflecting the vision of a University City. The Master Plan also identifies the importance to consolidate land around its existing campus to accommodate future expansion opportunities. UOW will not likely pursue campus development outside of this strategy.

However, there is future potential for a district TAFE in the GMPGA, noting strategic drivers and opportunities associated with vocational education and training.

Performance Thresholds

The table below shows the performance thresholds for TAFEs across Australia. Around 50,000 residents can support a district TAFE, while a regional TAFE requires 150,000 residents. Although population thresholds indicate there potential to support just over two district TAFEs in the GMPGA, competing TAFE provision in South West Sydney and Wollongong would impact on the future viability of a second TAFE campus in the GMPGA. It is likely that a portion of the GMPGA population would initially drive TAFE enrolments within the established campuses in Campbelltown and Wollongong.

Key Performance Thresholds

TAFE Table 5.2

Facility Population Threshold (Residents

per Facility)

Indicative Floorspace

(sq.m)

Employment

District TAFE 50,000 5,000 200 – 250

Regional TAFE 150,000 N/a 500 – 600

Source: Urbis

Success Drivers

Table 5.2 highlights the key drivers that TAFE providers look for in a market and how the GMPGA rates against these factors.



TAFE Demand Drivers

GMPGA Table 5.3

Factor Description GMPGA

Competitive

Environment

Provision of competing

TAFE providers outside the

catchment

Closest TAFEs which are

quite a distance away in

Campbelltown and

Wollongong, potential future

gap in TAFE provision

Population

catchment

The geographical spread of

TAFEs largely follows the

population distribution

Strong population growth and

size of the residential

population on completion

would appeal to TAFEs.

Population

aged between

15 and 24

People aged between 15

and 24 comprise the key

market for TAFEs

It is likely that the young

population in the GMPGA will

follow the age distribution of

Greater Sydney population

Number of part-

time workers

An increase in the number of

part-time workers has been

found to create demand for

vocational education and

training

Future national trends will

increase the incidence of part

time work and more flexible

working arrangements

Secondary

school drop out

Higher secondary school

dropout rates have been

found to increase demand

for TAFE courses by school

leavers, typically aged 16 to

19 years

Unknown


Skill shortages Skill shortages stimulate

demand for TAFEs

Training would be required to

support employment in

industrial, community

services, hospitality and

childcare

Access to

highly skilled

workforce

Providers need well-qualified

staff with relevant skills and

expertise to teach specific

courses

Unknown

Government

funding policies

Government funding for

TAFEs have shifted to a

demand driven model where

funds follow enrolment

Growth in demand for TAFE

will ultimately be generated by

population growth in the

GMPGA, translating to higher

funding for potential TAFEs

Access to

Amenity

Proximity to retail, food and

entertainment options

Integration of TAFE campuses

with future centres will deliver

good access to amenity for

students

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Tertiary Education Provision Map 5.1



5.2. PRIVATE HOSPITAL Urbis recommends the provision of a private hospital, to provide between 50 to 100 beds. This is likely to be operated by a major hospital provider such as Healthscope or Ramsay Healthcare. The key reasons for selecting a private hospital as a key employment use is as follows:

There is expected to be a gap in the future provision of private hospitals in the GMPGA

Strong population growth around the proposed network of centres is expected to generate high level of demand for medical facilities and services

The ageing population will generate greater demand for hospital facilities and medical services in the future

High employment use – generates a high number of jobs

Flow-on effect for the rest of the local economy including demand for allied services, food catering and temporary accommodation

Resulting improvement in amenity would serve as an effective residential attractor.

Urbis has also assessed the potential to support a public regional hospital. However, a public hospital is not considered supportable for the following reasons:

Established health precincts in Campbelltown and Wollongong would initially service residents in the GMPGA. Population thresholds suggest limited viability for a regional hospital, even at full capacity upon residential completion of the GMPGA.

$300 million Stage 2 redevelopment of Campbelltown Hospital is expected to deliver significant facility upgrades and expansion of existing facilities. This follows the $134 million Stage 1 redevelopment which delivered 90 new inpatient beds and state-of-the-art facilities. NSW government’s commitment to Campbelltown Hospital indicates limited funding available for new health infrastructure in the South West Sydney region.


Table 5.4 shows the performance thresholds for public and privately operated hospitals across Australia. A public hospital requires a catchment population of 250,000 residents, while a 195-bed private hospital would require a catchment population of around 150,000 (close to population of the GMPGA on completion).

It is noted however that given the provision of existing hospitals outside the catchment, there is market supportability for a 50 to 100 bed hospital.


Hospitals Table 5.4

Facility Population Threshold (Residents per

Facility)

Indicative Floorspace

(sq.m)

Employment

Public Hospital

(Regional)

250,000 50,000 1,000 – 1,500

Private Hospital (50 –

100 beds)

1.3 beds per 1,000

population

15,000 200 – 300

Source: Urbis

Success Drivers

Table 5.5 provides a broad overview of the potential competitive strength and attractiveness of the GMPGA to a private hospital provider.

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Hospital Demand Drivers

GMPGA Table 5.5


Competitive environment Provision of competing

public and private

hospitals outside the

catchment

Campbelltown Health

Precinct – Campbelltown

Public and Private

Hospitals)

Wollongong Health

Precinct – Wollongong

Public and Private

Hospitals

Camden Hospital

Population Catchment The location of hospital

beds in Australia largely

reflects the population

distribution

Strong population growth

in the GMPGA would

appeal to private hospital

operators

Population aged 55 or

older

People aged over 55

years of age are more

frequent users of

hospital services

Australia’s ageing

population would

generate higher demand

for hospital services in

the future. It likely that

the GMPGA will follow

this trend

Number of births Women in their child-

bearing years are heavy

Unknown


users of hospital

services

Private health insurance

membership

People on higher

incomes tend to use

health services and are

more likely to be covered

by private insurance

Unknown – families with

younger children have a

higher incidence of

private insurance

coverage making it

appealing to a hospital

operator.

Total visits to a general

practitioner

The cost and availability

of other alternative care

can affect demand for

hospital services

Unknown – lower

provision of alternative

care services would

translate to higher

demand for hospital

services

Access to highly skilled

workforce

Ability to attract and

retain quality medical,

nursing and

administrative staff

Unknown

Government funding and

health policies

Government pays a

major role in determining

the location of public

hospitals and in reducing

or eliminating the direct

cost of hospital care

No public hospital

provision in the GMPGA



Public and Private Hospital Provision Map 5.2

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5.3. INDUSTRIAL LANDS There is potential to generate an additional 7,000 industrial related jobs in the GMPGA, noting the capability of Maldon and other industrial land to offer similar scale and role to the North Penrith Industrial Precinct. The precinct is likely to comprise a large clustering and range of uses serving the local and wider region (Wollongong, Southern Highlands) to include:

Strata/office warehouse and manufacturing: expected to be the dominant typology within the precinct

Local services: such as automotive services, home services and fitness related services

Light Industry: light manufacturing and small scale production

Heavy Industry: existing Boral Concrete manufacturing plant

Urban Services: power/electricity supply, bus depot.

A successful industrial precinct in the GMPGA should be highly accessible, well-buffered and well-presented with significant potential to cater to future demand.

Existing Industrial Land

The Employment Lands and Development Program (ELDP) 2016 Monitor identifies around 182 hectares of industrial land currently zoned in the GMPGA, with future potential industrial land also identified at Glen Lee to the north of the study area. Existing industrial land is located at Maldon (169 hectares) and adjacent to Hume Highway in Wilton (13 hectares).

Key characteristics of Maldon are summarised below:

Currently serves heavy industrial uses including the Boral concrete manufacturing quarry, which employs around 100 workers

Contains a freight line, which services the existing Boral plant

Landholder constrained, which may limit opportunity for larger land lots

Physically constrained, with topographical issues potentially limiting ability of larger floorplates for industrial uses.

Metropolitan Sydney Context

It is important to assess the competitive positioning of the GMPGA against major industrial precincts across Metropolitan Sydney that have capacity to accommodate additional growth, and have strong locational characteristics to attract tenants.

Urbis have identified a number of major industrial precincts across Metropolitan Sydney (shown in Map 5.3):

Eastern Creek (562 hectares)

Moorebank (336 hectares)

Marsden Park (238 hectares)

WSEA (10,000 hectares).

These precincts include a large component of undeveloped industrial land, which is able to absorb demand from new business creation and industrial users that require larger premises to operate.

Table 5.6 over page provides an assessment and an overall viability score of the competitive positioning of a selection of precincts relative to the GMPGA:

There are a number of competitive advantages that these precincts have over the GMPGA:

B-double truck access

Proximity to key infrastructure (motorway access, Moorebank Intermodal Terminal, Port Botany)

Significantly higher amount of undeveloped land

Flat land, limited physical constraints.



Industrial Lands in Greater Sydney Map 5.3

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GMPGA

Competitive Positioning Relative to Other Industrial Precincts with Large Single Users Table 5.6

GMPGA WSEA Moorebank Wetherill Park / Yennora

Huntingwood Marsden Park Industrial

Overall competitive

position Moderate Strong / Excellent Strong Moderate / Strong Strong Moderate

Current Use Main current zoned industrial precinct at Maldon is used for a quarry.

Single largest industrial area in Metropolitan Sydney

Mainly warehouses servicing transport, logistics, warehouse and national distribution centres

Trend towards larger warehouses to support technology advancements in industrial facilities

Development concentrated in Eastern Creek, Smeaton Grange, Erskine Park, Glendenning, Campbelltown Blaxland Road and Huntingwood West

Second largest industrial precinct in the Liverpool LGA

Moorebank is an established precinct with a range of uses including manufacturing, automotive, distribution and warehousing

Intermodal development will secure long term positioning of Moorebank as a key strategic freight centre

Wetherill Park is a mature precinct with diverse uses including manufacturing, local services, automotive, distribution, warehousing

Yennora is dominated by distribution centres. The single largest facility is Stockland Distribution Centre

Main function is for logistics and distribution

Tenants are predominately transport or distribution organisation and include Toll IPEC, IMEX Shipping, Metcash and Asahi. The tenant profile has similarities with broader WSEA

No industrial yet, established business park, mainly functions as bulky goods precinct

Economic foundation of North West Growth Centre, demand reliant on population growth

Rezoning to industrial has been fast tracked under the Government’s Precinct Acceleration Program



GMPGA WSEA Moorebank Wetherill Park /

Yennora Huntingwood Marsden Park

Industrial

Access to motorway

network

Close to Hume Highway

Proximity to regional infrastructure corridors, direct access to M4, M7 corridor and key interchanges supports access to key distribution nodes, i.e. Ports

Future: Potential outer Sydney north south orbital (under investigation)

Direct access to the M5 Motorway.

