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Blue Mountains City Council

Planning Study for Employment Land in the Blue Mountains

November 2012

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Abigail Goldberg et al Pty Ltd (ABN 93 094 794 564) trading as GoldbergBlaise together with:



November 2012

Abigail Goldberg et al Pty Ltd (ABN 93 094 794 564) trading as GoldbergBlaise

Blue Mountains City Council Planning Study for Employment Land in the Blue Mountains November 2012

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Table of contents

1 EXECUTIVE SUMMARY 5 2 BACKGROUND 8

2.1 Local Context 8 2.2 Purpose of this Report 8 2.3 Study Objectives 9 2.4 Structure of the Report 9

3 OVERVIEW OF REGIONAL CONTEXT 11 3.1 Introduction 11 3.2 Central West NSW 11 3.3 Western Sydney 12 3.4 Sydney Metropolitan Strategy: Employment Lands Project 14 3.5 Urban TaskForce: “Jobs in Western Sydney – Redressing the Balance” 17 3.6 Synthesis of Findings 18

4 LAND USE SURVEY (INCL SUBDIVISION ANALYSIS AND REVIEW OF EXISTING INFRASTRUCTURE) 20

4.1 Overview 20 4.2 Study Area and Precincts 20

5 REVIEW OF EXISTING PLANNING CONTROLS AND RECENT APPROVALS 26 5.1 Overview 26 5.2 Employment Planning Controls 26 5.3 Recent Approvals 31 5.4 Foreshadowing Changes – Planning Green Paper 32 5.5 Case Studies – Other Council Approaches 34 5.6 Synthesis of Findings 36

6 DEMOGRAPHIC, EMPLOYMENT AND INDUSTRY DATA ANALYSIS 38 6.1 Overview 38 6.2 Population Trends 38 6.3 Macro Economic Trends and Directions for Employment Lands 44 6.4 Context: Sydney Employment Lands 46 6.5 Employment Trends – Blue Mountains 50 6.6 Future Demand for Industrial Land 51 6.7 Performance of Key Existing Industrial estates 51 6.8 Neighbouring competition 53 6.9 Synthesis of Findings 54



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7 CONSULTATION AND CASE STUDIES 57 7.1 Overview 57 7.2 Local Landowners and Tenants – Employment General 57 7.3 Local Landowners and Tenants – Employment Enterprise 58 7.4 Creative Industry Professionals 58 7.5 Local Real Estate 59 7.6 Case Study: Goodman Industrial (Interview: Will Dwyer, National Planning

Manager) 60 7.7 Case Study: Sydney Corporate Park (Winner: PCA Best Business/Industrial Park

2012) (Interview: David Hannan, CEO) 61 7.8 Urban TaskForce (Interview: Chris Johnson, CEO) 66 7.9 Synthesis of Findings 67

8 KEY FINDINGS – CURRENT SITUATION 68 8.1 SWOT Analysis 71

9 OPTIONS FOR SUSTAINABLE GROWTH 75 9.1 Overview 75 9.2 Options for Sustainable Growth 75

10 IMPLEMENTATION STRATEGY 79 10.1 Overview 79 10.2 Changes to Planning Controls 79 10.3 Staging 84 10.4 Specific Recommendations 86 10.5 Funding 87

A LAND USE SURVEY 93



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All rights reserved. No material may be reproduced without prior permission. While we have tried to ensure the accuracy of the information in this publication, the consultant accepts no responsibility or liability for any errors, omissions or resultant consequences including any loss or damage arising from reliance on information in this publication.

GoldbergBlaise operates in terms of quality management principles. This report has been prepared and reviewed in accordance with those principles. If the report is not signed below, it is a preliminary draft.

This report has been prepared by:

Abigail Goldberg and Albert Stafford

Signature:

Date: v1 19 November 2012 v2: 13 September 2013

This report has been reviewed by:

Abigail Goldberg and Dorothy Jakab

Signature:

Date: v1: 22 November 2012 v2: 13 September 2013



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1 Executive Summary

This report has been commissioned by the Blue Mountains City Council with regard to Employment Lands in the Blue Mountains. The viability of these lands is critical to achieving the community’s vision of a strong and diversified local economy that provides employment and business opportunities that are also appropriate to the location of a World Heritage area.

The overall aim of the study is to gain an understanding of factors that have influenced the development of employment lands in the Blue Mountains, to investigate the existing situation of the employment lands and the land use provisions and development controls that influence their use and development potential, and make recommendations on an appropriate strategic direction to stimulate development of the employment lands.

The study focuses on 11 established employment lands precincts from Blaxland in the lower Mountains to Blackheath at the peak. The report considers the precincts as a whole in relation to the regional context, then in detail through surveys of each location that includes a subdivision analysis and review of existing infrastructure. The survey updates information on the existing use and characteristics of the employment precincts for the first time in nearly twenty years and is at the forefront of a statewide move to audit employment lands. As the survey is comprehensive, outcomes are summarised in the body of the report, with the survey itself available as an Appendix.

There are currently approximately 100 hectares of land zoned for employment purposes in the Blue Mountains (outside the commercial areas of the town centres). The study findings show that overall the employment land precincts in the Blue Mountains are characterised by:

• Local service uses on small lots with local owners and employees.

• Low density development with little on street activity with few ancillary uses.

• Low turnover and little changes over time.

• Environmental constraints, from steep slopes and forests to wetlands.

Development applications received at Council confirm that there is currently little demand for employment uses, and it is primarily local applicants who are making submissions without professional support. Applicants report for their part that they find the planning process complex and restrictive. The report reviews the Blue Mountains planning controls, benchmarking to those of Hawkesbury, Wingecarribee, Penrith and the City of Sydney. Findings indicate that in addition to more onerous environmental constraints than elsewhere, the Mountains employment lands permit a narrower band of uses and the planning controls are less flexible than in competing areas.

An analysis of demographic, employment and industry data within the regional context of Central West NSW and Western Sydney regions, indicates there is a primary emphasis on improving the economy, employment and infrastructure within a current flat employment lands market in the Western Sydney regions. Research highlights that:

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• There has been a contraction in demand for and development of employment lands due to the GFC, as well as reductions in rent and land values in the sector. While an upturn will require more land, this will in the first instance be large sites with ready access to major freight networks and separation from other uses, which are not readily available in the Blue Mountains.

• Warehousing and logistics remain the dominant industry growth sector, however the small scale of sites in the Blue Mountains, geographic and planning constraints, shortage of flat land and proximity to Sydney, make the area less competitive than surrounding locations for these uses.

• Rentals in Penrith and the greater Penrith area are competitive to, possibly even less expensive than the lower Mountains. The upper Mountains are more competitively priced, but significantly less easy to access, and include steeply sloped areas and environmental constraints.

• The majority of existing jobs in the North West Subregion are in Penrith, Blacktown and Baulkham Hills LGAs. Growth in these areas has been historically significantly stronger than in the Mountains. These areas do in addition have larger parcels of flat land, better transport connections and easier access to Sydney, the port and airport. They also have more established signature owners and tenants.

• Descriptions of Blue Mountains employment lands in the Subregional Strategy, emphasises the local nature of their use and predominance of urban services that they accommodate.

Within this context the potential for employment growth in the Mountains is lower than in any other areas, but there is opportunity if a general shift in planning toward enhancing flexibility, and the importance of adaptability for emerging businesses, is acted on. This opportunity lies both in providing support for existing businesses as well as the proximity of the employment lands to the National Park, and it’s World Heritage listing.

As National Parks and Wildlife Service are heavily focused on maximising visitation to the Park and encouraging commercial partnerships, there are likely to be specific opportunities for companies to establish and grow businesses in this sector. In tandem with this potential growth and the Mountains unique geographic location there exists opportunities for growth in ‘green’ or bio products. Since existing businesses are dominated by SMEs they are more likely to already be applying sustainability principles, even innovations, and to be more responsive to them. This fits well overall with the environmental emphasis of the Mountains.

There is moreover a highly skilled workforce and an emerging creative class in the Mountains that includes knowledge-based professionals such as scientists, engineers, performance and visual artists, musicians and designers. The potential for innovation and business clustering facilitating innovation, collaboration and growth among and between these individuals and groups exists and there is the potential for ready access to potential



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business partners already present in the area, including National Parks, tertiary education facilities and hospitals that could be facilitated.

Further, as each of the urban centres west of the Mountains has known aspirations to develop recreational activities, the opportunity exists to create employment centered around major events and supporting services within the employment lands which can be positioned to service demand across LGAs further west.

With these strategic opportunities and advantages, greater flexibility and adaptability in planning controls, the study recommends a number of critical steps for supporting sustainable growth.

The four catalysing steps for employment growth in the Blue Mountains are:

1. Prioritising the employment lands precincts to focus attention on localities that exhibit higher levels of activity, demand and viability or those that have the potential to lead change through developments in high visibility locations.

2. Outlining options for sustainable growth in each precinct that could be supported by changes to planning controls, and reinforced by initiatives such as partnerships with local organisations and strengthening the capabilities of established local businesses.

3. Marketing the Blue Mountains as ‘open for business’ and supporting investment, backed by organisational change where required. Actions such as branding, and investor forums for potential developers and investors, are recommended.

4. A staged implementation process that reflects not only the priority order assigned to precincts, but a plan of action, outlined in the body of the report, to achieve growth.

The recommendations in this report aim to support the community’s vision of a strong, sustainable and diversified local economy providing employment and business opportunities that are appropriate to the location of a World Heritage area. Our research has identified challenges as well as key competitive advantages to the area, and articulated a way forward to realise Council’s vision for the Blue Mountains. The Blue Mountains has a beautiful position in the greater Sydney region bringing with it unique strategic advantages for sustainable employment growth.



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2 Background

2.1 LOCAL CONTEXT The Blue Mountains local government area (LGA) covers 143,000 hectares of land in the Greater Sydney Region. About 70% of the area is incorporated into the World Heritage Blue Mountains National Park, with approximately 11% of the total land area in private ownership and available for human settlement. The resident population for the Blue Mountains in the year 2006 was 73,084 people who lived in, or in the vicinity of, 27 towns and villages.

The community vision for the City of the Blue Mountains is one of an economically sustainable city that facilitates a diverse, robust and environmentally friendly economy that benefits local residents and encourages and facilitates a variety of sustainable industry, enterprises and businesses.

In response to this community vision, a key strategic direction has been included in Council’s Community Plan: Sustainable Blue Mountains 2025, for a sustainable economy.

2.2 PURPOSE OF THIS REPORT This report has been commissioned by the Blue Mountains City Council with regard to Employment Lands in the Blue Mountains. The study overall aims to investigate the existing situation with the employment lands, focussing on 11 established employment lands precincts from Blaxland at the gateway to the Mountains to Blackheath at the peak, and recommend actions to help stimulate employment in the Blue Mountains in the future.

There are currently approximately 100 hectares of land zoned for employment purposes in the Blue Mountains (outside the commercial areas of the town centres). This is 45%, or approximately 45 hectares, less than what existed in the 1980s – a significant reduction.

The viability of these lands is critical to achieving the community’s vision of a strong and diversified local economy that provides employment and business opportunities that are also appropriate to the location of a World Heritage area. The Department of Planning and Infrastructure’s North West Subregion: Employment Land Development Report (Report 9, 2010) however notes that:

• The Blue Mountains share of undeveloped, zoned employment land is approximately 39% of its total employment land. This suggests a quantity of existing zoned land that has not been utilised.

• For the Blue Mountains, employment land jobs account for only 8% of all jobs, unlike greater Sydney where it accounts for 15% of employment. Rather, a significant proportion of jobs in the LGA are in the health care and social assistance sectors. This is symptomatic of an area dependent on social services for work opportunities and different again from metropolitan Sydney where manufacturing is considered to be the third highest employment generator followed by retail and health care.

The viability of Employment

Land in the Blue Mountains is

critical to achieving the

community’s vision of a strong

and diversified local economy

that provides employment and

business opportunities that are

also appropriate to the location

of a World Heritage area.



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• There has been a marked drop in industrial building activity in the North West subregion in response to the global financial crisis, but activity is expected to increase over the coming years.

Under these circumstances, Council’s overall aim of the study is to gain an understanding of these and other factors that have influenced the development of employment lands in the Blue Mountains, and to investigate the existing situation of the employment lands and the land use provisions and development controls that influence their use and development potential, and make recommendations to help stimulate employment opportunities.

2.3 STUDY OBJECTIVES Specific objectives of the study overall are to:

• Determine the extent and nature of the existing development in the employment lands.

• Review the planning controls applying to these lands.

• Identify trends at a regional and local scale that may be affecting employment lands.

• Identify factors that may be constraining development, ranging from planning controls to size and location of employment lands.

• Recommend appropriate strategic directions for the future development of employment lands in the Blue Mountains, having regard to community objectives and the location within the World Heritage area.