Yennora Precinct is 4.9 km from the M4 Motorway, and therefore not direct access

Wetherill Park distance to M7 is 4.0 km

Located near M4/M7 junction

Good access to M7 via Richmond Road, and orbital network.

Benefited from Richmond Road upgrade.

Future: Potential outer Sydney north south orbital (under investigation) will improve connections with WESEA and SWGA.

Access to strategic

infrastructure

Freight line through Maldon

30 kms to Port Kembla

Orbital network connects with Ports, though long distance from these

Future: West Connex will improve connection with the Ports

Future: Intermodal and freight line at Eastern Creek, and Moorebank Intermodal

Motorway links Precinct to Port Botany and Sydney Airport

On dedicated South West Freight Line.

Future Intermodal (currently under construction) will have annual capacity for 1.6 million containers, majority import-export

The Yennora Train Station is directly south east of the Precinct

Yennora has an intermodal facility, though not on a dedicated freight line

No train station at Wetherill Park

Direct access to Orbital network

Future access to Metro Sydney train station (however closest is Rouse Hill)

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GMPGA WSEA Moorebank Wetherill Park /

Yennora Huntingwood Marsden Park

Industrial

Future: Directly south of future transport gateway, Badgerys Creek Airport Precinct

Separation from

sensory receptors

In planning stages, opportunity to ensure separation and avoid land use conflicts

Separated from other land uses, no potential conflicts

Moorebank is also a residential suburb, and there are pockets of industrial land adjacent to residential. The majority is buffered by natural vegetation, M5 and arterial roads

Yennora is also a residential suburb, though overall the Precinct has good separation from sensitive uses.

Wetherill Park primarily separated from sensitive uses by natural vegetation and a major arterial (The Horsley Drive).

Predominately industrial suburb and therefore has good separation from uses

Framed by motorways and Great Western Highway

Buffered to the west by vegetation (Western Sydney Parklands)

The Precinct is in the early stages of development. The separation of uses is not an issue, and likely to have been addressed in the masterplan

Availability of large

land parcels for

expansion

Maldon is heavily landholder constrained, which may limit opportunity for larger land lots going forward

Significant expansion capacity

Total land = 10,000 hectares

Collective takeup of 96 hectares to 2014

Greenfield site allows for large scale buildings and custom built

Total = 336 hectares

Undeveloped = 12 hectares

Yennora Total land = 188 hectares

Undeveloped = < 1 hectare;

Wetherill Park Total land = 559 hectares


Total land = 259 hectares


Total land = 238 hectares




Future Industrial Land

NSW DPE has identified Maldon as a specialised precinct within the GMPGA, with a proposal to extend the existing zoning to 350 hectares. When assessing potential future industrial capability within the GMPGA, Urbis envisages a similar role to the current North Penrith Industrial Precinct.

The future industrial GMPGA can include:

Additional 7,000 jobs to be located in Maldon or other proposed residual precincts, assuming development of around 260 hectares of land

Servicing a potential catchment of around 392,000 residents by 2041, extending towards Wollongong and the Southern Highlands. This is higher than the indicative catchment size currently serviced by North Penrith (around 344,000 residents).

Potential to accommodate a range of strata/office warehousing, local services, light and heavy industrial uses and urban services

Proximity to key infrastructure – good access to Hume Highway

Future key infrastructure to include Maldon – Dombarton freight line extension. Proposed corridors have been safeguarded by NSW government, and this is expected to be a long-term project subject to funding.

Appendix A also provides profiles of industrial precincts across Metropolitan Sydney that typically provide local and urban support services for a localised population. They could provide an indication of what future industrial land could look like in the short to medium term, before achieving the necessary critical mass to support regional scale uses.

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North Penrith Industrial Precinct

Urbis has been commissioned by NSW DPE in August 2014 to conduct a detailed audit and suitability assessment of the North Penrith Industrial Precinct. This was part of an overall assessment of 11 industrial precincts across Metropolitan Sydney to inform the formulation of District Plans.

This section provides a summary of the North Penrith Industrial Precinct, and the potential implications it could serve for future industrial uses at the GMPGA. Appendix B provides a detailed case study of the Precinct.

Location and Characteristics

The North Penrith Industrial Precinct is located around 50 km west of the Sydney CBD. The precinct measures 257 hectares. The precinct’s major route connection is the Great Western Highway. The Penrith Western Sydney Orbital can potentially improve the accessibility and desirability of this precinct.

North Penrith Industrial Precinct Map 5.4



Table 5.7 highlights the key features and challenges for the North Penrith Industrial Precinct. The Precinct is a large, highly accessible, well-laid out, well-buffered and well-presented precinct with significant potential to cater to future demand with limited weaknesses.

There is a large cluster and range of industrial uses serving the local and the wider Metropolitan Sydney market and the Precinct offers a good range of properties in terms of size and type.

There is substantial undeveloped land supply left to accommodate future employment intensification in the Precinct. Further intensification can occur by developing existing heights of current properties to the maximum heights allowed under current planning controls.

Businesses located throughout the Precinct benefit from wide roadways.

Key Features and Challenges

North Penrith Industrial Precinct Table 5.7

Large scale and large clustering of businesses evident for automotive showrooms, bulky goods retail, wholesale and light industry uses.

There is a wide range of property types – new business park, older well-maintained smaller/medium properties, and large strata unit office/warehouse space, which overall are well-maintained. New property types would most likely increase the appeal of the Precinct for new businesses or those wanting to relocate from older premises.

There is a substantial supply of undeveloped land supply left to accommodate future employment intensification in the Precinct. Furthermore, there is significant potential to develop the current properties from existing heights to maximum heights allowed under the current planning controls.

Access overall is good with wide roadways providing easy access into/out of sites, access for B-Double trucks and relatively close proximity to a train station means workers could use public transport to access the Precinct.

The Precinct provides employment to local residents with a high concentration residing within 5 km, and also for residents from the Blue Mountains Region.

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Map 5.5 illustrates the mix of industrial tenants and uses currently accommodated at North Penrith, as well as building heights across the precinct. The breakdown of industrial uses is summarised below:

Warehouse/Office (~40% share of precinct): a number of larger tenants from steel distribution and packaging sectors. There are a number of self-storage facilities, as well as smaller strata units located around the precinct.

Local Services (~20% share of precinct): contains automotive services (smash repairs, service centres), home services (plumbing, bathroom accessories)

Retail (~20% share of precinct): big box and bulky goods retail including car showrooms and hardware retail (Bunnings, Hudson Home Timber and Hardware)

Light Industry (~10% share of precinct): small scare production and manufacturing (bench tops, concrete manufacturing)

Major Freight and Heavy Manufacturing (~5% share of precinct): crane manufacturing, Boral Concrete Plant

Urban Services (~5% share of precinct): power/electricity supply, bus depot.



Characteristics of Precinct Map 5.5

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Catchment

Map 5.5 compares the current size of the resident catchment for North Penrith to the future catchment size for an industrial precinct in the GMPGA. By 2041, the GMPGA is forecast to serve a resident catchment of around 392,200 residents, drawing from Wollongong, the Southern Highlands and the GMPGA itself. This is forecast to exceed the current North Penrith catchment of 343,800 residents, drawing from the Blue Mountains, Hawkesbury and Penrith LGAs.

Future industrial lands in the GMPGA could have the potential to serve higher order strategic uses such as manufacturing, distribution and freight, given its capacity to draw from a large catchment and associated local businesses in these areas which require these services.



Relative Catchment Size Population – North Penrith and Maldon Map 5.6

TABLE OF CONTENTS



Industrial Land Supply and Employment Profile

Chart 5.1 shows the quantum of zoned industrial land within the North Penrith Industrial Precinct to be 257 hectares in January 2015, around 100 hectares (approximately 40%) of which was undeveloped land.

Table 5.8 shows the nature of employment and land within North Penrith, with 5,085 total employees in 2016. Developing all zoned industrial land for use could result in an employment uplift to around 7,000 total workers in the Precinct.

Zoned Industrial Land Stock

North Penrith Industrial Precinct Chart 5.1

Nature of Employment and Land

North Penrith Industrial Precinct Table 5.8

Factor Value

Total employment, 2016 5,085

Total land area, Jan 2015 257.1 hectares

Total floorspace 670,175 sq.m

Average land area per employee 506 sq.m

Average floorspace per employee 132 sq.m

Source: Employment Lands Development Program, NSW Department of Planning and Environment, Table: Urbis

Source: Employment Lands Development Program, Chart: Urbis

238.9251.3 257.1

0

50

100

150

200

250

300

Jan-13 Jan-14 Jan-15

Zoned E

mplo

ym

ent

Land (

Ha)

Developed Undeveloped



Implications for the GMPGA

The role of North Penrith Industrial Precinct has a number of implications for future industrial land at the GMPGA:

Potential to accommodate businesses that serve a local and regional customer base. This would reflect local and urban support services for the GMPGA, as well as larger scale manufacturers, distribution businesses and wholesalers serving the Wollongong and Southern Highlands catchment.

Potential to support an additional 7,000 industrial jobs, delivering a scale and mix of industrial uses similar to North Penrith

Potential to benefit from future investment in better road accessibility and connection to Metropolitan Sydney

Potential for Maldon – Dombarton freight line extension to enhance connectivity to major supplier businesses in Port Kembla (although noting its long-term outlook).

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5.4. TOURISM This sections considers the potential for “out of the box” tourist attractions and short stay accommodation that generate visitation and spend from beyond the study area. The tourism industry could generate up to 800 and 900 jobs within the GMPGA.

There is potential to support the following uses in the GMPGA:

1 x Theme park

1 x Eco-tourism attraction (Biosphere)

3 x destinational food and beverage precincts

4 x hotel / serviced apartment facilities (1 x 100 room hotel, 1 x 100 room serviced apartment, 2 x 50 room hotel)

Theme Park

A new opportunity for the GMPGA presents itself to fill an existing gap in theme parks across NSW.

Existing theme parks in Metropolitan Sydney include Wet’n’Wild Sydney, Luna Park, as well as Jamberoo Action Park located in the Southern Highlands region. This provision is limited given the large population associated with Metropolitan Sydney and its outer regions.