• Propose actions for stimulating development of the employment lands, including possible changes to planning controls as well as wider strategic considerations.

2.4 STRUCTURE OF THE REPORT This report is structured as follows:

1. An Executive Summary provides an overview of the findings of the report.

2. This Background describes the local context and outlines the purpose and objectives of the study.

3. An Overview of the Regional Context is provided to clarify the wider context in which the Blue Mountains is placed, and take into account regional planning strategies.

4. Summary of a detailed Land Use Survey has been undertaken of lands currently zoned for employment in Council’s area. The Survey itself is an Appendix of the report provided under separate cover.

5. A Review of Existing Planning Controls and Recent Approvals is reported on in order to investigate potential obstacles and incentives in the existing planning system, as well as the nature of recent demand, and feedback provided through the development approval process.

6. A Demographic, Employment and Industry Data Analysis provides quantitative evidence of the current situation and how it has changed over time, as



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well as strategic competitive advantages and disadvantages apparent in the Mountains.

7. Consultation provides qualitative evidence as to how the Blue Mountains employment lands are perceived by owners, tenants and other occupants – as well as by employment land groups who are not currently within the area. A number of Case Studies are also provided for more detail as to how employment lands are being approached elsewhere.

8. Key Findings – Current Situation synthesises the findings of the preceding chapters, and draws these together in a SWOT analysis of each precinct. This SWOT analysis leads to identification of a ‘typology’ of precincts and the roles they could play in the LGA, as well as regionally.

9. Options for Sustainable Growth outlines the role that each precinct could play and recommends options for sustainable development of each precinct.

10. An Implementation Strategy provides recommendations and a pathway for Council for implementing change, including staging and funding.



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3 Overview of Regional Context

3.1 INTRODUCTION No area operates in isolation, and in considering the Blue Mountains, it is necessary to take into account the regional context. The State Plan – NSW 2021 – is a ‘strategic business plan’ that sets priorities for action in the state and guides resource allocation. It is based around five strategies:

1. Rebuild the economy: restore economic growth and establish NSW as the ‘first place in Australia to do business’.

2. Return quality services: provide the best transport, health, education, policing, justice and family services, with a focus on the customer.

3. Renovate infrastructure: build the infrastructure that makes a difference to both our economy and people’s lives.

4. Strengthen our local environment and communities: improve people’s lives by protecting natural environments and building a strong sense of community.

5. Restore accountability to government: talk honestly with the community, return planning powers to the community and give people a say on decisions that affect them.

This Plan is currently being carried over into regional planning, with Regional Action Plans in preparation statewide.

3.2 CENTRAL WEST NSW The Central West region includes Bathurst, Blayney, Cabonne, Cowra, Forbes, Lachlan, Lithgow, Mid Western Region, Oberon, Orange, Parkes and Weddin. Consultation on a Community Discussion Paper for this area closed in September 2011 and a Regional Action Plan is under preparation.

The Vision for the Central West outlined in the Discussion Paper is for the region to consolidate its place as one of Australia’s leading education, innovation and knowledge centres, and to attract people to enjoy its lifestyle and experience the diverse social and economic opportunities on offer.

Priorities for the region are outlined as:

• Support economic growth.

• Improve infrastructure, including roads and rail, within the region and to surrounding regions.

Improving economic growth,

employment prospects and

supporting infrastructure are

primary considerations for the

region that includes the Blue

Mountains.

However the Mountains are

included in the Western Sydney

region for planning purposes,

and resources in this region are

currently being directed

primarily to Penrith as a

regional city, and not into the

Mountains.



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• Engage with young people to improve education outcomes, increase community participation and employment opportunities.

• Integrate and coordinate human service delivery.

• Support Aboriginal communities to develop effective localised and regional governance.

Employment generators within this region are primarily mining, and to a lesser degree, agriculture.

3.3 WESTERN SYDNEY The Western Sydney area is currently considered to be a subregion of the Sydney Metropolitan Area, and draft Subregional Strategies have been prepared for:

• West Central Subregion (Auburn, Bankstown, Fairfield, Holroyd, Parramatta LGAs).

• North West Subregion (Baulkham Hills, Blacktown, Blue Mountains, Hawkesbury, Penrith LGAs).

• South West Subregion (Wollondilly, Camden, Campbelltown, Liverpool LGAs).

Each Subregional Strategy translates objectives of the NSW Government's Metropolitan Strategy and State Plan to the local level. The Subregional Strategies are intended to guide land-use planning and are considered by the Department of Planning and Infrastructure to be a key planning tool for councils to implement the Metropolitan Strategy. Local councils are consulted during their preparation.

The draft North West Subregional Strategy was exhibited between 24 December 2007 to 28 March 2008. A Metropolitan Strategy review is currently underway. Once the Metropolitan Strategy has been reviewed, the subregional strategies will be updated.

Key directions of the Strategy are:

1. Plan to meet employment and housing capacity targets.

2. Develop Penrith as a regional city.

3. Strengthen the role of centres.

4. Improve access to, from and within the subregion.

5. Protect rural and resource lands.

6. Promote the environmental and scenic qualities of the region.

7. Improve access to open space and recreation opportunities.

Areas to note are the prioritisation of ‘planning to meet employment (and housing) targets’, as well as the focus on Penrith as a regional centre, and emphasis on improving access to, from and within the subregion, albeit that all the projects mentioned are on the metropolitan outskirts and would not effectively serve the Mountains.



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Within the Subregional Strategy, a chapter on employment and the economy provides a description of Blue Mountains employment lands, extracted as follows. These extracts are useful in that they provide insight into how the precincts are perceived at the State planning level, however only six of the study precincts are considered. Kindly note that emphases (underlining) are our own:

Blaxland (utilities/urban services) employment lands consists of around 13 hectares of land, containing well established urban support services. There may be some capacity for intensification of employment uses towards the northern portion of the area where there appears to be some vacant land available for development. Expansion of this employment lands area is partially constrained by residential development and land reserved as national park, nevertheless the area provides the lower Blue Mountains region with important local urban support services.

Springwood (utilities/urban services) industrial area’s main function is providing urban support services to the local community, and is an established employment lands area. It covers around 10 hectares, with approximately 35 lots ranging in size. There is residential development surrounding the area, as well as land reserved as national park. The northern portion of the area provides essential support services whilst the southern portion consists of some bulky goods retailing and light industrial activity. There is some room for intensification of employment uses in the Springwood industrial area, however any expansion of the area is constrained by residential development and national park.

Valley Heights (urban services) is a small industrial area of around six hectares with several automotive repair services and various other small urban support services. The area is located just off the Great Western Highway and provides important urban support services to the local valley heights community.

Lawson (utilities/urban services) industrial area consists of around 36 hectares, containing approximately 100 lots of varying sizes. There are various types of employment uses in Lawson, however most are based around utilities/urban. This centre performs the role of providing essential support services to the local region. There may be some potential for the establishment of light industrial uses towards the southern end of the site where the land is currently underutilised or undeveloped.

Katoomba (local industry, utilities/urban services) is the largest employment lands area in Blue Mountains local government area, and consists of around 55 hectares and 86 lots ranging in size from very small to large lots. The uses range from automotive services, to a bus depot, wood storage and bulky goods retailing, however the dominant functions of this site are urban support services and light industrial uses. There may be capacity for expansion and growth within this employment area due to its proximity to Katoomba, however there are some constraints on spatial expansion due to the surrounding residential development. Katoomba industrial area has been classified as category 2 in the employment lands classification table. This indicates that the land is to be retained for



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employment purposes, however council could investigate the land for application of a wider range of employment uses.

Blackheath (utilities/urban services) industrial area contains important urban support services and uses which provide valuable local support services for the upper Blue Mountains region. It lies adjacent to the Blackheath railway station on the opposite side to the main commercial strip along the Great Western Highway. The site consists of 2 hectares and approximately 36 industrial lots ranging from very small to medium in size, and one small business park facility. Residential housing surrounds the site and the great western railway line lies adjacent to the south/south west of the site. There are opportunities present for redevelopment and an intensification of employment land uses, but the capacity to expand the spatial area of the site is limited by its location and surrounding 37 services, with some minor commercial uses and storage facilities. The largest site in this area is the RTA works depot.

While the strategies outlined above are current as of the date of this report, it should be noted that the planning Green Paper (July 2012), presently under consideration, proposes a similar structure of Regional/Metropolitan Growth Plans, Subregional Delivery Plans and Local Land Use Plans. However, the Green Paper notes that for Subregional Delivery Plans in particular growth areas will be defined based on “groupings of local councils” (p27). These groupings are not yet defined and the possibility exists that metropolitan/ regional/sub-regional boundaries, including the Blue Mountains regional context, will change.

3.4 SYDNEY METROPOLITAN STRATEGY: EMPLOYMENT LANDS PROJECT Action A1.3.1 of City of Cities: A Plan for Sydney's Future recommends the establishment of an Employment Lands Task Force to identify and appropriately zone employment lands throughout the State, particularly in Sydney.

The Task Force, made up of industry representatives and co-chaired by the Directors-General of the Department of Planning and Infrastructure (DPI) and the Department of State and Regional Development, was also raised in the NSW Premier’s Economic and Financial Statement in February 2012.

The Metropolitan Strategy notes that Sydney will require 760,000 additional jobs to support the anticipated population growth by 2036. The Strategy plans for half of these jobs to be in Western Sydney, to match expected population growth. It is estimated that Sydney may need:

• 10,000,000 m2 additional commercial floor space.

• 5,000,000 m2 of additional retail floor space.

• 8,500 hectares of employment lands.

Specific actions within the Metropolitan Strategy relating to employment lands are grouped in the category “Growing Sydney’s Economy”, and include:



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Action E 2.2 - ensure an adequate supply of retail, office space and business parks Industry currently monitors supply, vacancy levels, development in the pipeline and aspects of demand, although it generally focuses on short–term demand predictions in key office precincts. To inform longer term strategic planning and ensure sufficient supply of office and business park space, the Department of Planning and Infrastructure will incorporate these uses into its Employment Lands Development Program (ELDP), which will:

• Review each Strategic Centre’s capacity to accommodate future office and retail versus residential floorspace needs.

• Include a detailed supply and demand analysis of the office sector to determine future floorspace needs and the potential number and scale of business parks.

• Review trends and factors influencing take–up rates.

Objective E3 –provide employment lands to support freight and industry needs Employment lands accommodate traditional industrial activities such as heavy and light industry, repair and service businesses and utilities as well as freight terminals and support industries. However, many employment lands now include substantial office–based activity and involve knowledge workers. Nonetheless, the building forms, transport access and potential amenity impacts of many employment land uses require large sites, ready access to major freight networks and separation from some other uses.

Action E3.1 - monitor supply and demand for employment lands, and plan for new employment lands Employment lands require significant land take and, with demand fluctuating with economic cycles, planning and delivering enough land ahead of time is subject to some uncertainty. The knowledge base of Sydney’s employment lands has, however, increased substantially over the past three years under the new Employment Lands Development Program (ELDP).

The Department of Planning and Infrastructure commits in the Strategy to analysing in more detail the availability of employment lands in terms of servicing (water, sewer, power and transport) and to work with local government and Transport NSW to identify suitable locations for new employment lands. It notes that most areas currently identified are in Western Sydney, where most of Sydney’s future employment land is expected to be accommodated in line with long–term planning for the Western Sydney Freight Corridor.

Action E3.2 - identify and retain strategically important employment lands Some long established employment lands are coming under pressure to be rezoned for other uses, including commercial or residential. However, existing and additional employment land is important to support key regional industries sustaining Sydney’s economy such as freight, logistics, warehousing, manufacturing and high– technology industries. Many businesses and residents also rely on existing local employment lands for a range of functions such as car repairs, storage facilities, building trades and local utilities.

Nevertheless the Strategy suggests that there is concern now that categorisation may pressure existing enterprises and restrict the ability of localities to adjust to changing economic conditions, new technologies or infrastructure provision—scenarios that could increase employment numbers on a site. Consequently, the categories and potential future



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roles will no longer be included in the Subregional Strategies, but instead the Subregional Strategies will assess the strategic importance of employment lands.

The Metropolitan Strategy asserts however that the NSW Government continues to support the retention of existing strategically important employment lands across the Sydney region. Only areas that are not strategically important will be considered for rezoning.

3.4.1 ELDP 2011 Update Report The ELDP 2011 Update Report provides an update to the ELDP 2010 Overview Report that was released by the NSW Government in February 2011. This was the first report of the ELDP and provided information on:

• Stocks of employment lands at January 2010 across the Sydney Region (including its distribution and how much is developed and undeveloped);

• Trends in the development of employment land (including take-up of land and industrial Development Applications); and employment characteristics of employment lands (based on 2006 Census data).

The 2011 Update reports on a number of trends, most critical of which for this period was the onset of the Global Financial Crisis (GFC), presenting a challenging year for Sydney’s industrial property market in 2009. The Update describes a dramatic drop in new construction levels, following supply records in 2008, declining land values and slow or negative rental growth. Examples provided include a decline in A-grade warehouse rents by 2.9 per cent and a fall in industrial land values.

3.4.2 Employment Lands Taskforce Report 2012 The Taskforce report of 2012 continues reporting on the decline in demand, with data indicating a 30% drop in the demand for employment lands in 2009/10 relative to 2008/9.

The report also notes that whilst there is adequate “Strategy Identified” land and undeveloped zoned and un-serviced land to meet current ELDP supply benchmarks, the amount of undeveloped zoned land which is also serviced falls under the supply benchmark. This indicates that action should focus around servicing and encouraging take-up of existing zoned land where this meets the current needs of industry, notably in the warehouse and logistics sectors which are predominantly looking for large sites, with A-grade warehouses and good freight infrastructure connections.

The reports also relates that detailed audits of 20 key employment lands precincts, identified by the group as having the greatest prospect of providing land parcels likely to have sufficient area to meet the new developments, are underway. No Blue Mountains sites have been included in the audit.

A number of issues are identified in the report, several reflective of trends in thinking on employment lands:

Improve flexibility in industrial zones The Taskforce notes that the nature of industry has changed significantly in recent times, and that the concept of a “traditional” industrial zone may need to be reconsidered. It



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argues that increasing the flexibility of industrial zones by increasing the range of mandatory permissible uses, allowing additional local uses in specialised locations, and assessing trends in industrial zones and uses in other cities, both nationally and internationally, will help to ensure Sydney continues to remain competitive as a global city.

The report points out that many contemporary industrial uses, particularly in an Australian context, are now non-polluting and low impact, and often combine office functions with warehousing and distribution. It describes an ever increasing amount of ‘clean’ high technology industries, including research and development, information and communications and advanced manufacturing, which are low-impact and compatible with many other employment generating uses, such as large-format retailing and stand-alone offices.

Facilitate employment growth in Western Sydney The Taskforce argues that there is an urgent need to focus on actions that will deliver significant jobs growth in Western Sydney generally and South West Sydney specifically to provide local jobs for the future population and redress the existing jobs deficit. Areas for immediate attention are cited as the Regional Cities (Parramatta, Liverpool and Penrith), the Western Sydney Employment Area (see Section 5.8) and opportunities for a major new business park, given the share of jobs growth that has occurred in these developments over the last decade.

3.5 URBAN TASKFORCE: “JOBS IN WESTERN SYDNEY – REDRESSING THE BALANCE”

In August 2012 the Urban Taskforce released a report targeted at “improving Sydney’s transport and infrastructure problem by reversing the massive number of commuters heading daily from Western Sydney to work in other parts of Sydney”. The report is based on consultation with members of the Taskforce who are “on the ground developers of job related facilities in Western Sydney” as well the Western Sydney Regional Organisation of Councils (WSROC).

The report promotes generating more jobs for the region, in particular through the creation of the “Western Sydney Jobs Diamond” including the major cities of Parramatta, Penrith and Liverpool as well as major university and health campuses and key employment land areas. It features 10 “actions”, extracted as follows:

1. Western Sydney Jobs Diamond To balance the "Global Arc" of jobs from Sydney Airport through the CBD to Macquarie University we need the Western Sydney "Jobs Diamond" to become the employment hub. This area includes Parramatta, Penrith, Liverpool, Rouse Hill, Blacktown and the key university and health campuses.

2. Diversity of Jobs We need more diversity in jobs in Western Sydney to balance the current focus on industrial jobs. More jobs are needed in financial services, information technology and the services industry.



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3. Marketing Campaign A marketing campaign is needed to raise the importance of getting more jobs into Western Sydney.

4. Develop a Subregional Jobs Delivery Plan for Western Sydney Under the new planning system a Sub-Regional Job Delivery Plan is needed to give a framework for action.

5. Mixed Use Zones Current zoning needs to become more flexible to allow a mixed use approach to development where many types of jobs can co-exist.

6. Catalyst Projects Some catalyst projects that drive jobs are required including the second Sydney Airport preferably at Badgery's Creek. The spin off for new jobs will be enormous.

7. Office Decentralisation Governments must decentralise staff currently working in the Sydney CBD to Western Sydney locations including centres like Blacktown where up to 50,000 people leave to work elsewhere every day.

8. Western Sydney Infrastructure and Investment Fund A better way to fund infrastructure is needed through our proposed Western Sydney Infrastructure Investment Fund that would collect levies from a broad area to ensure priority infrastructure that supports jobs is delivered.

9. Western Sydney Economic Development Authority The Western Sydney Economic Development Authority needs to be established so that a high powered organisation can ensure that real jobs are delivered.

10. Economic Incentives Economic incentives must be pursued to encourage businesses to move to Western Sydney.

The report promotes the construction of a second airport at Badgery’s Creek. While none of the actions relate specifically to the Blue Mountains, enhancement of the “Jobs Diamond” and improvements to infrastructure and transport in this area may have spin-off benefits for the Mountains, such as better accessibility. It is also worth noting the report’s promotion of marketing initiatives, as well as more flexible mixed-use zones. However it is essential to recognise that the Mountains competes with the ‘diamond cities’ for investment, and that enhancement of these areas has the potential to draw development away.

3.6 SYNTHESIS OF FINDINGS A number of themes emerge from the regional context that have relevance to employment lands in the Blue Mountains:

• In both the Central West NSW and Western Sydney regions, there is a primary emphasis on improving the economy, employment and infrastructure.



{19}

• There has been a contraction in demand for and development of employment lands due to the GFC, as well as reductions in rent and land values in the sector. There is also available undeveloped employment lands in the regions. While it is noted that an upturn will require more land, the point is made that this will need ‘large sites with ready access to major freight networks and separation from some other uses’.

• A need for audits to update information on employment lands is noted – suggesting that information is currently out of date and that circumstances may have changed land use. In this regard, BMCC is ‘ahead of the game’ as a comprehensive land use survey forms part of this study.

• There has been a change in the nature of industry, and employment lands no longer include primarily ‘bad neighbour’ uses such as noisy pollutants. As a result there has been an organic transition to more diverse use of employment lands, and a parallel statutory move to encourage greater flexibility of use in industrial zones.

• At the same time, there is a move afoot to identify and retain strategically important employment lands, with the implication that diversity of uses should be discouraged in these locations. No Blue Mountains lands have however been identified as strategic. The Department of Planning and Infrastructure notes moreover that areas that are not strategically important may be considered for rezoning.

• Within the Subregional Strategy, descriptions of Blue Mountains employment lands emphasise the local nature of their use and predominance of urban services that they accommodate.

• Trends in the regional area include marketing initiatives to attract investment, and support for more flexible mixed use zones.

• While attracting jobs and investment to Western Sydney may have spin-off benefits for the Mountains, these locations do compete with the Mountains for investment, and have the potential to draw away development.



{20}

4 Land Use Survey (incl subdivision analysis and review of existing infrastructure)

4.1 OVERVIEW Eleven employment lands precincts have been surveyed, ranging from Blaxland in the lower Mountains through Springwood, Lawson and Leura to Katoomba and Blackheath. These precincts are considered in detail with regard to zoning and land use, size and subdivision, ownership, occupancy, access to infrastructure, amenity, evolution, neighbouring properties and local context. As the survey is comprehensive, key outcomes only are summarised in this section, with the survey itself attached as an Appendix. This survey updates information on the existing use and characteristics of the employment precincts for the first time in nearly twenty years, and is at the forefront of statewide moves to audit employment lands.

The current stock of employment zoned land across the metropolitan area totals approximately 14,790ha. Approximately 207.3ha (including business and commercial) or 1.4% is located in the Blue Mountains LGA. The majority (around 70%) of Employment Land is located in the North West, South West and Central sub regions with a further 12% located in the Central Coast.

With respect to existing employment land stock in the Blue Mountains LGA, the following was the situation in 2007:

• Employment General classification: 101.4ha (82%)

• Employment Enterprise classification: 13.8ha (11%)

• Light Industrial: 8.1ha (6%)

• Total Employment Land stock in Blue Mountains: 123.3ha

4.2 STUDY AREA AND PRECINCTS

The following map indicates the location of each precinct within the LGA. Detailed survey material is included at Appendix A. The precincts are:

1 Attunga Rd, Blaxland 2 Tayler Rd, Valley Heights 3 Lawson Rd, Springwood 4 Ferguson Rd, Springwood 5 Railway Pde, Hazelbrook 6 Lawson Business Park 7 Highland St, Leura 8 Megalong St, Katoomba Sth 9 Woodlands Rd and Barton St, Katoomba Nth 10 Whitton St and Cooper St, Katoomba Nth 11 Station St, Blackheath

An extensive and detailed survey

has been undertaken of eleven of

the LGA employment lands

precincts. The full survey is

attached as an Appendix, with

aggregate, summary material

only included in this section.

A

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Nov

embe

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12

{21}

Figu

re 4

.1: S

tudy

are

a an

d pr

ecin

cts

11" 10

" 9"8"

7"

6"5"

4"3"2"

1"




November 2012

{22}

Generally, the findings of the survey confirm the precinct descriptions included at 3.3,

where summary descriptions have been extracted from the Subregional Strategy. These

descriptions do however emphasise use while the surveys cover a far greater range of

indicators.

A summary of the characteristics of each precinct follows, as well as Penrith as the closest

competitor. Overall, the employment lands precincts are characterised by:

Local service uses on small lots.

Local owners and local employees.

Low density development and little on-street activity.

Low turnover and little change over time.

Environmental constraints, from steep slopes and forests to wetlands.

Poor street signage and little formalised parking.

Inappropriate fencing and open storage.

Low quality buildings.

Generally poor access.

Minimal infrastructure and few ancillary uses.

The areas serve an important role locally, and scope for improvement is investigated in the

recommendations section of the report.

A

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Nov

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12

{23}

1.

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igh

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Num

ber

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A

biga

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et

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ty L

td (

AB

N 9

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94

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) tr

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r E

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en

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an

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n t

he

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ou

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ins

Nov

embe

r 20

12

{24

}

1.

Att

un

ga

Ro

ad

Bla

xla

nd

2.

Ta

yle

r

Ro

ad

, V

all

ey

He

igh

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3.

La

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rin

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uso

n R

oa

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rin

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od

5.

Ra

ilw

ay

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zel-

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ok

6.

La

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Bu

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rk

7.H

igh

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d

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ee

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ga

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(So

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9.

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od

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itto

n

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nd

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rth

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tati

on

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ee

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ck-

he

ath

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nri

th

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sest

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pe

t-

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was

te fa

cilit

y.

prox

imity

to

Law

son

Roa

d in

dust

rial

area

. -‐

Pro

visi

on fo

r on

-stre

et

park

ing.

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Pre

senc

e of

br

and

nam

e bu

sine

sses

: B

unni

ngs

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ehou

se,

BP

Ser

vice

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tatio

n .

Tayl

er R

oad

indu

stria

l ar

ea.

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lose

pr

oxim

ity to

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and

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pita

l.

and

com

mun

ity

arts

. -‐

Clo

se

prox

imity

to

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lic

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port.

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se

prox

imity

to

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n ce

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. -‐

Pro

visi

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for o

nsite

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-‐ W

ell

mai

ntai

ned

with

cle

ar

sign

age.

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Sen

se o

f pl

ace:

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erio

d H

omes

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lose

pr

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to p

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rt -‐

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prox

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visi

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se o

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itage

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with

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p -‐

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imity

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ly

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ize

of

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al

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ness

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, pa

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and

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e H

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, H

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. -‐

Mix

of

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ness

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incl

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, ga

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et

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an

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as.

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stab

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d bu

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ters

, re

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le

land

lord

s an

d te

nant

s.

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ighl

y de

velo

ped

infra

stru

ctu

re

Com

pet-

itive

dis

-ad

vant

age

-‐ Li

mite

d ac

cess

to

maj

or ro

ads,

pu

blic

tra

nspo

rt an

d fre

ight

. -‐

No

prov

isio

ns

for o

ff st

reet

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nviro

nmen

tal

con

stra

int

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o po

tent

ial

for e

xpan

sion

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mite

d ac

cess

to

maj

or ro

ads,

pu

blic

tra

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rt an

d fre

ight

. -‐

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ironm

ent

al c

onst

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ts

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erita

ge

cons

train

ts.

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o po

tent

ial

for

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nsio

n.

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mite

d

-‐ H

erita

ge

Con

serv

ati

on

rest

rictio

ns.

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o po

tent

ial

for

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nviro

nmen

tal

co

nstra

ints

. -‐

Acc

esse

d th

roug

h es

tabl

ishe

d re

side

ntia

l ar

ea.