Drivers for a theme park in the GMPGA include:

Target market – to come from Metropolitan Sydney, taking advantage of its large population base, by creating a compelling offer to generate repeat visitation

Daytrip visitation – data from Tourism Research Australia indicates around 1.5 million daytrips in the SA4 associated with the GMPGA. This is higher relative to 2015 daytrip visitation within the SA3 associated with Wet’n’Wild Sydney (650,000 daytrips).

Accessibility and visibility – proximity and visibility to major highway i.e. Hume Highway

Amenity – provision of high quality entertainment and dining precinct, to be located within higher order centres in the GMPGA.

Profiled theme parks (see overleaf) of Wet’n’Wild Sydney and the proposed Urbnsurf Melbourne development can provide valuable lessons guiding the possible nature of theme parks in the GMPGA.



URBNSURF Melbourne

Overview URBNSURF Melbourne will be the first man-made surf pack facility in

Australia, and is due to open to guests by mid-2018. The facility will be

located on the eastern boundary of Melbourne Airport.

The man-made surf park facility will be the first in Australia. The park will

feature a pro store, surf training academy, licensed café, climbing wall,

parkour trail, bouldering course, mountain bike pump track, running track

making it a one-of-a-kind vibrant lifestyle sport hub.

Visitors in Catchment

(2015)

Overnight:

Domestic: 218,000

International: 72,000

Daytrip: 753,000

Scale Size: ~50,000 sq.m

Employees: 50 staff

Lessons for the GMPGA The surf park provides a distinguished offer and represents the first surf park to be opened in Australia. This is expected to attract local as well as interstate visitation

Proximity to Melbourne Airport has potential to attract in-transit passengers and tourists.

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Wet n Wild Sydney

Overview Wet n Wild Sydney is the first of its kind within Sydney. The park features

several water slide attractions, a large wave pool, a children’s play area and

a surf lifesaving club.

Visitors in Catchment

(2015)

Overnight:

Domestic: 298,000

International: 52,000

Daytrip: 650,000

Scale Size: 250,000 sq.m

Employees: N/a

Success Drivers The park is easily accessible from the M4 Motorway which provides direct access to Sydney’s Inner West as well as access to the North of Sydney via the M7 Motorway and M2 Motorway.

The park is currently Sydney’s only waterpark and is situated in Sydney’s west which is removed from beach access. The park features destination rides which attract locals and visitors alike.

Lessons for the GMPGA The park appeals to all ages groups and attracts both domestic and international visitors. An operation could be highly destinational that would retain local entertainment spend, particularly on weekends attracting significant spending beyond Greater Macarthur.



Eco-Tourism (Biosphere)

In addition to standard employment uses, an “out of the box” land use has been considered that is not capital intensive but would be effective in placing the GMPGA firmly on the map in a positive light; and generate visitation, spending and employment.

The out of the box land use suggested is a sustainable social enterprise found in south-east England at present, The Eden Project which has been outlined in more detail in the profile below.

The project is unique for two reasons. Firstly, it is located in a non-metropolitan area. The site is a former clay mine, and has transformed many people’s perception of Cornwall, from a former mining community to one that embraces regenerative economic, environmental and social projects.

Architecture is the second reason for its uniqueness. The main attraction of the Eden Project is its two greenhouses, which comprise eight inter-linked domes covering 23,000 sq.m. They are at the forefront of sustainable design; the Eden project is the only World Heritage Site created by a living architect. According to the UK’s Living Places, in 2007/8, the total income for the project was £22.3 million, of which 75% came from tourism, 17% from fundraising and 8% from other activities such as concerts, functions and consultancies.

Eden operates as a charity and a social enterprise that employs nearly 500 staff. Economic impact studies have shown that the project has contributed approximately £1 billion to the local economy in its first 10 years of operation. This amount excludes visitor spending at Eden itself, but includes off-site tourism related business in Cornwall and the rest of the region. It has also supported between 2,500 and 3,000 local tourist-related jobs in addition to direct jobs.

The project has transformed the region of Cornwall and provides an example of how cutting edge design can revitalise an area.

A GMPGA Biosphere of potentially half Eden’s size would provide 250 direct jobs and substantial indirect employment and patronage for other local businesses particularly in food and beverage.

TABLE OF CONTENTS



Eden Biosphere

Overview The Eden Project is part of a World Heritage site in the county of

Cornwall, south-east England. It is a botanical garden, employment hub,

community space, education centre, entertainment venue and tourist

destination all rolled into one.

The complex comprises the Rainforest and Mediterranean Biomes, an

interactive museum, a restaurant and surrounding outdoor gardens.

The Eden Project has received planning approval to develop a 109-

bedroom on-site hotel, which will provide excellent accommodation and

an attractive venue for events, conferences and weddings. The hotel is

due to open in April 2018, and is estimated to create 35 to 40 direct

jobs.

Visitation Attracts approximately 1 million visitors per year

Scale Size: 110,000 sq.m

Employment: 500 employees

Lessons for the

GMPGA

Taking inspiration from Eden Park and creating a ‘Greater Macarthur Biosphere’ albeit at a smaller scale, would result in a multi-purpose site that draws tourists, creates jobs for local people and generates value for the community through food production and education.

Build something with cutting edge design. The project does not have to be big and expensive, but must be innovative and unique.

Any tourist site must be connected to the local community. The Eden Project recognises that it could not sustain the large number of visitors it hosts each year without the support of the local community.

It must be noted that the Eden Project has encountered a number of difficulties in recent years, with lower visitation numbers triggering financial stress. The project still relies on public funding, and must adopt long term management practices to ensure the project’s sustainability going forward.



Destinational F&B

There is potential to deliver 3 high quality indoor/outdoor licensed premises, which could support up to a total of 200 jobs. A food and beverage precinct can be integrated within each of the higher order centres in the GMPGA (Wilton, Menangle Park and West Appin) or with the Greater Macarthur Biosphere. This could create real community destinations across the study area, and generate weekend custom from beyond the local region.

A venue such as the Grounds of Alexandria in Sydney (see profile below) combines a high quality indoor and outdoor area, growing products on site, and incorporating bespoke coffee roasting and microbrewery facilities. It is located on a site of around 1,600 sq.m of which 40% is indoor space and 60% is landscaped outdoors providing a mix of seating, food growing areas and market stall space.

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Grounds of Alexandria

Overview Located in an old pie factory from the early 1900’s, The Grounds of

Alexandria is the flagship venue for its speciality coffee. The site hosts

a coffee research and testing facility alongside a café, opening onto a

luscious garden of heirloom vegetables and fragrant herbs.

Visitation 5 million Sydney residents

Scale Size: 6,000 sq.m,

Employment: ~50 employees

Success Drivers The Grounds offer a wholesome and rustic menu. The kitchen uses sustainable practices including; picking fresh herbs every morning and working with full time horticulturalist to grow seasonal produce for the menu.

The Grounds markets are held on the first weekend of each month in the café garden. They allow visitors to enjoy The Grounds brunch and own-roasted coffee whilst exploring wholesome goods sold direct from the source.

The success of The Grounds is reflected in its large customer base and the waiting line to be seated in an otherwise unremarkable industrial estate in Alexandria.

Lessons for the

GMPGA

An operation of this nature would tie well into the open natural park nature of the Greater Macarthur site.

It would be consistent with the project objectives, particularly:

- Encourage community interactions through imaginative, functional and enjoyable public spaces

- Ensure long-term economic viability through design excellence

- Growing a formal and informal green economy that fosters local jobs and builds regional learning around green innovation and technology.

It could be a highly destinational use that would retain local food and beverage spend, particularly weekends, and could attract spending from beyond Greater Macarthur.

Good management, high quality offer and service and unique architectural design are the key to this successful destination.



Short Stay Accommodation

The GMPGA could potentially support up to four short stay accommodation establishments, providing up to a total of 180 direct jobs. This could include:

1 x 100 room hotel – to be located within a higher order centre, primarily drawing from holiday visitors and people visiting friends and relatives

1 x 100 room serviced apartment – targeting workers from emerging health and industrial precincts, that are seeking long-term accommodation. This would be located within Wilton Town Centre.

1 x 50 room hotel – to be co-located alongside a major tourist attraction i.e. theme park/biosphere. This should be delivered subject to market demand.

1 x 50 room hotel – should be delivered in accordance with tourism growth in the region. Target markets would include a mix of business, holiday and visiting friends and relatives customers.

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OPPORTUNITIES FOR EMPLOYMENT 43

6. OPPORTUNITIES FOR EMPLOYMENT This section provides a summary of the employment generating land uses that can potentially be supported in the GMPGA with indicative timing and staging of uses, and indicative locations to inform traffic modeling.

6.1. ASSUMPTIONS The following assumptions were used when assessing potential land uses in the GMPGA:

Population Growth (shown in Table 6.1):

The population on completion for the GMPGA is forecast to contain between 136,200 to 146,800 residents. This equates to an annual growth rate of 4.3% to 4.4% per annum over the period of residential development (2018-2095).

Future dwelling yields have been modelled based on two development scenarios provided by Urbis Design, which assume a low and high case of developable urban capable land across the GMPGA.

Population growth for the GMPGA over the development period is based on the rate of development and population density assumptions provided by NSW DPE.

Residential development at Menangle Park, Mount Gilead and Wilton (including Bingara Gorge) to be completed well ahead of completion of residential development at West Appin.

Population Threshold Benchmarks:

Population thresholds sourced from internal Urbis benchmarks and various Growth Centre precinct draft structure plans have been used to estimate potential employment uses and the number of facilities required to service the needs of the local population (shown in Table 6.2)

In addition, population thresholds for strategic employment uses have also been sourced from similar benchmarks to estimate the number of

supportable facilities and scale of these regional uses. It is noted that population thresholds should only be used as a guide when assessing regional employment uses. These uses are mainly driven by public and private sector funding, economic development strategy and competitive factors that may limit regional development.