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lope

co

nstra

ints

. -‐

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t bo

unda

ries

limit

grow

th

pote

ntia

l.

-‐ Li

mite

d ac

cess

to

maj

or ro

ads,

pu

blic

tra

nspo

rt an

d fre

ight

. -‐

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ironm

ent

al

-‐ Li

mite

d ac

cess

to

maj

or ro

ads,

pu

blic

tra

nspo

rt an

d fre

ight

. -‐

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ttrac

tive

prec

inct

.

-‐ Li

mite

d ac

cess

to

maj

or ro

ads.

-‐

Una

ttrac

tive

prec

inct

. -‐

Env

ironm

ent

al

cons

train

ts.

-‐ D

ista

nce

from

S

ydne

y

-‐ La

ck o

f bu

sine

ss

clus

ters

of

nich

e m

arke

ts

with

in

clea

n te

chno

logy

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{25}

1.

Att

un

ga

Ro

ad

Bla

xla

nd

2.

Ta

yle

r

Ro

ad

, V

all

ey

He

igh

ts

3.

La

wso

n

Ro

ad

,

Sp

rin

g-w

oo

d

4.F

erg

uso

n R

oa

d,

Sp

rin

g-

wo

od

5.

Ra

ilw

ay

Pa

rad

e,

Ha

zel-

bro

ok

6.

La

wso

n

Bu

sin

ess

Pa

rk

7.H

igh

lan

d

Str

ee

t,

Le

ura

8.

Me

ga

lon

g

Str

ee

t,

Ka

too

mb

a

(So

uth

)

9.

Wo

od

-

lan

ds

Ro

ad

an

d B

art

on

Str

ee

t,

Ka

too

mb

a

(No

rth

)

10.

Wh

itto

n

Str

ee

t a

nd

Co

op

er

Str

ee

t,

Ka

too

mb

a

(No

rth

)

11.S

tati

on

Str

ee

t,

Bla

ck-

he

ath

Pe

nri

th

(clo

sest

com

pe

t-

ito

r)

park

ing.

-‐

Env

ironm

ent

al

cons

train

ts.

-‐ P

ossi

ble

odou

r. -‐

No

pote

ntia

l fo

r ex

pans

ion.

-‐ N

o po

tent

ial

for

expa

nsio

n.

Are

a ex

pans

ion.

-‐

Lim

ited

area

-‐ N

o vi

sibi

lity

or p

rese

nce

from

GW

H.

cons

train

ts.

-‐ R

esid

entia

l pr

emis

es

impa

cts

empl

oym

ent

purp

oses

.

-‐ E

nviro

nmen

tal

Con

stra

ints

se

ctor

.

Ren

tal

Valu

e

$120

$120

$5

9

$85

- 170




November 2012

{26}

5 Review of Existing Planning Controls and Recent Approvals

5.1 OVERVIEW

This section examines existing planning controls and recent approvals. It includes

comparisons between Blue Mountains controls and those of other regional and

metropolitan areas and highlights trends in recent applications that have been determined

through discussion with Council’s Manager of DAs.

The section also includes mini case studies regarding Blacktown and Penrith Councils’

approach to planning, as both compete with the Blue Mountains for employment lands.

5.2 EMPLOYMENT PLANNING CONTROLS

An overview of Council’s employment planning controls indicates the following key

characteristics:

Planning

Control

Summary of Objectives

Employment – General (LEP 2005)

Predominantly to accommodate a broad range of industrial uses that:

Create local employment opportunities. Conserve the environment. Mitigate the impacts of operations on the environment. Allow retail development as an ancillary feature to primary industrial use. Retain the existing bushland character of the area. Limit effects of industrial uses on adjoining residential areas.

The General Employment zone permissible uses include: Advertising structures, arts and crafts galleries, car repairs, childcare centres, healthcare practices, medical centres, panel beaters, parking facilities, transport terminals, self-storage units, telecoms facilities, warehouses etc.

Employment – Enterprise (LEP 2005)

To promote mixed use residential and business areas, including small business development opportunities, with a high quality built environment and amenity, in particular technology and cultural industries such as arts and design-based businesses.

Also to ensure designs are adaptable for both residential and business uses, incorporate landscape elements and allow for recreational facilities.

Enterprise Employment zone uses include arts and crafts galleries, childcare centres, educational establishments, healthcare practices, light industries, recreation areas/facilities and a variety of residential home employment options.

Light Industrial (LEP 1991)

Create light industrial development prospects, which increase employment opportunities and have limited negative environmental offsets.

Blue Mountains planning

objectives emphasise the

environment and employment

opportunities, which is

appropriate to the location.

Planning controls are however

restrictive, support a narrower

band of uses than elsewhere and

are demanding in terms of

environmental considerations

ranging from setbacks to deep

soil requirements.



{27}

These objectives appear to promote Council’s aim of attracting employment that is appropriate to the environmental quality of the area.

By way of benchmarking, we have compared key requirements of the Blue Mountains controls to those of other regional Councils as well as the City of Sydney, which is recognised for innovation in its controls:

• Wingecarribee (Industrial Lands DCP).

• Hawkesbury (Industrial Lands section of the DCP).

• Penrith (Werrington Mixed Use DCP, employment zone).

• City of Sydney (Industrial Uses DCP)

The table overleaf provides a detailed comparison, however focus has been placed on considerations/controls that are key to the Mountains only, rather than attempting to summarise all controls. While the controls are accurate, they may have been edited for brevity and consistency in style.

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{28

}

Figu

re 5

.1: B

ench

mar

king

Cou

ncil

cont

rols

Co

nsi

de

rati

on

K

ey

re

qu

ire

me

nts

: B

lue

Mo

un

tain

s L

EP

20

05

Ha

wk

esb

ury

(In

du

stri

al

La

nd

s se

ctio

n o

f th

e D

CP

20

02

)

Win

ge

carr

ibe

e (

Ind

ust

ria

l

La

nd

s D

CP

20

09

)

Pe

nri

th (

We

rrin

gto

n M

ixe

d

Use

DC

P,

em

plo

ym

en

t zo

ne

20

07)

Cit

y o

f S

yd

ne

y D

raft

DC

P

20

10 –

In

du

stri

al

Use

s

Use

and

fle

xibi

lity

Em

ploy

men

t – g

ener

al a

nd

Em

ploy

men

t – e

nter

pris

e re

stric

t us

e to

prim

arily

indu

stria

l. E

mpl

oym

ent –

ent

erpr

ise

enco

urag

es m

ixed

use

. Non

e su

ppor

t caf

é-ty

pe u

ses.

Focu

s on

eco

nom

ic d

evel

opm

ent

and

the

crea

tion

of e

mpl

oym

ent

oppo

rtuni

ties

to re

duce

the

need

fo

r res

iden

ts to

com

mut

e un

reas

onab

le d

ista

nces

to o

btai

n em

ploy

men

t.

Focu

s on

eco

nom

ic d

evel

opm

ent

for t

heir

role

in p

rovi

ding

loca

l go

ods

and

serv

ices

and

ge

nera

ting

empl

oym

ent.

Enc

oura

ges

site

am

alga

mat

ion

and

rede

velo

pmen

t to

prov

ide

for

a ra

nge

of n

ew b

usin

ess

and

indu

stria

l opp

ortu

nitie

s an

d ex

pans

ion

of e

xist

ing

indu

stria

l op

portu

nitie

s.

Aim

s to

pro

vide

flex

ibili

ty in

pl

anni

ng c

ontro

ls fo

r bes

t pr

actic

e, a

nd n

ew te

chno

logi

es

that

pro

mot

e E

SD

prin

cipl

es.

Obj

ectiv

es in

clud

e:

• O

ptim

isin

g ec

onom

ic a

nd

empl

oym

ent p

oten

tials

. •

Cre

atin

g an

em

ploy

men

t en

viro

nmen

t tha

t is

pros

pero

us,

vibr

ant,

attra

ctiv

e an

d sa

fe.

• G

ener

atin

g em

ploy

men

t in

the

high

tech

nolo

gy s

ecto

r. •

Pro

mot

ing

deve

lopm

ent t

hat

prov

ides

em

ploy

men

t op

portu

nitie

s w

hich

take

ad

vant

age

of th

e pr

oxim

ity o

f th

e pr

opos

ed ra

il st

atio

n.

Dra

ft LE

P 2

011

incl

ud

es o

bjec

tives

as

fol

low

s:

• Fa

cilit

ate

and

enco

urag

e su

itabl

e ty

pes

of in

dust

rial

deve

lopm

ent,

and

• A

llow

for a

rang

e of

anc

illar

y,

non-

indu

stria

l lan

d us

es th

at

prov

ide

dire

ct s

ervi

ces

to

indu

stria

l act

iviti

es a

nd th

eir

wor

kfor

ce, i

nclu

ding

ass

ocia

ted

rese

arch

, adm

inis

tratio

n,

com

mer

cial

and

reta

il fa

cilit

ies.

D

CP

allo

ws

anci

llary

use

s no

t >

than

15%

GFA

.

Are

a E

mpl

oym

ent -

ente

rpris

e:

min

imum

are

a of

900

m2 a

nd

min

imum

wid

th o

f 18.

5m.

M

in lo

t siz

e: 1

,500

m2

Min

stre

et fr

onta

ge: 3

0 m

M

inim

um a

rea:

2,5

00m

2 Min

imum

w

idth

: 35m

.

Bui

ldin

g he

ight

E

mpl

oym

ent –

gen

eral

: max

imum

he

ight

of 1

0m (e

quat

es to

2.5

– 3

st

orey

s).

Em

ploy

men

t – e

nter

pris

e:

max

imum

hei

ght o

f 8m

/6.5

m a

t ea

ves

(equ

ates

to 2

sto

reys

).

M

axim

um h

eigh

t: 15

met

res.

Any

bui

ldin

g pr

opos

ed in

exc

ess

of th

is li

mit

will

be

requ

ired

to

show

goo

d ca

use

for t

he

depa

rture

from

this

con

trol.

Max

imum

hei

ght:

9 m

but

ad

ditio

nal h

eigh

t det

erm

ined

by

a si

ght a

ngle

of 3

7.5°

from

a h

eigh

t of

1.8

m o

n th

e bo

unda

ry; a

nd

max

imum

hei

ght o

f 4 s

tore

ys.

Cou

ncil

may

con

side

r ar

chite

ctur

al e

lem

ents

of a

bu

ildin

g de

sign

whi

ch a

re in

ex

cess

of 4

sto

reys

and

are

an

esse

ntia

l par

t of a

n ov

eral

l des

ign

conc

ept o

r are

requ

ired

for a

sp

ecifi

c pu

rpos

e.

Min

imum

floo

r to

ceili

ng h

eigh

t of

5m o

n th

e gr

ound

floo

r and

a

min

imum

of 3

.3m

on

all o

ther

flo

ors

to s

uppo

rt a

rang

e of

use

s.

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{29

}

Co

nsi

de

rati

on

K

ey

re

qu

ire

me

nts

: B

lue

Mo

un

tain

s L

EP

20

05

Ha

wk

esb

ury

(In

du

stri

al

La

nd

s se

ctio

n o

f th

e D

CP

20

02

)

Win

ge

carr

ibe

e (

Ind

ust

ria

l

La

nd

s D

CP

20

09

)

Pe

nri

th (

We

rrin

gto

n M

ixe

d

Use

DC

P,

em

plo

ym

en

t zo

ne

20

07)

Cit

y o

f S

yd

ne

y D

raft

DC

P

20

10 –

In

du

stri

al

Use

s

Bui

ldin

g se

tbac

k E

mpl

oym

ent –

gen

eral

and

en

terp

rise:

min

imum

set

back

of

8m.

Arte

rial r

oads

– 2

0m

Loca

l roa

ds –

10m

but

redu

ctio

n to

4m

whe

re th

ere

is

dem

onst

rate

d hi

gh le

vel o

f des

ign

and

arch

itect

ural

trea

tmen

t plu

s su

itabl

e la

ndsc

apin

g.

Arte

rial r

oads

– 2

0m

Loca

l roa

ds –

10m

Sec

onda

ry fr

onta

ge –

4m

Gre

at W

este

rn H

ighw

ay: 1

5m

Arte

rial r

oads

– 1

0m

Loca

l roa

ds –

7m

Min

imum

set

back

of 2

m (m

ust b

e la

ndsc

aped

) and

max

imum

of 4

m.

Min

80%

of o

ff-st

reet

par

king

to

be p

rovi

ded

behi

nd th

e st

reet

bu

ildin

g lin

e at

the

side

/rear

of

build

ings

.

Bui

ldin

g de

sign

Enc

oura

ge g

ood

desi

gn a

nd

appe

aran

ce o

f ind

ustri

al

deve

lopm

ent f

or th

e be

nefit

of

both

dev

elop

ers

and

the

publ

ic.