44 OPPORTUNITIES FOR EMPLOYMENT URBIS


Population Growth – Low and High Case Scenario


Source: NSW DPE; Urbis

Low Case Scenario 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01


West Appin 2,500 9,700 18,100 26,500 34,900 41,900 47,500 51,900 51,900

Wilton New Town 4,500 16,400 29,800 32,600 33,300 33,300 33,300 33,300 33,300

Total - GMPGA 11,800 55,100 96,600 110,100 119,200 126,200 131,800 136,200 136,200

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Annual Growth (%) 18.5% 14.5% 4.8% 1.1% 0.7% 0.5% 0.4% 0.3% 0.0%

High Case Scenario 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01


West Appin 2,500 9,800 18,200 26,600 35,000 43,000 48,600 54,200 56,000

Wilton New Town 4,500 16,600 31,300 34,100 35,600 35,600 35,600 35,600 35,600

Total - GMPGA 11,800 56,300 101,200 115,900 125,800 133,800 139,400 145,000 146,800

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Annual Growth (%) 18.5% 14.7% 5.1% 1.2% 0.7% 0.6% 0.4% 0.4% 0.1%

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Population Driven Uses Table 6.2


Strategic Uses Table 6.3

Source: Various Sources; Urbis

Land Use


Facility)

RetailDerived from Urbis Greater Macarthur

and Wilton Retail Analysis

Commercial Office 0.3 sq.m per person

Education

Child Care 8,000

Primary School 9,000

Secondary School 24,000

Special Needs School 47,600

Community Services

Community Centre (Local) 20,000

Community Centre (Civic / Regional) 60,000

Library 40,000

Youth Centre 20,000

Place of Worship 8,000

Emergency Services (Ambulance) 80,000

Emergency Services (Fire) 25,000

Emergency Services (Police) 50,000

Health Centres

Medical Centre 6,000

Aged Care

Residential Aged Care 20,000

Independent Living Units 20,000

Recreational

Indoor Sport and Recreational Centre 50,000

Aquatic Centre 40,000

Gym 2,400 (Residents aged 15-40)

Cinema 44,000

Land Use


Facility)

Private Hospital (50-100 beds) 38,500 - 76,900

TAFE 50,000

Destinational F&B In line with retail centres development

Industrial In line with residential development

Hotel N/a

Adventure Theme Park N/a

Biosphere N/a



6.2. EMPLOYMENT AT CAPACITY At capacity, the GMPGA can provide 35,600 to 36,100 direct full-time, part-time and casual jobs. Out of the total jobs, 25,900 to 26,100 jobs will be linked to serving the needs of the localised population (shown in Table 6.4). The remaining 9,800 to 9,900 jobs will be driven by strategic related employment uses expected to serve the needs of the local and broader regional population (shown in Table 6.5).

At full development, the study area has the potential to support the following uses:

Local Population Driven Uses:

Retail: 9 retail centres comprising around 140,000 sq.m total retail floorspace (2 sub-regional and 7 supermarket based centres), and a bulky goods precinct

Commercial: Between 30,600 sq.m to 33,000 sq.m of commercial floorspace, to be located within and around the centre. This would be suitable for businesses servicing a local population base, likely in the form of smaller strata offices.

Education: 14 childcare facilities, 14 primary schools, 5 secondary schools and 2 to 3 special needs schools

Community Services: 6 to 7 local community centres, 2 regional community centres, 2 to 4 libraries, 6-7 youth centres, 3 to 4 club / pub premises and 8 emergency service hubs (ambulance, fire and police)

Health Centres: 9 to 11 medical centres. A proportion of these centres would be attributed to non-retail uses within retail centres.

Aged Care: 6 to 7 residential aged care facilities and 6 to 7 independent living unit facilities. There is potential to provide co-located residential aged care and independent living unit facilities.

Recreational: 2 indoor sport and recreation centre, 3 aquatic centres and 9 to 10 gyms (with potential for these uses to be integrated into larger recreational centres), and 3 cinemas (to be located within each of the higher order centres of Wilton, Menangle Park and West Appin).

Strategic Employment Uses:

Tertiary Education: A district TAFE that would provide training for employment in industrial, community services, hospitality and childcare.

Health: A 50 to 100 bed private hospital that would cater to strong future population growth and an ageing population.

Industrial Precinct(s): An industrial precinct likely to comprise a large clustering and range of uses serving the local and wider region, delivering a scale and mix of uses similar to North Penrith Industrial Precinct.

Tourism: 1 theme park, 1 eco-tourism attraction (Biosphere), 3 destinational food and beverage precincts and 4 hotel / serviced apartment facilities.

TABLE OF CONTENTS





Source: Urbis

Indicative Total

Supportable

Facilities at

Capacity Low-High

Case (No.)

Total Floorspace

Required at

Capacity (sq.m)

Employment

Potential

Employment

per 1,000

sq.m

floorspace

Retail

Supermarket 14 43,300 1,800 24

Discount Department Store 3 21,000 500 41

Mini Majors 30 12,000 300 24

Retail Specialties 30 - 40 38,100 2,300 61

Non-Retail 20 - 30 26,000 1,100 43

Bulky Goods 1 27,400 500 18

Retail - Total 48 167,800 6,500

Commercial

Offices - 30,600 - 33,000 1,530 - 1,650 50

Education

Child Care 14 9,800 140 14

Primary School 14 77,000 1,640 21

Secondary School 5 87,500 1,170 13

Special Needs School 2 - 3 11,000 - 16,500 130 - 200 12

Education - Total 35 - 36 185,300 - 190,800 3,080 - 3,150

Community Services

Community Centre (Local) 6 - 7 2,400 - 2,800 50 20

Community Centre (Civic /

Regional)

2 2,800 70 25

Library 2 - 3 4,800 - 7,200 60 12

Youth Centre 6 - 7 4,500 - 5,300 60 14

Place of Worship 16 - 18 8,000 - 18,000 30 4

Club / Pub 3 - 4 7,500 - 10,000 210 - 270 27

Emergency Services (Ambulance) 1 5,000 30 6

Emergency Services (Fire) 5 25,000 130 5

Emergency Services (Police) 2 10,000 380 38

Community Services - Total 43 - 49 70,000 - 86,100 1,010 - 1,130

Health Centres

Medical Centre 9 - 11 4,500 - 5,500 70 - 90 16

Health Centres - Total 9 - 11 4,500 - 5,500 70 - 90

\\Aged Care

Residential Aged Care 6 - 7 3,000 - 3,500 80 - 100 28

Independent Living Units 6 - 7 3,000 - 3,500 30 - 40 11

Aged Care - Total 12 - 14 6,000 - 7,000 120 - 140

Recreational

Indoor Sport & Recreation Centre 2 5,000 80 15

Aquatic Centre 3 7,500 80 10

Gym 9 - 10 4,500 - 5,000 120 - 130 26

Cinema 3 12,000 120 10

Recreational - Total 17 - 18 29,000 - 29,500 390 - 400



Strategic Related Employment


Total Supportable

Facilities at

Capacity Low-High

Case (No.)

Total Floorspace

Required at

Capacity (sq.m)

Employment

Potential

Employment

per 1,000

sq.m

floorspace

Strategic

TAFE 1 5,000 200 - 250 40 - 50

Private Hospital (50 - 100 beds) 1 7,500 - 15,000 200 - 300 40 - 60

Hotel (100 rooms) 1 6,800 60 9

Serviced Apartment (100 rooms) 1 6,800 60 9

Hotel (50 rooms) 2 6,800 60 9

Destinational F&B 3 4,500 200 43

Strategic

Total Gross Area

(ha)

Floorspace

Required at

Capacity (sq.m)

Employment

Potential

Employment

per 1,000

sq.m

floorspace

Industrial Park 595 1,950,000 8,500* 4

Adventure Theme Park 200 N/a 250 N/a

Biosphere 55 N/a 250 N/a

*Accounts for existing employment on industrial lands

Source: Urbis

TABLE OF CONTENTS



6.3. INDICATIVE LOCATION OF EMPLOYMENT USES This section considers the spatial requirements of the recommended employment uses. These requirements will be identified through an assessment of their locational requirements, and their indicative location within the study area.

Town Centre

A number of uses that have been identified have the potential to be located adjacent to retail facilities within centres. This include:

Gym

Child care centre

Medical centre

Community centre/library

Commercial suites.

Landholders in the Wilton precinct have already indicated proposed schools, medical centres and childcare to be located adjacent to centres in the proposed centres network within their preliminary structure plans.

Land Fill and Other Locations

These uses were not included in the separate retail study conducted by Urbis, but should be considered amongst the proposed spatial requirements in the GMPGA:

Community, education, health and recreational facilities to be located throughout residential areas within the study area

Industrial land to be located at Maldon, with potential for some uses to be located within land south of Wilton Town Centre

The Biosphere and adventure theme park, while a destination for tourists, does not require a central location, and can be located away from the centre. They do however require large sites, with signage directing visitors.

Food and beverage precincts with a similar offer to the Grounds of Alexandria in Sydney to be co-located with retail facilities.

The following table assesses the locational drivers of employment for each of the recommended land use in the GMPGA, each having different locational / spatial requirements.

Locational Drivers of Employment

GMPGA Table 6.6

Locational

Drivers

Local

Population

Driven Uses

Specialised

Health and

Education

Industrial Tourism

Accessible to

local population

Access to main

road

Large site area

Buffer Area

Parking

Exposure to

main road

Signage

Outcome

Co-locate within

proposed centres

and within

residential areas

Adjacent to

higher order

town centre

i.e. Wilton

TC

Within

Maldon or

industrial

land

adjacent to

Wilton TC

Location to

be

determined



6.4. STAGING AND TIMING OF DEVELOPMENT The staging and delivery of new facilities and associated employment will be tied to the timing of dwellings completions and population growth within the development precincts in the study area.

Timing is based on dwelling completion estimates provided by NSW DPE. Urbis benchmarking identifies population thresholds to support land uses associated with employment shown in Section 6.1.

In practice, there may be instances where facilities have been built early in the development phase, to provide community amenity for early residents. This follows the growth paradigm strategy of creating communities, which in turn stimulates residential development.

It is noted that these facilities may not be fully utilised in the early stages, and this may translate to lower employment as services reach full capacity.

Tables 6.11 to 6.14 provides an indicative delivery program for new land uses within the GMPGA.

Tables 6.7 to 6.10 show indicative timing of jobs associated with the delivery of each land use (under the low and high case population scenario).

Tables 6.11 to 6.14 provide a delivery timeline of associated floorspace required for each of the land uses (under the low and high case population scenario).

Indicative staging may be summarised as follows:

The majority of development in education, community services and health will occur between 2022 to 2041, in line with the build out of Menangle Park and Wilton. Additional facilities will be added along with the take-up of West Appin.

Tourism attractions such as the adventure theme park and biosphere have been pushed forward in the delivery timeline under the “build it and they will come” strategy. This is expected to create new opportunities for the GMPGA to generate visitation and spend from beyond. In addition, there is potential to create substantial indirect employment and patronage for other local businesses particularly in food and beverage.