Ens

ure

deve

lopm

ent m

akes

a

posi

tive

cont

ribut

ion

to th

e st

reet

scap

e.

Pas

sive

sol

ar e

nerg

y an

d ve

ntila

tion

is to

be

inco

rpor

ated

in

to th

e de

sign

of b

uild

ings

.

New

dev

elop

men

t mus

t con

side

r bu

ildin

g de

sign

and

ope

ratio

n m

easu

res

that

redu

ce e

nerg

y co

nsum

ptio

n re

lativ

e to

co

nven

tiona

l bui

ldin

gs.

Bui

lt fo

rms

shal

l offe

r act

ive

front

ages

.

Inno

vativ

e an

d di

stin

ctiv

e bu

ildin

g fo

rm e

ncou

rage

d to

cre

ate

a hi

gh

stan

dard

of b

uild

ing

desi

gn.

Dev

elop

men

t to

addr

ess

the

stre

et a

nd p

ublic

dom

ain

with

ac

tive

front

ages

.

Enc

oura

ge fl

exib

le b

uild

ing

desi

gn to

ens

ure

build

ings

or t

heir

parts

can

be

conv

erte

d fo

r a

rang

e of

pot

entia

l fut

ure

uses

.

Site

cov

erag

e E

mpl

oym

ent –

gen

eral

: min

imum

20

% o

f are

a to

be

reta

ined

as

soft,

per

viou

s or

land

scap

ed

area

s (c

over

age

max

80%

).

Em

ploy

men

t – e

nter

pris

e:

max

imum

site

cov

erag

e of

50%

. M

inim

um 3

0% o

f are

a to

be

reta

ined

as

soft,

per

viou

s or

la

ndsc

aped

are

as.

M

axim

um b

uild

ing

foot

prin

t not

gr

eate

r tha

n 65

%.

Max

imum

site

cov

erag

e of

50%

15

% o

f site

to b

e pr

ovid

ed w

ith

deep

soi

l pla

ntin

g (c

over

age

max

85

%).

Den

sity

E

mpl

oym

ent –

gen

eral

and

en

terp

rise:

max

FS

R 0

.5:1

. -

FSR

1:1

FS

R 1

:1

-

Dev

elop

men

t ne

ar a

resi

dent

ial

Em

ploy

men

t – g

ener

al a

nd

ente

rpris

e: c

onse

nt m

ust t

ake

into

ac

coun

t am

ongs

t oth

er fa

ctor

s

The

appl

ican

t may

be

requ

ired

to

indi

cate

how

the

indu

stria

l lan

d co

uld

be d

evel

oped

and

als

o

Cou

ncil’

s as

sess

men

t may

re

quire

app

lican

ts to

dem

onst

rate

, by

way

of a

dditi

onal

info

rmat

ion,

Ens

ure

empl

oym

ent u

ses

inte

grat

e w

ith s

urro

undi

ng

resi

dent

ial,

recr

eatio

nal a

nd

-

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{30

}

Co

nsi

de

rati

on

K

ey

re

qu

ire

me

nts

: B

lue

Mo

un

tain

s L

EP

20

05

Ha

wk

esb

ury

(In

du

stri

al

La

nd

s se

ctio

n o

f th

e D

CP

20

02

)

Win

ge

carr

ibe

e (

Ind

ust

ria

l

La

nd

s D

CP

20

09

)

Pe

nri

th (

We

rrin

gto

n M

ixe

d

Use

DC

P,

em

plo

ym

en

t zo

ne

20

07)

Cit

y o

f S

yd

ne

y D

raft

DC

P

20

10 –

In

du

stri

al

Use

s

zone

am

enity

of r

esid

entia

l use

s in

clud

ing

with

rega

rd to

bui

ldin

g sc

ale,

bul

k de

sign

, hei

ght a

nd

sitin

g; n

oise

; hou

rs o

f ope

ratio

n;

traffi

c ge

nera

tion;

ligh

t, du

st a

nd

odou

r.

show

the

loca

tion

of la

ndsc

apin

g,

build

ing

and

othe

r site

pla

nnin

g te

chni

ques

with

the

aim

of

min

imis

ing

impa

ct o

n ad

join

ing

com

mer

cial

, res

iden

tial a

nd/o

r ru

ral u

ses.

plan

s or

pro

fess

iona

l dra

win

gs

that

thei

r pro

posa

l will

be

com

patib

le w

ith a

djac

ent o

r ad

join

ing

resi

dent

ial l

and

uses

du

ring

cons

truct

ion

and

oper

atio

n.

educ

atio

nal f

acili

ties.

Land

scap

ing

Em

ploy

men

t – g

ener

al a

nd

ente

rpris

e: to

inco

rpor

ate

plan

ting,

sc

reen

ing,

sto

rmw

ater

m

anag

emen

t.

Land

scap

ing

is re

quire

d in

the

front

set

back

, car

par

king

can

be

prov

ided

bey

ond

5m o

f the

fron

t bo

unda

ry if

scr

eene

d by

la

ndsc

apin

g.

A la

ndsc

aped

are

a, n

o le

ss th

an 3

m

etre

s in

dep

th, i

s to

be

prov

ided

m

easu

red

from

the

front

pro

perty

bo

unda

ry.

Inco

rpor

ate

land

scap

ing

to

impr

ove

the

aest

hetic

qua

litie

s of

th

e st

reet

scap

e.

15%

of s

ite to

be

prov

ided

with

de

ep s

oil p

lant

ing.

Fron

t fen

cing

-

Fenc

ing

loca

ted

behi

nd th

e la

ndsc

aped

are

a on

ly. D

ecor

ativ

e op

en s

tyle

fenc

ing

cons

ider

ed

forw

ard

of th

e bu

ildin

g lin

e.

Pre

fera

ble

to lo

cate

fron

t bo

unda

ry fe

ncin

g be

hind

fron

t bo

unda

ry la

ndsc

apin

g.

No

fenc

ing

is p

erm

itted

bet

wee

n th

e m

ain

build

ing

line

and

the

stre

et fr

onta

ge.

-




November 2012

{31}

No specific information on employment lands is included in the Blue Mountains Council

“Better Living DCP” 2005. Apart from broad strategic statements contained in the

community plan Sustainable Blue Mountains 2025, and the zoning objectives for

Employment Lands contained in the LEP 2005, Council have no published position on

employment lands.

Key differences between the Blue Mountains LEP and others per the above table are:

BMC are among least flexible in use, eg Wingecarribee allows flexibility in controls for

best practice and technology advances, City encourages ancillary, non-industrial uses

that provide services to industrial activities and their workforce, including commercial

and retail facilities.

BMC among most flexible in terms of minimum size and frontage.

BMC among most restrictive in terms of height.

BMC average in terms of setback, but competitors are allowing setback down to 4m

where architectural design is good.

BMC not encouraging or incentivising good design, nor detailing design matters such as

streetfront activation and front fencing.

BMC Emp – gen site coverage is flexible but Emp – enterprise site coverage is restrictive.

BMC FSR is restrictive at 0.5:1, others permitting 1:1.

ALL have interface issues with residential uses and seek to mitigate these.

ALL encourage landscaping.

ALL OTHERS place controls in DCP rather than LEP.

Greater emphasis on flexible building forms to support change over time in the City than

elsewhere, and a minimum ground floor floor-to-ceiling height that facilitates loading

and warehousing.

5.3 RECENT APPROVALS

An interview with Council’s Manager of DAs, Will Langevad in July 2012, highlighted the

following:

The quantum of applications for employment uses are relatively low and demand is

currently low.

Issues experienced in recent approvals include:

Applicants, who are generally small local business owners, typically attempt to take-

up the full FSR, and will occasionally take steps to exceed the FSR (eg by making

SEPP 1 applications).

Landscaping of sites is generally of low quality and not well done, despite being a

requirement of the LEP.

Employment – Enterprise zones have not seen much take up for employment use, and

most applications for these locations are for residential use. The zones have also not

been successful as buffers between residential and Employment – General areas, as

had been intended.



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• Corner sites are problematic in that both frontages are required to address the 8m setback. For residential area, a ‘lesser secondary frontage’ is identified which has less restrictive conditions placed on it.

• Interface with residential land is problematic, with tensions between the uses played out at DA stage as residents fight for amenity provisions, landscaping and the like.

• Quality of applications can be poor whereas requirements are relatively onerous due to environmental considerations including stormwater provisions and landscaping requirements. These complexities make this class of application the slowest within Council, with an average net turnaround of 80 days (vs 41 days average for single dwellings).

• Specific guidelines and information are not provided for these uses, requiring applicants to respond to detailed and often technical LEP requirements, despite most applicants submitting themselves without engaging consultants.

• For more complex or non-conforming applications, the DA team encourages pre-lodgement meetings with applicants.

In addition, feedback received by planners indicate that the Employment – General requirements are too restrictive, since for example commercial and ancillary uses are not permitted.

5.4 FORESHADOWING CHANGES – PLANNING GREEN PAPER The Green Paper “A New Planning System for NSW” was published in July 2012, and foreshadows a number of changes to the planning system. Of key relevance to this study are changes to zones and changes to the structure of local plans.

Changes to zones include a proposed new zone supplementary to the SI LEP zones and explained in the current Green Paper as follows:

“Enterprise Zones

To proactively provide for innovative investment and to boost employment generation, the NSW Government will introduce a new land use class called an ‘Enterprise Zone’. Enterprise Zones will be characterised by very little, if any, development controls providing they do not result in any significant adverse environmental impacts. Enterprise zones will generally be targeted to attract employment generating development but could provide opportunities for mixed use housing investment. In this regard, Enterprise Zones will constitute a more flexible zone.

Additional incentives could be utilised to attract investment to an Enterprise Zone. Some financial incentives could include:

• Local rate or land tax relief for a prescribed time frame

• Exemption from development levies, and/or

• State or Local Government investment in infrastructure provision or the like to support the area.”



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Changes to the structure of local plans proposed in the Green Paper include a move away from DCPs, and a shift toward the inclusion of controls including height and FSR in the overarching Spatial Land Use Plan. The proposed structure of local land use plans is illustrated below in a table extracted from the Green Paper.

Figure 5.2: Proposed structure of local land use plans (Green Paper 2012)

In terms of this proposed structure, Council has been ‘ahead of its time’ by including height and FSR in its LEP, where most benchmark Councils had included these controls in their DCP.

The proposed Green Paper structure in relation to the existing local planning structure and hierarchy of plans is illustrated overleaf in a graphic extracted from the Green Paper.

43A NEW PLANNING SYSTEM FOR NSW

L O C A L L A N D U S E P L A N S

PART A PART B PART C PART D

Strategic Spatial Land Use Plan

Infrastructure and Services

Development Guidelines and Performance Monitoring

This part will provide:

English explanation of the strategic framework that the plan is trying to implement. It will reflect:NSW Planning Policies

—regional (including metropolitan) and subregional planning outcomes

—Local council strategic direction

—Community expectations

—concise statements on the desired planning and development outcomes to be achieved across the local government area

This part will draw on the existing Community Strategic Plans prepared by councils


based on a reformed more flexible standard instrument

to reflect strategic planning


infrastructure (local, regional and State) to be provided to support development including timing and delivery mechanism

linked to the local infrastructure funding plan


performance measures for development.

performance measures will inform and provide context to assist in the assessment of development proposals

assessable development

indicators and monitoring requirements to assess the Plan’s performance in achieving the planning and development outcomes articulated in Part A

Strategically focussed development guidelines and standardsThe Subregional Delivery Plans and the Sectoral Plans will set the applicable development param-eters and criteria. These will be translated in the Local Land Use Plans, as the relevant development controls and guidelines for development assess-ment. This approach is more appropriate than the current practice of defining controls that often lack evidence based foundation.

The legislative scheme should provide for de-velopment controls and standards to be clearly applied by way of guidance. The current practice of implementing Development Control Plans as statutory instruments results in lack of flexibility and can inhibit viable outcomes. The complexity and layering of the controls combined with their inflexible application increase compliance costs and stifle innovation. Non–compliance with the controls should not be construed as prohibition. A merit assessment of the development proposals should be undertaken to fully justify the basis of non–compliance. This approach is consistent with the recommendations of the Independent Review.

The Government’s clear intent for this area of development assessment is that guidelines should facilitate outcomes desirable to the market, not dictate solutions that preclude choice and flexibility. Development guidelines will guide development through merit assessment but will not mandate a result.

Standards will not be applied inflexibly during the assessment. The guidelines will provide a context for the development of proposals and a context for their merit assessment. Development guidelines will focus on performance based outcomes and will not merely be a compendium of rules. Moving towards a performance based approach will make development guides simpler, clearer and easier to navigate than many development control plans are today.