A similar strategy should be adopted in introducing a TAFE and private hospital, linking community with knowledge based precincts

Industrial development will be long term, under a straight-line take-up throughout the future period. It is noted that development may not necessarily follow this timeline, with development ultimately guided by investment and planning strategy.

TABLE OF CONTENTS



Indicative Staging of Facilities by Jobs – Low Case Scenario

GMPGA, 2016-2101 Table 6.7

Note*: Staging of retail centres and associated jobs follows initial population forecasts provided in the Greater Macarthur Retail Analysis study. As such, staging of retail jobs is not provided for the purposes of this assessment

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Retail*

Commercial Office 176 650 624 81 0 0 0 0 0

Education 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Child Care 10 49 59 10 10 0 0 0 0

Primary School 117 587 469 235 117 117 0 0 0

Secondary School 0 470 235 0 0 235 0 235 0

Special Needs School 0 66 66 0 0 0 0 0 0

Education - Total 127 1,172 829 244 127 352 0 235 0

Community Services 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Community Centre (Local) 0 16 16 8 0 8 0 0 0

Community Centre (Civic / Regional) 0 0 35 0 0 35 0 0 0

Library 0 29 29 0 0 0 0 0 0

Youth Centre 0 21 21 11 0 11 0 0 0

Place of Worship 2 10 12 2 2 2 2 0 0

Club 0 137 0 69 0 0 0 0 0

Emergency Services (Ambulance) 0 0 30 0 0 0 0 0 0

Emergency Services (Fire) 0 50 25 25 0 25 0 0 0

Emergency Services (Police) 0 191 0 191 0 0 0 0 0

Total - Community Services 2 454 168 305 2 81 2 0 0

Health Centres 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Medical Centre 8 64 0 0 0 0 0 0 0

Aged Care 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Residential Aged Care 0 28 28 14 0 14 0 0 0

Independent Living Units 0 11 11 6 0 6 0 0 0

Total - Aged Care 0 39 39 19 0 19 0 0 0



Indicative Staging of Facilities by Jobs continued – Low Case Scenario

GMPGA, 2016-2101 Table 6.8

Low Case Scenario assumes population of 136,200 on completion *assumes existing 1,500 industrial jobs in the GMPGA Source: Urbis

Recreational 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Indoor Sport and Recreational Centre 0 38 0 38 0 0 0 0 0

Aquatic Centre 0 25 25 0 0 25 0 0 0

Gym 13 91 13 0 0 0 0 0 0

Cinema 0 40 40 0 0 0 0 40 0

Total - Recreational 13 194 78 38 0 25 0 40 0

Other - Population Driven 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Home Workers 785 2,894 2,778 900 606 470 374 292 0

Construction 190 700 672 218 146 114 90 71 0

Public Administration 35 127 122 40 27 21 16 13 0

Utilities (Electricity, Water, Gas, Internet) 35 127 122 40 27 21 16 13 0

Property Maintainence Services 43 159 153 49 33 26 21 16 0

Waste Collection Services 9 32 31 10 7 5 4 3 0

Correctional Services 9 32 31 10 7 5 4 3 0

Security/Investigation Services 26 95 92 30 20 15 12 10 0

Total - Other Population Driven 1,131 4,167 3,999 1,296 872 677 539 420 0

Strategic Uses 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Private Hospital (50-100 beds) 0 200 0 0 0 0 0 0 0

TAFE 0 200 0 0 0 0 0 0 0

Hotel (100 rooms) 0 61 0 0 0 0 0 0 0

Serviced Apartment (100 rooms) 0 61 0 0 0 0 0 0 0

Hotel (50 rooms) 0 31 0 31 0 0 0 0 0

Destinational F&B 0 130 0 65 0 0 0 0 0

Industrial* 1,500 875 875 875 875 875 875 875 875

Adventure Theme Park 0 250 0 0 0 0 0 0 0

Biosphere 0 250 0 0 0 0 0 0 0

Total - Strategic Uses 1,500 2,058 875 971 875 875 875 875 875

TABLE OF CONTENTS



Indicative Staging of Facilities by Jobs – High Case Scenario

GMPGA, 2016-2101 Table 6.9

Note*: Staging of retail centres and associated jobs follows initial population forecasts provided in the Greater Macarthur Retail Analysis study. As such, staging of retail jobs is not provided for the purposes of this assessment

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Retail*

Commercial Office 176 668 674 99 33 0 0 0 0

Education 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Child Care 9 57 47 19 0 0 0 0 0

Primary School 117 587 587 117 117 117 0 0 0

Secondary School 0 235 470 0 235 0 0 235 0

Special Needs School 0 66 66 0 0 0 0 66 0

Education - Total 127 944 1,170 136 352 117 0 301 0



Community Centre (Civic / Regional) 0 0 35 0 35 0 0 0 0

Library 0 19 19 0 19 0 0 0 0

Youth Centre 0 21 32 0 11 0 0 11 0

Place of Worship 2 12 10 4 2 2 2 2 0

Club 0 138 68 68 0 0 0 0 0

Emergency Services (Ambulance) 0 0 30 0 0 0 0 0 0

Emergency Services (Fire) 0 50 50 0 25 0 0 0 0

Emergency Services (Police) 0 206 206 0 0 0 0 0 0

Total - Community Services 2 461 473 72 100 2 2 20 0

Health Centres 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Medical Centre 8 63 16 0 0 0 0 0 0

Aged Care 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Residential Aged Care 0 28 42 0 14 0 0 14 0

Independent Living Units 0 11 17 0 6 0 0 6 0

Total - Aged Care 0 39 58 0 19 0 0 19 0



Indicative Staging of Facilities by Jobs continued – High Case Scenario

GMPGA, 2016-2101 Table 6.10

High Case Scenario assumes population of 146,800 on completion *assumes existing 1,500 industrial jobs in the GMPGA Source: Urbis

Recreational 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Indoor Sport and Recreational Centre 0 38 38 0 0 0 0 0 0

Aquatic Centre 0 25 25 0 25 0 0 0 0

Gym 13 91 13 13 0 0 0 0 0

Cinema 0 40 40 0 0 40 0 0 0

Total - Recreational 13 194 116 13 25 40 0 0 0

Other - Population Driven 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Home Workers 729 2,759 2,786 911 613 497 347 347 111

Construction 176 667 673 220 148 120 84 84 27

Public Administration 32 121 122 40 27 22 15 15 5

Utilities (Electricity, Water, Gas, Internet) 32 121 122 40 27 22 15 15 5

Property Maintainence Services 40 152 153 50 34 27 19 19 6

Waste Collection Services 8 30 31 10 7 5 4 4 1

Correctional Services 8 30 31 10 7 5 4 4 1

Security/Investigation Services 24 91 92 30 20 16 11 11 4

Total - Other Population Driven 1,049 3,972 4,010 1,311 882 715 500 500 160

Strategic Uses 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Private Hospital (50-100 beds) 0 0 300 0 0 0 0 0 0

TAFE 0 250 0 0 0 0 0 0 0

Hotel (100 rooms) 0 61 0 0 0 0 0 0 0

Serviced Apartment (100 rooms) 0 61 0 0 0 0 0 0 0

Hotel (50 rooms) 0 31 0 31 0 0 0 0 0

Destinational F&B 0 130 0 65 0 0 0 0 0

Industrial 1,500 875 875 875 875 875 875 875 875

Adventure Theme Park 0 250 0 0 0 0 0 0 0

Biosphere 0 250 0 0 0 0 0 0 0

Total - Strategic Uses 1,500 1,908 1,175 971 875 875 875 875 875

TABLE OF CONTENTS



Indicative Staging of Facilities by Gross Floor Area (sq.m) – Low Case Scenario

GMPGA, 2016-2101 Table 6.11

Note*: Staging of retail centres and associated floorspace follows initial population forecasts provided in the Greater Macarthur Retail Analysis study. As such, staging of retail floorspace is not provided for the purposes of this assessment

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Retail*

Commercial Office 3,500 13,000 12,500 1,600 0 0 0 0 0

Education 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Child Care 700 3,500 4,200 700 700 0 0 0 0

Primary School 5,500 27,500 22,000 11,000 5,500 5,500 0 0 0

Secondary School 0 17,500 35,000 0 0 17,500 0 17,500 0

Special Needs School 0 5,500 5,500 0 0 0 0 0 0

Education - Total 6,200 54,000 66,700 11,700 6,200 23,000 0 17,500 0



Community Centre (Civic / Regional) 0 0 1,400 0 0 1,400 0 0 0

Library 0 2,400 2,400 0 0 0 0 0 0

Youth Centre 0 1,500 1,500 750 0 750 0 0 0

Place of Worship 500 2,500 3,000 500 500 500 500 0 0

Club 0 5,000 0 2,500 0 0 0 0 0

Emergency Services (Ambulance) 0 0 5,000 0 0 0 0 0 0

Emergency Services (Fire) 0 10,000 5,000 5,000 0 5,000 0 0 0

Emergency Services (Police) 0 5,000 0 5,000 0 0 0 0 0

Total - Community Services 500 27,200 19,100 14,150 500 8,050 500 0 0

Health Centres 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Medical Centre 500 4,000 0 0 0 0 0 0 0

Aged Care 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Residential Aged Care 0 1,000 1,000 500 0 500 0 0 0

Independent Living Units 0 1,000 1,000 500 0 500 0 0 0

Total - Aged Care 0 2,000 2,000 1,000 0 1,000 0 0 0



Indicative Staging of Facilities by Gross Floor Area (sq.m) continued – Low Case Scenario

GMPGA, 2016-2101 Table 6.12

Low Case Scenario assumes population of 136,200 on completion *refers to land size required (ha) Source: Urbis

Recreational 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Indoor Sport and Recreational Centre 0 2,500 0 2,500 0 0 0 0 0

Aquatic Centre 0 2,500 2,500 0 0 2,500 0 0 0

Gym 500 3,500 500 0 0 0 0 0 0

Cinema 0 4,000 4,000 0 0 0 0 4,000 0

Total - Recreational 500 12,500 7,000 2,500 0 2,500 0 4,000 0

Strategic Uses 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Private Hospital (50-100 beds) 0 7,500 0 0 0 0 0 0 0