The guidelines will allow alternative design solu-tions and will encourage proponents to innovate when formulating a development proposal. Development guidelines may contain prescriptive standards where those provisions are ‘deemed to satisfy’ a performance based outcome. If a pro-posal does comply with a prescriptive standard in a guideline or is an acceptable alternative solution then the proposal will get a tick on that issue. This cannot be revisited.

Unlike development control plans, development guidelines will be fully integrated within the Local Land Use Plan. There will be much better linkages between the provisions of the development guidelines and the other parts of the Plan. The guidelines will be instrumental in implementing the strategic, spatial and infrastructure and services components of the Plan.

FIGURE 11!PROPOSED STRUCTURE OF LOCAL LAND USE PLANS



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Figure 5.3: Current vs proposed hierarchy of plans (Green Paper 2012)

5.5 CASE STUDIES – OTHER COUNCIL APPROACHES The following mini case studies highlight the approaches currently taken by ‘competitor’ Councils – Blacktown and Penrith.

5.5.1 Case Study: Blacktown Council – “Facilitating Investment” At Blacktown Council, one of the competing LGAs for the Mountains for employment lands, the DA section is known internally as the “Development Approvals” section. Dealing with one of the highest number of DAs in the State annually (Figure 5.4), Council consciously set out some 10 years ago to attract and facilitate development, and hence investment and job creation in their area.

46A NEW PLANNING SYSTEM FOR NSW

State Environmental Planning Policies

Deemed SEPPS

117 Sections

Metropolitan Strategy & 8 Regional Plans

2 Strategic Regional Land Use Plans

& 10 Subregional Strategies

1000s of Development Control Plans

NSW Planning PoliciesPractical high level

planning direction

Metropolitan & Regional Growth Plans Includes delivery

Subregional Plans tr toral evidenc e,

ra re Deliv prepared collaboratively with trong

z

Local Land Use Plans In four parts: —strategic—spatial—delivery—guidance

48 10-12

28

60

9

152

300+

28

CURRENT NEW

Local Environmental Plans

DCPs

SEPPs

117s

FIGURE 12!REDUCING COMPLEXITY AND DUPLICATION IN THE HIERARCHY OF PLANS



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Figure 5.4: Approvals by Local Government Area (DP&I Local Development Performance Monitoring 2010-11)

To this end, Blacktown Council has pioneered a number of activities designed to make development easier in their area:

• Quarterly ‘Developer Forums’ over lunch are held with key developers (private and public sector) active in the area, or developers who Council are keen to attract. At this forum:

• The Mayor, GM and Director of Planning present briefly on activities and priorities in the area;

• Planning staff are present to respond to queries, and to enable developers to ‘get to know’ who they are;

• Time is set aside for developers to raise issues of concern, which staff endeavour to respond to straight away.

• Regular newsletters are produced for developers and investors, outlining local initiatives as well as showcasing developments.

• Council has enlisted to become a model Council for the piloting of complying development and testing of electronic DA submissions.

• Council has a rolling programme of “Better Practice Reviews” which focus on performance improvement. For example, despite having one of the best DA turnaround times in local government (See Figure 5.2), Council has recently initiated a performance review in order to further improve processing times, and modernise existing systems. Initiatives such as this are in addition widely advertised to existing and prospective investors through the newsletters mentioned above.

LOCAL DEVELOPMENT PERFORMANCE MONITORING: 2010-11 | FEBRUARY 201232

2.3 Council Trends DEVELOPMENT ACTIVITYFigure 10: Highest number of approvals (DAs and CDCs) by Local Government Area

Figure 10 shows ten council areas with the highest levels of development activity (approvals) in 2010-11. Major cities, regional centres and growth areas feature in the list including Sydney City Council, Blacktown City Council, Lake Macquarie City Council and The Hills Shire Council.

0

500

1,000

1,500

2,000

2,500

3,000

3,500

Syd

ney

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Cou

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Bla

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wn

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ncil

Lake

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il

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Figure 10: Highest number of approvals (DAs and CDCs) by Local Government Area

Number of DAs approved Number of CDCs issued



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Figure 5.5: Mean Gross Time for DAs Determined (DP&I Local Development Performance Monitoring 2010-11)

5.5.2 Case Study: Penrith City Council – “Open for Business” In a recent rebranding initiative, Penrith has added the tag line “Doing Business in Penrith” to its existing branding of “Rivers: Mountains: Lakes”. The intent of the tagline is to emphasise that Penrith is ‘open for business’, and seeking to attract investors.

5.6 SYNTHESIS OF FINDINGS Issues emerging from the review of planning controls, recent applications, changes proposed in the Green Paper 2012, and mini case studies of competitor Councils include:

• The number and type of applications being received indicate little demand for employment uses, and primarily local applicants making submissions without consultant support. Employment lands applications are the slowest of all Council approvals.

• Blue Mountains objectives emphasise the environment and employment opportunities, which is appropriate to the location.

• Planning controls support a narrower band of uses than elsewhere and are less flexible. While changes to the local planning structure may require controls to be included in high level documents, it is important that a more flexible approach is adopted in order to support investment.

• Environmental constraints are communicated as disadvantages, rather than offering potential opportunities for landscaping and the like on a site by site basis.

• Employment – Enterprise zones have not been successful at either attracting employment uses, or buffering Employment – General uses.

0

20

40

60

80

100

120

Mean Gross DA Time



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• A new zone is proposed in the planning Green Paper – “Enterprise Zones” that are designed to encourage investment by increasing flexibility and allowing for incentives for investors.

• There is little emphasis on flexibility of building types to facilitate change over time, or encourage adaptive reuse of heritage assets.

• Controls encourage internally focussed uses removed from the street rather than street-front activity.

• Conflict exists between residential and employment uses despite detailed requirements for ‘good neighbours’ and a focus on amenity.

• The Mountains are competing for investment with Councils such as Blacktown and Penrith that are far more actively pursuing, encouraging and facilitating new investment as well as having the competitive advantages of larger lands sites and better accessibility.



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6 Demographic, Employment and Industry Data Analysis

6.1 OVERVIEW Employment lands are predominantly considered to be industrial and commercially zoned spaces including warehouse and distribution facilities, business parks, ports and logistics networks. They are the lynchpin of manufacturing activities as well as essential for the storage and efficient distribution of goods, including fresh food. The success of these lands typically depends on location, access to workers, access to services, access to infrastructure networks and appropriately timed land releases.

Traditionally areas have been designated as employment lands to better meet the needs of economic growth forecasts and to stimulate local investment and employment. The rules governing economic growth however have markedly changed since the first Global Financial Crisis in 1998. This has altered the level of demand for employment land especially in areas that don’t have the strategic benefit of being close to a strong workforce, with good access to services and infrastructure and transport connections.

Moreover, competition for investment in employment lands has significantly increased making it all the more important for areas to find and promote their competitive advantage.

6.2 POPULATION TRENDS The table below shows the population of the Blue Mountains between 1991 and 2006. Over recent years, the population has actually decreased by approximately 0.3% per annum which is in stark contrast to the 1995 population study which showed an estimated projected population increase over the same period. Forecasts for 2012 and 2016 do however indicate a return to growth.

Table 6.1: Blue Mountains Population

Estimated Resident Population for year ending June 30

Population Change Percentage (%)

1991 68,985 - -

1996 72,506 3521 4.9%

2001 74,317 1811 2.4%

2006 74,069 -248 -0.3%

2012 forecast 76,583 2,514 3.4%

This section includes a review of

demographic and employment

characteristics of the Blue

Mountains as well as macro

economic trends in employment

lands, performance of existing

employment lands precincts, and

competitive advantages and

disadvantages of the LGA.



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Estimated Resident Population for year ending June 30

Population Change Percentage (%)

2016 forecast 81,820 5,237 6.8%

There are a significant proportion of people in the family aged group in the Blue Mountains LGA, most notably school aged children (5 – 17 years) with parents in their 30’s and 40’s. The Blue Mountains also has a notable share of population in the empty nester age group (50 - 59 and 60 - 69) whose children have already left the family home.

Most significant changes in the household structure of the Blue Mountains LGA between 1996 and 2006 have been:

• An increase in the number of couples without children;

• A greater share of one parent families; and

• An increase in single person households.

These changes reflect the strength of the Blue Mountains LGA as a lifestyle location for retirees as well as for those preferring to live in the LGA and commute to work in Greater Sydney. The latter group may partly reflect a lack of local jobs which necessitates travel out of the LGA for employment though many are thought to consciously move to the LGA because of its quieter surroundings and lifestyle benefits.

6.2.2 Employment Patterns across the LGA The occupational structure of the workforce is an important indicator of the characteristics of the labour force. The following table highlights employment by occupation:

Table 6.2: Employment by Occupation

Occupation (employed people)

Numbers Blue Mountains (%)

Sydney (%)

Managers and Administrators

2,668 7.8% 9%

Professionals 9,004 26.3% 21.20%

Associate Professionals

4,348 12.7% 11.80%

Trade People 3,924 11.5% 11.10%

Clerical, Sales and Service

10,024 29.3% 30.80%



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Occupation (employed people)

Numbers Blue Mountains (%)

Sydney (%)

Production and Transport

1,809 5.3% 7.40%

Labourers 1,977 5.8% 6.60%

Not Stated Adequately

480 1.4% 2.10%

Total: 34,237 100% 100%

The major difference in the occupational composition between the Blue Mountains and Sydney Region includes:

• A substantially higher share of professionals in the Blue Mountains;

• A lower share of production and transport workers; and

• A lower share of clerical/sales and service workers.

These results support the notion that people have moved to the LGA where they can afford to travel out each day for work or where they can work from home, some or all of the time. They also reflect a very broad definition of “professional” as the following table illustrates The industry employment in breakdown shows for example a much higher percentage in education, health and community services and a strong under representation in finance, insurance and business services within the LGA.

With respect to employment by industry type the following table highlights the difference between the Blue Mountains LGA and Sydney overall, with the greater % emboldened per line item except where the difference is marginal.

Table 6.3: Employment by Industry Type

Industry Employed Persons

Number Blue Mountains (%)

Sydney (%)

Agriculture, Forestry, Fishing & Mining

390 1.1% 0.7%

Manufacturing 2,922 8.5% 12.2%

Electricity, Gas & Water

324 0.9% 0.6%

Construction 2,413 7% 6.9%



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Industry Employed Persons

Number Blue Mountains (%)

Sydney (%)

Wholesale & Retail Trade

5,541 16.2% 19.4%

Transport & Storage 1,186 3.5% 5%

Communications Services

534 1.6% 2.4%

Finance & Insurance Business Services

4,742 13.9% 20.6%

Public Admin & Defence

1,907 5.6% 3.4%

Education Health & Community Services

8,970 26.2% 15.3%

Recreation, Personal Services & Cafes etc

4,822 14.1% 11.1%

Not Classified 484 1.4% 2.4%

Total 34,235 100% 100%

This data confirms the presence of active, small businesses in the LGA, but less manufacturing, wholesale and retail, transport and storage, communication, finance and business insurance services than in Sydney.

6.2.3 Journey to Work Data In analysing the journey to work data, it is confirmed that a large number of people living in the Blue Mountains travel to work outside of the Blue Mountains LGA (19,856 or 59% compared to 13,960 people or 41% that live and work within the Blue Mountains LGA).

With respect to household income levels for the Blue Mountains relative to Sydney, the Blue Mountains is characterised by a lower proportion of high income households (>$1,500 per week) and a higher proportion of households at the low income end. This is seen to reflect the higher number of retirees, those working part time, life stylers and the fact that many move to the LGA for lower housing prices and affordability.

6.2.4 Local Employment It is estimated that 34,228 residents of the Blue Mountains LGA were employed compared to 16,362 jobs that are actually provided in the Blue Mountains. This represents a deficit of 17,866 jobs and means that the Blue Mountains LGA has an estimated average employment self-sufficiency ratio of 47.8%.



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The research indicates that below average employment self-sufficiency ratios (below 47.8%) were evident in the following employment sectors in the Blue Mountains (these highlight where the most significant shortfall in jobs are):

Table 6.4: Employment Sector

EMPLOYMENT SECTOR %

Defence 44.9%

Transport and Storage 44.3%

Construction 43%

Property and Business Services 42.1%

Education 39.2%

Electricity, Gas and Water Supply 31.6%

Wholesale Trade 31.5%

Communication Services 29.3%

Manufacturing 24.1%

Finance and Insurance 23.4%

Agriculture, Forestry and Fishing 3.5%

Of the above employment sectors, the greatest shortfalls were noted in manufacturing, communications services, wholesale trade, construction, and transport and storage, however the LGA is not attractive to all of these sectors.

There is a significant shortfall of jobs in the Blue Mountains (around 52%). However, employment participation rates have been increasing and are expected to increase further over the next 10 years. This is largely thought to be due to a combination of diminishing household sizes, households with fewer children and the increasing rate of dual income households. The following table highlights estimated employment participation as actual jobs within the LGA:

Table 6.5: Estimated Employment Participation Rate 1991 - 2016

Year Estimated Resident Population

Work Participtn Rate

No. People Employed

Total No. Local Jobs

Percentage of jobs in LGA to Employed Residents

1991 68,985 39.9% 28,857 12,438 43%



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Year Estimated Resident Population

Work Participtn Rate

No. People Employed

Total No. Local Jobs

Percentage of jobs in LGA to Employed Residents

1996 72,506 41.9% 31,390 14,439 46%

2001 74,317 44.4% 34,235 16,362 48%

2006 74,069 45.9% 35,928 17,964 50%

2011 76,583 46.9% 37,193 19,341 52%

2012 forecast 81,820 47.9% 39,232 21,185 54%

2016 forecast 86,985 39.9% 28,857 12,438 43%

The table below provides a forecast of the number of jobs per industry sector in 2011 and 2016:

Table 6.6: Forecast Employment in the Blue Mountains by Industry Type

Industry type 2011 2016

Agriculture/Mining 409 426

Manufacturing 2,987 3,074

Transport, Communications & Utilities 1,523 1,304

Construction 2,843 3,088

Wholesale Trade 1,242 1,172

Retail Trade 4,671 4,997

Accommodation, Cafes & Restaurants 2,814 3,089

Finance, Property & Business Services 5,540 5,979

Government, Education & Health 11,967 12,582

Recreation Personal & Other Services 3,198 3,521

TOTAL 37,193 39,233

The major growth areas over the period are in the construction, retail, tourism related services and finance/property and business services. The strongest growth estimated is therefore in the more traditional white-collar job type groups other than construction. The



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consequence of this is that there is not expected to be an upturn in the demand for industrial land/employment land over this period.

This obviously impacts on the take up of employment land and future demand. However allowing a very flexible approach to employment land use within the existing employment land zones will provide a mechanism for helping achieve these growth projections and stimulating greater employment demand in the future.

6.3 MACRO ECONOMIC TRENDS AND DIRECTIONS FOR EMPLOYMENT LANDS

6.3.1 Demand for large or smaller sites A sample of recent trends regarding employment lands indicates a current global demand for two types of sites for employment lands:

• Large sites (200+ Hectares) located near good freeway and road networks designed to serve metropolitan wide, national or international markets; and

• Smaller sites (20 Hectares and less) designed to provide for the needs of small businesses serving local markets.

The precincts we have examined do not include the large sites that are in demand, nor does the locality in general have the direct access to easily serve metropolitan wide, national or international markets. The Mountains sites are rather generally small, far smaller in fact than the 20 Hectares considered ‘small’ globally, and with a primary emphasis on servicing local markets.

6.3.2 Logistics and transport industries are active A further macro trend is an increase in the importance of logistics and transport industries, which has also led to a demand for larger sites for distribution centres. These sites also demand excellent rail, port and freeway connectivity. As mentioned above, suitable sites are not readily identifiable in the Mountains. Moreover desirable sites are easy to obtain in Penrith, Blacktown and the like, where they are also flatter and have better road access.

Both metropolitan and regional destinations can be served with ease from these Western Sydney locations, and the Mountains are not sufficiently far enough away to require supplementary storage of break-of-bulk facilities. By way of contrast, transport hubs work well in Kempsey-Bellingen which is the 5 hour mark from Sydney, when truckies have to stop by law. In this case, the Blue Mountains is just too close to Sydney and we have not been able to identify any demand for these industries.

6.3.3 ‘Green’ or ‘eco’ industry Taking into account the environmental importance of the Blue Mountains, and Sustainable Blue Mountains 2025 objective for a sustainable economy, trends in ‘green’ or ‘eco’ industry are also relevant. This industry is however in its infancy and variously reported to be ‘booming’ or ‘lagging’ in Australia, aggravated by politics surrounding the Carbon Tax and its potential to impact on industrial building activity. It is also poorly defined, with some reports suggesting a focus on renewable energy such as wind while others group activities such as recycling into this category.



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Nevertheless trends generally suggest that industry has, since the GFC, started to shift to green initiatives, usually where these help with cost mitigation. In the employment lands sector that has been translated into initiatives largely by landlords that include photovoltaic external lighting and movement sensor lighting, rainwater harvesting and grey water recycling, AAA rated hydraulic fittings and fixtures, on-site composting facilities and even on-site wind farms.

Moreover, recent research by the Schenk Process group reveals that while large corporates are paying lipservice to sustainability, small to medium size businesses (SMEs) say less but are far more engaged in operationalizing it. Schenk attributes this to a number of factors, primarily owners’ ethics and the fact that SME owners feel directly responsible. Schenck note the following perceptions:

• A builder says “because we work in a risky business, and I feel personally responsible for everyone that’s working within the business.”

• A tree lopper says “My personal view on it is from a business point of view, a business should do what it can to be socially responsible. And absolutely under no circumstances should do something detrimental to society or the community at large.”

• • A regional gourmet food producer says "I employ people that don’t deserve a job, I’ve got about four of those at this time.”

Our research indicates that this trend is a good ‘fit’ for the Mountains.

6.3.4 Globalisation and new technologies The two greatest factors impacting on employment change over the past decade are noted as the globalisation of economic activity and a deepening of knowledge (intensity of business products and processes). The development and adoption of new technologies, the introduction of flexible production methods and the increasing use of market mechanisms for allocating economic resources, is having a profound effect on where corporations choose to locate their facilities.

While there is a trend towards greater flexibility in location choice, corporate organisations are typically acquiring large sites for the consolidation of previously fragmented activities. Additionally, organisations are increasingly looking for opportunities that would allow them to co-locate in specialised clusters of activity.

Along with this, and driven partly by processes, has been the development and take up of new technologies including information and communications, environmental and biotechnological sciences. The economic shift in developing economies has been away from low cost manufacturing and towards the generation, distribution and use of intellectual capital and information. With technological advances in communications, corporations can locate themselves in business park estates rather than in traditional CBD or town centres.

These trends should, in theory be advantageous for the Blue Mountains LGA, which is able to offer a lifestyle location close to a major CBD centre, and where we understand knowledge workers are increasingly attracted, and while the LGA does not offer the large



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sites which corporates are seeking, opportunities for small to medium size ‘start-ups’ are excellent.

6.3.5 Home Based Employment Home based employment is also becoming an increasingly significant characteristic of the economy and is highly prevalent in the Blue Mountains. In 1996, 5% of all households carried a home based business (excluding people who occasionally work at home) throughout Australia. By 2000 this proportion had risen to 7.7% or 692,600 people.

The Blue Mountains LGA has an estimated 2,500 home businesses representing 36% of all the businesses in the LGA. If local smaller businesses can find appropriate home based employment options, it makes it harder to entice them to move to an employment land zone, particularly as the vast majority of home based business people cite low overheads as the principal reason for their decision to work from home followed by lifestyle reasons.

The challenge is to find them compelling reasons to relocate to a cluster, where they get benefit from being next to other complimentary small-medium size businesses. This is investigated in the recommendations section of the report.

6.3.6 Creative Incubators Incubation is a unique and highly flexible combination of business development processes, infrastructure and people, designed to grow and nurture new and small business ventures during the early stages of development. The creative industry, one of the fastest growing industry sectors in the world, thrive on incubator models.

There are examples where creative incubators are linked with universities and other education institutions that as part of their education and training, require students to seek exposure to the commercial realities of the area they are focusing on.

There are universities in Sydney who have facilities particularly in the Blue Mountains for research purposes. These are often aligned to activities in National Parks but may provide an opportunity for developing or extending incubator activities, particularly if there are employment activities of a complimentary nature.

6.4 CONTEXT: SYDNEY EMPLOYMENT LANDS The Employment Lands Taskforce was formed to address concerns over the release of employment land and to better match employment growth needs with land supply. Key findings for the Sydney Region highlight the following:

• Sydney’s industrial base is strong with manufacturing industries remaining the largest sector in the State in terms of contribution to Gross State Product;

• The nature of industry in Sydney is shifting towards knowledge based activities in industries such as pharmaceuticals, information and communication and advanced manufacturing with a trend towards cleaner industries and business parks;

• Sydney’s employment lands remain economically competitive due to the connection to global infrastructure;



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• Release of greenfield land has been slow due to land banking by developers and servicing constraints and approval delays;

• There has been significant rezoning of employment land particularly in the inner and middle ring suburbs, driven by increasing residential land values; and

• Demand for Employment Land in established areas in proximity to gateway infrastructure is expected to remain high.

The Employment Lands Development Program (ELDP) provides a State Government guide to the future needs for employment land within the Sydney Region. The ELDP was last updated in 2011. The ELDP most recent data indicates that there has been a slight increase in employment zoned land (developed and undeveloped) of 206ha over the last 12 month period, now totalling 15,584ha. 4,543ha was undeveloped zoned employment land which indicates an increase of 86ha overall.

In addition, there were 3,537ha of proposed employment land that have been identified in council planning strategies but have yet to be rezoned. This is a decrease of 196ha over the last 12 month period. Similarly, there has been a decrease in the amount of industrial building activity in the Sydney Region, falling from $575m in 2008/2009, to $400m in 2009/ 10. The demand for industrial employment land is seen to be falling, with uptake of 153ha in 2010 compared to 264ha in 2008.

Since 2010 there has been a slight increase in the level of construction and commencements (focused on manufacturing output). This has primarily been generated by mining and resource sector growth. This has also led to the supply of new floor space increasing following a sharp drop in 2009, though the increase is minimal (350,000m2).

Balanced against this, is the continual drop in the value of development approvals in industrial buildings and especially for factories, which shows a fall in building approvals from a peak of $1.1b in 2008 to $400m in 2009 -10. This now reflects a return to trends pre 2001/02.

With particular relevance to the Blue Mountains, warehousing remains the dominant sector for land use in employment land zones, accounting for $300m for industrial building activity, with factories accounting for $80m and other sectors such as the high-tech sector contributing a further $20m. However in the Mountains, factors such as the small scale of sites and their geographic location, make them less competitive for warehousing and factories when compared to available sites in surrounding LGAs.

6.4.1 North West Subregion The North West has an employment target of 130,000 additional jobs by 2031 representing a 55% increase. Whilst most growth is forecast around employment centres in Penrith, Rouse Hill and Norwest industrial development is forecast to be clustered around the M7 Motorway and the development of the Western Sydney Employment Hub.

The majority of existing jobs are in Penrith, Blacktown and Baulkham Hills LGAs with strong employment growth forecasted from now till 2031 for:



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• Penrith (11,000 additional jobs);

• Norwest Specialised Centre (25,000 additional jobs);

• Rouse Hill (9,000 additional jobs);

• Blacktown (5,000 additional jobs);

• Castle Hill (3,000 additional jobs).

Currently the North West sub region has a large number of people employed in manufacturing, retail and wholesaling. Defence, education, community services, agriculture and forestry related industries, construction and trade services are also relatively strong industry sectors.

When looking at employment capacity targets for the North West Subregion the Blue Mountains are forecast to grow by a further 7,000 additional jobs out to 2031. The challenge however for the Blue Mountains is that currently over 50% of those employed and resident in the Blue Mountains travel out of the LGA to work. Based on this lifestyle choice to live in the Blue Mountains but to travel out of the LGA for work, it is unclear whether this ratio will change unless there are ways to develop stronger employment opportunities within the LGA.

When one looks at the North West Subregion in particular and considers the Blue Mountains’ relative competitive position for employment land take up, the following is noted:

• Over the period 2001 – 2031, employment targets for the North West Subregion LGAs indicates a growth in total employment in the Blue Mountains of 7,000 people, in Penrith of 28,000, in Blacktown of 45,000 and in Baulkham Hills of 47,000;

• The North West Subregion has a range of employment assets in the education sector, such as the Blue Mountains College at Wentworth Falls; and

• Recreational employment opportunities exist through the growth of tourism orientated activities in the Blue Mountains.

The ELDP notes however that while the Blue Mountains has facilities, it is competing with several other LGAs in the North West Subregion, which all also have facilities including education and recreation assets.

Our research however indicates that comparing to other local government authorities and focusing on these three employment sectors noted in the ELDP, the Blue Mountains’ strategic advantage is strongest in recreation by virtue of the Blue Mountains National Park which is the most visited National Park in all of Australia. This has the potential to tie in with nature tourism education programs and potentially the development of bio-products - environmentally friendly products that can be created in a cottage industry environment or in larger factory style processing plants. They include the use of recycled materials, recycled wastewater, etc and can be easily linked to nature based products, using natural ingredients such as local tree products, organically grown produce and the like.



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6.4.2 Macro Trends Impact on Blue Mountains The Blue Mountains has important employment precincts however these are comparatively small compared to those in the surrounding North West sub-region (Penrith, Blacktown and Baulkham Hills especially). Furthermore, the existing focus, identified by the ELDP and confirmed in our survey, is currently on utility and urban services that support local communities.