TAFE 0 5,000 0 0 0 0 0 0 0

Hotel (100 rooms) 0 6,800 0 0 0 0 0 0 0

Serviced Apartment (100 rooms) 0 6,800 0 0 0 0 0 0 0

Hotel (50 rooms) 0 3,400 0 3,400 0 0 0 0 0

Destinational F&B 0 3,000 0 1,500 0 0 0 0 0

Industrial* 0 33 33 33 33 33 33 33 33

Adventure Theme Park* 0 200 0 0 0 0 0 0 0

Biosphere* 0 55 0 0 0 0 0 0 0

TABLE OF CONTENTS



Indicative Staging of Facilities by Gross Floor Area (sq.m) – High Case Scenario

GMPGA, 2016-2101 Table 6.13

Note*: Staging of retail centres and associated floorspace follows initial population forecasts provided in the Greater Macarthur Retail Analysis study. As such, staging of retail floorspace is not provided for the purposes of this assessment

2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Retail*

Commercial Office 3,500 13,400 13,500 2,600 0 0 0 0 0

Education 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Child Care 700 4,200 3,500 1,400 0 0 0 0 0

Primary School 5,500 27,500 27,500 5,500 5,500 5,500 0 0 0

Secondary School 0 17,500 35,000 0 17,500 0 0 17,500 0

Special Needs School 0 5,500 5,500 0 0 0 0 5,500 0

Education - Total 6,200 54,700 71,500 6,900 23,000 5,500 0 23,000 0


Community Centre (Local) 0 800 1,200 0 400 0 0 400 0

Community Centre (Civic / Regional) 0 0 1,400 0 1,400 0 0 0 0

Library 0 2,400 2,400 0 2,400 0 0 0 0

Youth Centre 0 1,500 2,250 0 750 0 0 750 0

Place of Worship 500 3,000 2,500 1,000 500 500 500 500 0

Club 0 5,000 2,500 2,500 0 0 0 0 0

Emergency Services (Ambulance) 0 0 5,000 0 0 0 0 0 0

Emergency Services (Fire) 0 10,000 10,000 0 5,000 0 0 0 0

Emergency Services (Police) 0 5,000 5,000 0 0 0 0 0 0

Total - Community Services 500 27,700 32,250 3,500 10,450 500 500 1,650 0

Health Centres 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Medical Centre 500 4,000 1,000 0 0 0 0 0 0

Aged Care 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Residential Aged Care 0 1,000 1,500 0 500 0 0 500 0

Independent Living Units 0 1,000 1,500 0 500 0 0 500 0

Total - Aged Care 0 2,000 3,000 0 1,000 0 0 1,000 0



Indicative Staging of Facilities by Gross Floor Area (sq.m) continued – High Case Scenario

GMPGA, 2016-2101 Table 6.14

High Case Scenario assumes population of 146,800 on completion *refers to land size required (ha) Source: Urbis

Recreational 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Indoor Sport and Recreational Centre 0 2,500 2,500 0 0 0 0 0 0

Aquatic Centre 0 2,500 2,500 0 2,500 0 0 0 0

Gym 500 3,500 500 500 0 0 0 0 0

Cinema 0 4,000 4,000 0 0 4,000 0 0 0

Total - Recreational 500 12,500 9,500 500 2,500 4,000 0 0 0

Strategic Uses 2016-21 2022-31 2032-41 2042-51 2052-61 2062-71 2072-81 2082-91 2092-01

Private Hospital (50-100 beds) 0 0 15,000 0 0 0 0 0 0

TAFE 0 5,000 0 0 0 0 0 0 0

Hotel (100 rooms) 0 6,800 0 0 0 0 0 0 0

Serviced Apartment (100 rooms) 0 6,800 0 0 0 0 0 0 0

Hotel (50 rooms) 0 3,400 0 3,400 0 0 0 0 0

Destinational F&B 0 3,000 0 1,500 0 0 0 0 0

Industrial* 0 33 33 33 33 33 33 33 33

Adventure Theme Park* 0 200 0 0 0 0 0 0 0

Biosphere* 0 55 0 0 0 0 0 0 0

TABLE OF CONTENTS



6.5. RISKS The GMPGA is not immune to the risks associated with large scale greenfield development. The intention to create new residential communities within development precincts will present unique challenges let alone the challenge of integrating the GMPGA into the wider Metropolitan Sydney context.

Table 6.15 outlines some of the risks that may impact on strong community development within the GMPGA.



Risks

GMPGA Table 6.15

Risk Risk Type Description

Pattern of

Development

Development Risk The growth fronts of residential development are expected to commence within the Menangle Park and Mount Gilead and

Wilton precincts. However, these precincts are large and are quite separated from each other. It could prove difficult to

leapfrog the urban gap between these two precincts, with no current planning proposals in place to integrate Douglas Park

into the GMPGA.

Stakeholder

Interest

Strategic Risk Residential development is heavily reliant on the interests of landowners and developers. As such, the Wilton precinct has

already received strong commitment from developers such as Bradcorp and Walker Corporation, with Lend Lease already

established with their Bingara Gorge community development. Future commitment from landholders across the GMPGA

will ultimately guide public sector funding for critical infrastructure required for public transport, roads, and employment

centres.

Growth of

Western

Sydney

Competitive Risk Competition from the Western Sydney Priority Growth Area could impact on the development of the GMPGA. This is

noting the state government’s commitment of providing a second Sydney airport at Badgerys’s Creek, and new dwelling

capacity to meet the housing supply needs across Metropolitan Sydney. This could potentially compete with housing in the

GMPGA, noting the housing supply risk associated with large scale land release.

The growth of the Western Sydney Employment Area (WSEA) could have significant implications for future industrial land

at the GMPGA. This is noting the proximity of WSEA to strategic infrastructure (Sydney Airport, Port Botany, and proposed

Intermodal Terminal at Moorebank), and a significantly higher amount of undeveloped land that is expected to compete

with future industrial land at the GMPGA.

Technology

Impacts on

Labour

Technological Risk The progressive digitisation of our national economy continues to disrupt traditional and main industry sectors of

employment. The effects of new digital technology within industries have been examined through how industries deliver

products and services, and management of business and supply chain processes. A key example of digital disruption is

online retailer Amazon’s entry into the Australian market, who are understood to be looking for warehousing distribution

sites in WSEA as well as Goodman Group’s $50 million industrial estate at Oakdale (33 km west of Wilton). This

potentially impacts the way traditional logistics and warehousing sectors continue to operate into the future, and could pose

further implications for industrial land required for these uses.

TABLE OF CONTENTS



APPENDICES


APPENDIX A INDUSTRIAL PRECINCT PROFILES

TABLE OF CONTENTS


APPENDICES

Maldon

Zoning IN3 Heavy Industrial

Access Adjacent to Picton Road, which provides access to Hume

Highway.

Scale Land Area: 169ha

Employment: 100 employees (BTS, 2011)

Land Use Compatibility Rural uses to the immediate west and south, however limited

by environmental zoning to the east.

Current Uses Concrete Manufacturing (Boral Concrete Quarrying Services)

Amenities Located 3.0 km from Picton Town Centre

Lessons for the GMPGA Specialised precinct driving employment within the region

Access to Southern Freight Railway via Maldon Rail Terminal

Potential for large amount of undeveloped land to be taken up in the short to medium term.

APPENDICES


Picton

Zoning IN2 Light Industrial

Access Good access to Picton Town Centre via Old Hume Highway,

although separated from major roads or highways

Scale Land Area: 30.7ha

Employment: N/a

Land Use Compatibility Rural uses to the immediate south and west provides natural

buffering, low density residential to the north.

Current Uses Manufacturing

Electrical Services

Automotive Repairs

Amenities Located 3.5 km south of Picton Town Centre, which consists of Coles and IGA supermarkets

Lessons for the GMPGA Provides urban support services for local businesses and residents in the Picton region, critical in supporting local population

Potential to locate emergency services such as fire and rescue depot on industrial land, noting location of Picton fire depot within the precinct

TABLE OF CONTENTS


APPENDICES

Mona Vale

Zoning IN2 Light Industrial

Access Adjacent to Pittwater and Barrenjoey Road, allows the site to

service the Northern Beaches region


Employees: 1,700 (BTS, 2011)

Land Use Compatibility Surrounded by low density and medium density residential,

which may suffer from noise impacts from industrial activity

Current Uses Automotive smash repairs

Timber and Hardware

Warehouse and Storage

Amenities Within 1km of Mona Vale Hospital

Surrounded by supermarkets and local shopping hubs

Lessons for the GMPGA Adjacent to retail centre, which allows for higher customer traffic into the region

Good positioning and access to local communities will make services viable into the future

Diverse range of goods and services will attract high customer base and continue to support local businesses

APPENDICES


McGraths Hill

Zoning IN1 General Industrial, IN2 Light Industrial, B5 Business

Development, B6 Enterprise Corridor

Access Good access to Windsor Road provides connection to

Northwest Sydney

Scale Land Area: 96.9Ha

Employees: N/a

Land Use Compatibility Rural uses to the west provides natural buffering from

residential. Business zoning to the immediate east.

Current Uses Manufacturing

Automotive Services

Plumbing Services

Amenities Close to Mulgrave train station

Within 2km of Windsor Riverview Shopping Centre

Lessons for the GMPGA Synergies between suppliers and retail business through adjacent industrial and business zonings

Ability to service local and regional population with good access to Windsor Road

TABLE OF CONTENTS


APPENDICES

Asquith

Zoning IN1 General Industrial, IN2 Light Industrial

Access Poor accessibility to Pacific Highway, and subject to traffic

congestion on eastern side of Asquith train station


Employees: 2,300 (BTS, 2011)

Land Use Compatibility Natural buffering to the North-East and East to reduce noise

however residential directly borders the North, West and South

of the site.

Current Uses Automotive Services

Electrical Services

Manufacturing (Food, Rubber)

Amenities Within 400 metres of Asquith train station and close to Hornsby train station

270 meters from Hornsby Ku-Ring-Gai Hospital

Lessons for the GMPGA The precinct plays a key role in urban support through clustering of automotive and manufacturing uses

Main source of employment within the region, which will continue to support future viability of the precinct

Good access to main road important in the functionality of large scale industrial precincts

APPENDICES


APPENDIX B NORTH PENRITH INDUSTRIAL PRECINCT – CASE STUDY PROFILE

URBIS.COM.AU EMPLOYMENT ASSESSMENT REPORT

Precinct Location 183

PRECINCT LOCATIONThe North Penrith Industrial Precinct (Map 5K.1) is located around 49.4 km north-west of the Sydney CBD. The Precinct measures 257.1 hectares, the largest industrial precinct covered in the study.

The Precinct’s major route connection is the Great Western Highway, a major arterial road directly south of the Precinct. The proposed Outer Sydney Orbital can potentially improve the accessibility and desirability of this precinct.

Location and Key Transport Infrastructure Map 5K.1

A summary of the locational characteristics of the Precinct is provided in Table 5K.1.

LOCATION CHARACTERISTICS

NORTH PENRITH INDUSTRIAL PRECINCT TABLE 5K.16

Characteristic Detail

Distance to nearest train station Directly south (Penrith train station)

Distance to nearest motorway 4.3 km south (M4 motorway)

B-Double truck access Yes

Surrounding land uses Nepean River, to the west

Low-density residential, to the north and

east

Train line and local retailing, to the

south.

184 Planning Analysis


PLANNING ANALYSISThis section provides an overview of the relevant planning controls and policies that apply to the North Penrith Industrial Precinct.

PLANNING OVERVIEW Map 5K.2 shows the zonings that apply across the Precinct while Table 5K.2 opposite summarizes planning instruments and controls for the Precinct.

Zoning Map Map 5K.2

PLANNING OVERVIEW


Local Government

Area Penrith

Environmental

Planning

Instruments (EPIs)

Penrith Local Environmental Plan 2010

Current zoning(s) IN1 General Industrial

IN2 Light Industrial

SP2 Infrastructure (Classified Road)

Permissible land

uses (not including

commercial uses)

IN1 General Industrial

Depots; Freight transport facilities; General industries; Industrial training facilities; Industries; Landscaping material supplies; Light industries; Places of public worship; Plant nurseries; Self-storage units; Storage premises; Take away food and drink premises; Timber yards; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Warehouse or distribution centres


Depots; Educational establishments; Light industries; Plant nurseries; Resource recovery facilities; Self-storage units; Service stations; Timber yards; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres; Waste or resource transfer stations


Environmental protection works; Flood mitigation works; Roads


Planning Analysis 185

Permissible

commercial uses

IN1 General Industrial

Animal boarding or training establishments; Boat building and repair facilities; Garden centres; Hardware and building supplies; Industrial retail outlets Kiosks; Neighbourhood shops; Neighbourhood shops; Recreation facilities (indoor); Medical centres; Neighbourhood shops; Places of public worship; Take away food and drink premises;


Amusement centres; Child care centres; Community facilities; Crematoria; Food and drink premises; Function centres; Garden centres; Hardware and building supplies; Hotel or motel accommodation; Industrial retail outlets; Industrial training facilities; Kiosks; Landscaping material supplies; Respite day care centres; Veterinary hospitals


Nil

Site specific

permitted land

uses

No site specific land uses exist within the Precinct

Heritage

constraints

Multiple local heritage items are located within the Precinct. This items are listed below:

Bennetts Wagons(2151(a) Castlereagh Road)

Edwardian cottage (2068 Castlereagh Road)

The Lodge (48–56 Leland Street)

Victorian house (2083–2089 Castlereagh Road)

Castlereagh Road Alignment.

Floor Space Ratio

(FSR) No Floor Space Ratio is applied to the Precinct.

Maximum building

height 12m

RECENT REZONINGS As at July 2016 no Gateway Determinations within the Precinct have been issued by the NSW Department of Planning and Environment following the gazettal of the Penrith Local Environmental Plan 2010 in September 2010.

SIGNFICANT DEVELOPMENT ACTIVITY A 21,000 sq.m warehouse for Meyer Timber on Castlereagh Road in Penrith with an estimated value of $13 million has development approval.

OPPORTUNITIES FOR INTENSIFICATION OF EMPLOYMENT USES The table shows that the current planning instruments still allow for quite a substantial potential uplift in the density of development in the Precinct.

REDEVELOPMENT POTENTIAL

North Penrith Industrial Precinct Table 5K.18

Limited Moderate Significant

Number of

properties

1 (<1%) 80 (34%) 155 (66%)

Footprint areas 1,467 (<1%) 199,260 (43%) 267,254 (57%)

Properties where the existing building is already higher than 70% share of the maximum height limit in the precinct are considered to have limited opportunities for increasing employment intensification, properties at 50% to 70% of the maximum height limit for the precinct are considered to have moderate development potential and properties below 50% of the maximum height limit in the precinct are considered to have significant uplift potential.

186 Industrial Land Typology and Uses


INDUSTRIAL LAND TYPOLOGY AND USESNATURE AND CHARACTERISTICS OF LAND USES The current tenants within this Precinct are consistent with the permitted uses for IN1 General Industrial and IN2 Light Industrial.

Map 5K.3 shows the levels of each building and includes images, providing a snap shot of the Precinct.

The Precinct contains a large cluster and range of industrial uses serving the local and the wider Metropolitan Sydney market. Local uses are dispersed throughout the Precinct.

The Precinct is characterised by predominantly new building stock, with limited pockets of older well-maintained buildings, typically between one to two levels.

Sites are typically larger in nature – this includes strata office/warehouse complexes located to the north of the Precinct (see Map 5K.1). There are only a few small areas that offer smaller strata office/warehouse units, located toward the north, south-east and south-west of the Precinct.

The northern area of the Precinct, east of Castlereagh Road and south of the Stockland land subdivision, is a relatively new established area. Buildings in this area of the Precinct are all new and vary – large format and small strata unit/warehouse offices, warehouse buildings, and a health and fitness ‘precinct’.

There are a large number of car showrooms and bulky goods retail businesses concentrated along Castlereagh Road, which have large set-backs from the road. Businesses located here benefit from high traffic exposure.

Businesses located throughout the Precinct benefit from wide roadways. Leland Street, located to the north-east of the Precinct, appears to be the only road with some congestion issues due to the large quantity of freight trucks parking and waiting to unload/load.

The Precinct’s south-east and north is well buffered from the newly developed low-density residential areas. Natural vegetation and wide roadways also provide strong buffering around all other areas of the Precinct.

The Precinct overall seems to have a relatively low vacancy level of around 5%.

Chart 5K.1 illustrates the type of uses (determined by property and business type) that currently occupy the Precinct. The data was collected by Urbis in June 2016, and included a combination of:

Physical inspection of properties

Geographic information system analysis

Interviews with various tenants.

It is important to note, due to the fact there is a large presence of car showroom uses, calculated floorspace does not take into account the areas used to display vehicles that are not in buildings.

The most prevalent property type (in terms of floorspace) within the Precinct is the combined warehouse/office buildings, representing around 50% of total floorspace.


Industrial Land Typology and Uses 187

PROPERTY TYPE

NORTH PENRITH CHART 5K.1

Note: 'Floorspace' is based on the combination of building footprint and number of building levels Other' refers to parking areas / unidentified buildings and tenants / buildings under construction / gas stations Source: Urbis

INDUSTRIAL LAND TYPOLOGY The nature of uses within the North Penrith Industrial Precinct is mixed. As such, the Precinct falls into more than one ‘Industrial Land Typology’:

Warehouse / office: there are a range of property types that accommodate office and warehouse space, including large format strata unit complexes, small strata unit complexes, single tenant occupying medium sites, and single tenant occupying large sites

Local services: dispersed throughout the Precinct

Retail (big box and bulky goods): includes disjointed bulky goods tenants

Light industry / Light manufacturing

Major freight, industry and heavy manufacturing

Urban services.

A breakdown of example tenants for each of the typologies listed above is detailed in Table 5K.4.

Table 5K.4 illustrates that warehouse and office is a dominate typology in the Precinct.

Note: 'Floorspace' is based on the combination of building footprint and number of building levels

Other' refers to parking areas / unidentified buildings and tenants / buildings under construction / gas stations

Source: Urbis

Bulky GoodsRetail

Strata OfficesWarehouse/

Office

Office/Warehouse/Manufact.

WarehouseAutomotive

ServicesOther

Floorspace(Sq.m)

31,809 90,515 326,778 89,909 46,022 27,706 57,436

% ofTotal

Floorspace5% 14% 49% 13% 7% 4% 9%

Numberof Buildings

5 30 126 9 12 17 37

31,809

90,515

326,778

89,909

46,022

27,706

57,436

0

50,000

100,000

150,000

200,000

250,000

300,000

350,000

Flo

ors

pace (

Sq.m

)



INDUSTRIAL LAND TYPOLOGY NORTH PENRITH TABLE 5K.4

Typology Example Tenants Approximate Share of Precinct (%)

Warehouse/ Office There are a number of large sites with one tenant including Australia Post (Nepean Business Hub), J.K. Williams, Go-Shu Australian Sake, OneSteel Metalcentre (steel distributor), Maincom group (building repair services), and Sei Pak Pty Ltd (packaging supply store).

Smaller sites include Allform Home Additions, Cassola Kitchens, Willowdene Constructions Pty Ltd, Klenall Industrial Suppliers, CBC Australia Pty Ltd (bearing supplier) – located within Penrith Valley Industrial Centre

There are a number of self-storage facilities located throughout the centre of the Precinct, including Kennards, Storage King, and Global Self-Storage Penrith.

Tenants that occupy large format strata unit complexes to the north include Mereton Textiles (fabric wholesaler), DCS, Lewis Printing, and Alex Zanda (ergonomic seating).

Tenants that occupy small strata units to the north, south-east and south-west include Farra Pet Foods, AH Fencing Pty Ltd, Autoquip Australia, BTN Engineering Pty Ltd, S.S. Fibreglass, GS Security, Bible League, Thurston Signs, BC Kitchens and Shopfitting, Ashbree Saddlery, Austek Play, Rebel Cleaning Services, Tex Onsite, Cross Properties, Signage, BetterBuilt Homes, and Jennyren Gifts. Some of these tenants (that are located to the north of the Precinct) service the online market.

40%

Local Services Automotive services: clustered toward the south-east, directly north of newly developed low-density residential dwellings, and include Oztrack Pty Ltd, Marko Automatic Transmissions Specialist, Cooper’s Smash Repairs, Mick Dryer Motorcycles, Keiper Automotive Services, Race Solutions, and Panther Auto Repairs Pty Ltd.

Automotive services are also dispersed throughout the west area of the Precinct (i.e. west of Castlereagh Road) and include Subaru Service Centre, Warra Don Truck Bodies, The Smash Repair Centre, Accident repair Management (NRMA), Specialised Brake and Clutch Service, Tyrepower, and Tractor Replacements NSW (Tractor Australia).

Home Services: mainly clustered toward the south-eastern area of the Precinct (north of newly developed low-density residential) and include Reece Plumbing, Total Tools Penrith, Concrete and Construction Trade Store, Abel Sportswear, and Tradelink.

Fitness-related services: there are a number of fitness (high-quality) services established within this Precinct, including World Gym (south-west), Penrith Indoor Sports and Recreation (centre of the Precinct, west of Castlereagh Road), and CrossFit Health and Fitness (north) . The most notable are Atmosphere Health and Fitness Club and Nepean Aquatic Centre (recently established in the past five years) – occupying around 1.5 hectares, located to the north-east area of the Precinct.

20%


Industrial Land Typology and Uses 189

Typology Example Tenants Approximate Share of Precinct (%)

Retail (big box and bulky goods)

Car Showroom: Forms a large presence throughout the centre of the Precinct and include Heartland Holden, Subaru, Mitsubishi (Nepean Motor Group), A’van Caravans and Campers Pty, and Jeep.

Bulky goods tenants located mainly along Castlereagh Road and Coreen Avenue include Bunnings Warehouse, Petbarn, Hudson Home Timber and Hardware, Stratco, Leonards Automotive Repairs, Potter Automotive, and Jamie Warehouse Mechanical Repairs.

There are a few bulky goods retailers located off Castlereagh Road, including John Deere (farm and turf equipment), Bay Gallery Furniture, Peachtree Antiques, A.S.M Multitask Pty Ltd (factory / showroom), and United House Furniture.

20%

Light industry / Light manufacturing

Most businesses related to this typology include light manufacturing coupled with warehousing and include HiTech Stencilcrete (manufacturing and packaging of concrete stencils), Sigra Rollingstock Components (manufacturing and supplying to the rail industry), and Victoria Postforming and Laminating Services (laminating bench top manufacturers).

10%

Major freight, industry and heavy manufacturing

Crane Enfield Metals Pty Ltd / Crane Copper Tube (manufacturing) – located toward the centre of the Precinct, east of Castlereagh Road - as well as Boral Concrete Plant, located south-east and o-I Sydney (glass manufacturer) in North-east of the precinct.

5%

Urban services Power/Electricity Supply, located toward the Precinct’s south, bounded by Museum Drive to the south and east, and Castlereagh Road to the north and west.

Busways (Bus depot), located to the south-west edge of the Precinct.

5%



Characteristic of Precinct Map 5K.3


Industrial Land Supply and Employment Profile 191

INDUSTRIAL LAND SUPPLY AND EMPLOYMENT PROFILE This section considers the nature and scale of employment across the North Penrith Industrial Precinct.

Chart 5K.2 shows the quantum of zoned industrial land within the North Penrith Industrial Precinct.

In January 2013, the total zoned industrial land in the Precinct was 257 hectares, around 100 hectares (approximately 40%) of which was undeveloped land. The total zoned industrial land has been increasing from January 2013 to January 2016 from 239 hectares to 257 hectares.

ZONED EMPLOYMENT LAND STOCK

NORTH PENRITH INDUSTRIAL PRECINCT CHART 5K.2


NATURE OF EMPLOYMENT AND LAND


Factor Value

Total employment, 2016 5,085

Total land area, Jan 2015 257.1 hectares

Total floorspace 670,175 sq.m

Average land area per employee 506 sq.m

Average floorspace per employee 132 sq.m

Source: Employment Lands Development Program, NSW Department of Planning and Environment, Table: Urbis


238.9251.3 257.1

0

50

100

150

200

250

300

Jan-13 Jan-14 Jan-15

Zoned E

mplo

ym

ent

Land (

Ha)

Developed Undeveloped

192 Industrial Land Supply and Employment Profile


The top three industries of employment in the Precinct, estimated to account for 76% of the 5,085 jobs in the Precinct in 2016, include:

Manufacturing, utilities and construction

Retail trade and accommodation

Warehousing and wholesale trade.

The largest industry of employment in the Precinct is manufacturing, utilities and construction, currently providing an estimated 40% of jobs in the Precinct. Employment in this industry is projected to grow from 1,910 jobs in 2011 to 2,234 jobs by 2036, representing an average annual growth rate of just 0.6%.

Map 5K.4 opposite shows the place of residence of those who work in the Lansvale Industrial Precinct and how they travel to work. The dots represent where workers live, and the two different colours signal how they travel to work, either by car or public transport. One map shows the Broader Sydney geographic context and the insert map shows a 5 km radius.

There is quite a dense clustering of workers who live within 5 km of the Precinct predominantly traveling by private motor vehicle.

Where Do Precinct Workers Live, 2011 Map 5K.4


Business Insights 193

NORTH PENRITH INDUSTRIAL PRECINCT BUSINESS INSIGHTSNorth Penrith Industrial Precinct is one of the most diverse of the precincts audited in this study, and the business interviews capture that range and diversity. Overall, the sense is that this Precinct provides a location for growing businesses that may benefit from an increasing population, unlike some precincts where we observed cases of declining or stagnating businesses.

PROFILE Most of the businesses interviewed have between 10 and 20 employees, and one had less than five employees.

The businesses interviewed in the Precinct comprised:

Rollingstock components provider

Spring water bottler and wholesaler

Steel supplies for wholesale and retail customers

Electrical and communications installer

Vitamin distribution centre for online sales orders

Giftwear showroom

Soap manufacturer

Spare parts provider

Gymnasium / health club.

Of the businesses interviewed, only one was manufacturing products, a business making plant based soap and skincare products. One theme that has emerged from the interviews is that almost half of the businesses interviewed are supplying health and wellbeing products and services to meet the growing demand. These products include vitamins, organic skincare and spring water.

TENURE The rollingstock components business has a long tenure in the Precinct having existed in that location for approximately 20 years, and the soap manufacturer has been in operation for approximately 30 years in the area.

Other businesses interviewed have tenure of between 5 and 10 years.

The vitamin distributor was relatively new, having relocated from a site in Richmond, where they had outgrown their premises.

LOCATION DRIVERS The residential location of the owner was the lead location factor for the rollingstock components, soap manufacturer, vitamin distributor and spare parts provider.

Access to customers is the lead location factor for the gymnasium / health club and the steel supplier.

One business cited his only reason as ‘cheap’ property for his decision to locate in the Precinct, which he was using primarily for warehouse and distribution.

194 Business Insights


CUSTOMERS Businesses that serve a mostly local customer base are the steel supplier and gym/health club. The steel supplier is part of a large national network and this location’s main role is to service customers in the Penrith, Blue Mountains and outer locations of Western Sydney. Steel is an important material for construction in the Blue Mountains largely driven by compliance with fire risk building specifications that requires steel to be used. As such, demand for steel products in this geographic market has increased as fire risk specifications have tightened. The developer and owner of the gym had a vision to provide a unique health and wellbeing offer in the Penrith area that would tap into the aspirations of a growing and increasingly affluent resident. This business is an interesting example of a use not strongly associated with an IN1 zoning, though gyms are often a permitted use. This business is essentially a modern lifestyle health and wellbeing business.

The rolling stock components business supplies train operators and the products are for trains throughout NSW, Queensland and Victoria. Customers therefore are not local.

Customers of the electrical and communications installer, spring water wholesaler and vitamin distributor are distributed across the Sydney Metropolitan area.

The soap manufacturer also had a showroom for the products made by the business and giftwear, and thereby operating as a retail wholesaler. Customers are dispersed across Australia with a small proportion of overseas-based customers.

Overall, there is no pattern in terms of the role of the Precinct in terms of location and access to customers. The range of businesses highlights the diverse role of the Precinct.

SUPPLIERS None of the businesses interviewed sourced supplies from the local Penrith area. However, the water wholesaler obtains its spring water from the Blue Mountains, which can be regarded as local in relation to this Precinct.

The steel supplier’s products are obtained from multiple regions including Port Kembla in NSW and Whyalla in South Australia.

The vitamin distributor sources from within Australia and overseas. Both the rollingstock components and spare parts provider indicated supplies can come from a wide variety of sources interstate or across Sydney, though no supplies are obtained from the local area.

As with the customer profile, it is not possible to identify a theme in terms of source markets for supplies.

EMPLOYEES The rollingstock components and steel supplies businesses had employees who travel from the Blue Mountains. The North Penrith Precinct is relevant to the Blue Mountains as a location for employment opportunities in the same way that Taren Point and Caringbah attract employees from the Illawarra region.

Other businesses indicated their employees as coming from the local area.

SUITABILITY FOR THE NEEDS OF CURRENT BUSINESSES The Precinct provides a good range of properties in terms of size and type.

Another observation is the high presentation standards of many office and warehouse properties. Quality presentation is important for businesses concerned about image. There were no constraints identified by businesses. Traffic flows well, the streets have capacity for truck access and there is a good range of amenity to support workers such as service station /convenience stores, McDonald’s and Bunnings Warehouse.

Distance to the train station is one constraint for businesses, though not identified as an important issue for the interviewed businesses. The reliance on car transport though has implications as potential candidates will be limited to those who have car access, and parking congestion could be an issue. However, we did not observe road congestion from on-street parking to be a problem at this time.


Conclusions 195

CONCLUSIONSThe Precinct is notably large particularly compared to other precincts assessed in this study. It is well laid-out and presented, and no apparent challenges or limitations to future growth were evident. It stands out as a Precinct that caters to the needs of a growing population as seen by the self-storage facilities, and changing consumer preferences and trends evident by the scale of lifestyle related services within the Precinct.

KEY FEATURES AND CHALLENGES North Penrith Precinct Table 5k.7

Large scale and large clustering of businesses evident for automotive showrooms, bulky goods retail, wholesale and light industry uses.

There is a wide range of property types – new business park, older well-maintained smaller/medium properties, and large strata unit office/warehouse space, which overall are well-maintained. New property types would most likely increase the appeal of the Precinct for new businesses or those wanting to relocate from older premises.

There is a substantial supply of undeveloped land supply left to accommodate future employment intensification in the Precinct. Furthermore, there is significant potential to develop the current properties from existing heights to maximum heights allowed under the current planning controls.

Access overall is good with wide roadways providing easy access into/out of sites, access for B-Double trucks and relatively close proximity to a train station means workers could use public transport to access the Precinct.

The Precinct provides employment to local residents with a high concentration residing within 5 km, and also for residents from the Blue Mountains Region.

greater macarthur priority growth area...strategic positioning relative to the regional,...

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