These employment lands have grown organically to meet the needs of the surrounding village communities, largely unaffected by the wider North West region, or macro trends. The net effect has been a range of employment lands that have developed slowly and reflect almost exclusively the needs of local communities.

Moreover the LGA has distinctly different urban characteristics from that of the other North West sub-region local government areas, both because of the high percentage of people living in the Blue Mountains as a lifestyle choice, and the urban form, evidenced by:

• The higher level of retirees living in the Blue Mountains LGA;

• Over 50% of employed residents travelling out of the Blue Mountains each day to jobs in Greater Sydney;

• A high percentage of home based businesses;

• An urban strategy of creating distinct urban villages with open space and vegetated corridors separating them;

• The urban footprint in the Blue Mountains following a tight lineal corridor and constrained by the Blue Mountains National Park on either side.

The employment land uses for the Blue Mountains therefore need to be different to reflect on the uniqueness of the local government area and its strategic advantages as well as constraints.

6.4.3 Areas further West The Blue Mountains is the gateway over the sandstone ‘curtain’ to the central west region and urban centres of Mudgee, Lithgow, Bathurst and Orange among others. Research indicates that each of the urban centres west of the Blue Mountains LGA has distinct employment characteristics and associated challenges. The major challenge for each is the issue of access to the Sydney market, and it’s associated port and airport facilities.

Each of the primary urban centres further west have employment characteristics associated with distinct industries: • Lithgow acts as a service centre for Government agencies supporting mining and other

sectors further west and has aspirations to develop its tourism sector which back on to the Blue Mountains National Park;

• Mudgee is focussed on viticulture and coal mining - employment trends indicate more miners than all other jobs in the community;

• Bathurst is focussed on education with its university campus, TAFE facilities and surrounding agricultural base;



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• Orange is focussed on agriculture, viticulture and gold mining with the recent opening of the Cadia gold mine. It is also a major health centre for its hinterland and an education sector hub.

The Blue Mountains proximity to Sydney, rail corridor and the Great Western Highway over the Blue Mountains is accordingly of high strategic value. For these other Western urban centres however, the Blue Mountains LGA is currently seen as little more than the corridor for accessing the coast for the supply and delivery of goods and services. Moreover, each has aspirations to develop recreational event employment and associated business activity, with the potential to compete with the Mountains.

For the Blue Mountains then, the challenge is to find ways to service, partner and add value to the Western centres, for example by:

• Linking to food and wine festivals and events in Orange and Mudgee.

• Joining to manage sporting based events (triathlons, endurance events, orienteering etc.) which could for example begin in the Blue Mountains LGA but also link into Lithgow;

• Servicing and supporting the major car club rallies already seen in Orange, Bathurst and Mudgee;

• Servicing arts and cultural events in the west by creating, storing and hiring out assets such as theatrical sets.

The strategy would need to reinvent the Blue Mountains LGA as far more than an access corridor to the far west, and rather reposition it as a base for extending events across LGAs.

6.5 EMPLOYMENT TRENDS – BLUE MOUNTAINS Whilst the Blue Mountains LGA has seen a steady increase in population up to 2001, the 2006 data shows a stagnant population with a slight decrease over the period. Census data has shown that the Blue Mountains have a highly skilled workforce with an above average proportion of residents employed in upper white collar occupations.

Despite this, the Blue Mountains LGA also has an average employment self-sufficiency ratio of 47.8%, which is below the state average. The net implication of a low self-sufficiency employment ratio is that of an area losing a high proportion of its resident workforce to work outside the LGA. This is not uncommon for peripheral locations that are close to major cities.

Employment and economic trends within the Blue Mountains do however also highlight an emerging creative class that includes knowledge based professionals such as scientists, engineers, artists, musicians and designers. Most significant is the proportion of home based businesses within the Blue Mountains, which represent more than 1/3 of established businesses. Evidence suggests that this trend reflects a population opting for lifestyle choices.

Richard Florida, one of the architects of the notion of the creative class has demonstrated that as society has moved over time from the industrial phase to the information phase this has extended into the knowledge driven phase and the creative economy. This has



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particular application for the Blue Mountains as its geographic location and employment land has greater application toward more knowledge workers and creative industries. It is also important that the Blue Mountains be recognised for its distinct characteristics which make it quite different from employment land use in other parts of the North West Subregion of Sydney.

The challenge for the employment lands is how the Blue Mountains can encourage and help build more creative industries, e-commerce and home based employment opportunities, and convert these into tenants or owners of employment lands sites that optimise the regions’ rich cultural and creative reputation.

6.6 FUTURE DEMAND FOR INDUSTRIAL LAND The strongest growth in employment in the Blue Mountains is forecast to be for more traditional white-collar job categories, with estimates that the resident workforce will grow from 35,920 in 2006 to 39,230 by 2016. Unfortunately, the growth in jobs within industrial areas in the LGA is expected to be particularly modest ranging from between 84 - 271 jobs over a 5 year period, equating to only 17 - 54 jobs per annum according to Hill PDA, and based on current employment strategies. The level of demand forecast indicates a need for only 5.9ha of employment land (within industrial areas) over a 10 year period.

6.7 PERFORMANCE OF KEY EXISTING INDUSTRIAL ESTATES

Lawson: Blue Mountains Industrial Estate For Lawson (Blue Mountains Industrial Estate), only 14.6 Ha of the existing development site area (25 Ha) has been developed, leaving 10.4 Ha of vacant land.

Market research conducted in 2007 by Hill PDA show that there had not been a single property transaction within the Lawson Industrial Estate over a 3 year period. By comparison, areas such as Katoomba and Blaxland performed far better and more consistently.



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There is also a very wide spread of land values - from $10 to $180 per square meter. This is a clear indication that Council’s intentions for the Estate have not yet been realised.

There are a number of reasons why Lawson/Blue Mountains Industrial Estate has underperformed, including:

• Geography is a major factor and its location overall is not attractive to businesses requiring good road or rail access.

• Proximity to Western Sydney and Penrith in particular, which competes on all fronts, including availability of land, flatness of land and larger land parcels, access and price.

• The geographical nature of the area including the steep gradient of the land - and the added cost of foundations of buildings required due to the steepness of sites.

• Planning constraints including threatened species, vegetation issues, riparian constraints and wetlands.

• Lack of awareness and marketing.

• The perception that Lawson is not a desirable location within which to actually trade, primarily because it is seen as largely underdeveloped and out-of-centre precinct.

• The lack of supporting infrastructure and ancillary uses.

In terms of potential land uses within the Estate, there are a number of storage businesses, almost to the point of a cluster that could support the Estate being positioned and branded as a specific storage zone. However, storage uses do not generate many employment opportunities and little activity. To focus on greater employment opportunities a change of focus is also needed, as outlined in the recommendations of this report.

Katoomba The industrial precinct in Katoomba is largely light industrial, consisting mostly of bulky goods retailers and specialist trade outlets such as kitchen and plumbing supplies.

The Katoomba market is more consistent than Lawson in terms of land values, with typical values ranging from $160 to $200 per square metre suggesting that Katoomba is considered a more desirable employment land location, despite attracting less investment from Council. Rentals in the area extend upwards from as low as $59 per sq m per annum.

Blaxland Research indicates that only one industrial development site sold in Blaxland over the period of 2001 - 2007. There also appears to be limited demand for secondary sales of industrial sites. This suggests that this area is underperforming in growth terms, and generally stagnating. However rentals are higher than in Katoomba, with current offerings around the $120 per sq m per annum mark.



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6.8 NEIGHBOURING COMPETITION The Blue Mountains LGA has strong competition both from Western Sydney and urban centres to the west of the Mountains.

Penrith Penrith is the Mountains’ closest and most significant competitor, with a very strong industrial sector and locational advantages due to its proximity to the Sydney metropolitan catchment. The scale of development and clustering of activities has led to overall economies of scale and a number of major landlords and tenants who act as draw cards for others to co-locate. Rentals in Penrith vary, with current offerings in the range of $85 - $170 per sq m per annum.

With a significant increase in demand for industrial space in the central west, however, even Penrith and other outer west centres are facing significant competition. Central and inner western industrial areas have seen a great deal of predevelopment commitment, which is largely due to the growing development of infrastructure in the area, such as the Westlink M7.

Greater Western Sydney The Greater Western Sydney (GWS) regional economy is significant in its scale and diversity. It includes a labour force of more than 900,000 people and some 242,000 businesses, with 150 of the Nation’s top 500 companies represented. The manufacturing industry is the largest industrial employment sector engaging over 20% of the workforce.

The region’s economic advantages are identified as including: • A large educated multicultural workforce.

• Australia’s most diverse industry base.

• Excellent telecommunications and transport infrastructure.

• Affordable industrial property and office space relative to middle and inner rim locations.

The GWS region generated an estimated $71bn in goods and services in 2004 – 2005, making it the third largest regional economy after Central Sydney and South East Queensland. The region accounts for more than 25% of the NSW gross regional product (GRP).

The Metropolitan Strategy identified that around half of the forecast of new employment growth in Sydney (500,000 jobs) will be located within Western Sydney, with the potential to substantially draw investment away from the Blue Mountains LGA.

The following diagram summarises competitive issues for the Blue Mountains.



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Figure 6.1: Competitor analysis

6.9 SYNTHESIS OF FINDINGS Our analysis of demographic, employment and industry data has led to the following key findings:

Strategic disadvantages, to be mitigated where possible • Warehousing and logistics remain the dominant industry growth sector, however the

small scale of sites in the Blue Mountains, geographic and planning constraints, shortage of flat land and distance from Sydney, make the area less competitive than surrounding locations for these uses.

• There is a trend toward corporate organisation being more flexible in their choice of locations, however they are usually seeking large sites or co-location with similar industries in established areas.

• The majority of existing jobs in the North West Subregion are in Penrith, Blacktown and Baulkham Hills LGAs. Growth in these areas has been historically also been significantly stronger than in the Mountains. These areas also have larger parcels of flat land, better transport connections and easier access to Sydney, the port and airport. They also have more established signature owners and tenants.

• The Blue Mountains, along with the other LGAs in the North West Subregion, all have facilities to compete in education, health and recreation employment opportunities.




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Strategic advantages, to be optimised • The Blue Mountains’ strategic advantage is strongest in recreation by virtue of

the National Park. This has the potential to tie in with nature tourism education programs and potentially the development of bio products.

• Existing employment lands precincts are small in scale with small lots, but are dominated by local services and local owners. Growth has been organic and reflects the needs of the surrounding village communities.

• Since businesses are dominated by SME’s they are more likely to be applying sustainability principles, even innovations, than large corporates, and to be more responsive to them. This fits well with the environmental emphasis of the Mountains.

• There is an emerging creative class that includes knowledge-based professionals such as scientists, engineers, performance and visual artists, musicians and designers in the Mountains. More than a third operate as home based businesses who may be hard to convert to employment land owners or tenants, however there is potential for some creative clusters or incubators.

• As each of the urban centres further west of the Mountains has known aspirations to develop recreational, the opportunity exists to create employment centered around major events and supporting services and which can be positioned to service demand across LGAs further west;

• The Blue Mountains LGA has a highly skilled workforce that is a significant opportunity if local jobs are to be provided. There is however a significant leakage of the resident workforce to jobs outside the LGA.

• Potential business partners are already present in the area, including National Parks, tertiary education facilities and hospitals.

• In addition, creative industries, technology and research industries could be encouraged through links to universities, TAFE and others to provide a diversified industry base in the LGA; and

• Research facilities (with universities especially) could be optimised in the areas of eco-tourism, technology and innovation.

Impact and potential of the national park for employment land The significance of the Blue Mountain National Park cannot be under stated. The Park effectively constrains the urban footprint of the Blue Mountains villages to the ridgeline corridor and provides the lifestyle choice reason for people to relocate there as an attractive place to live and potentially work.

As the most visited National Park in Australia it generates over 2.5 million visits per annum for mostly passive site seeing by locals, their visiting friends and family, domestic tourists and international tourists. This makes the Blue Mountains the number one destination to visit for international visitors coming to Sydney.

National Parks and Wildlife Service are now heavily focused on maximizing visitation to the Park and encouraging commercial partners to work with them. This is a significant departure from their previous policy direction. As such, there are likely to be specific opportunities for companies to assist with the following:



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• Overnight guided tours into the Park.

• Establishment of glamping sites within the Park and the ongoing servicing of these.

• Provision of support vehicles such as mini vans etc. to transport groups to various start and end point locations.

• Food and beverage packaging and supply to sites.

• Equipment supply including eco based clothing as merchandising.

All of these opportunities could lead to the need for sites and businesses to run operations for the provision of the above services and any indirect supply of goods and services. As most of the opportunities are likely to start as smaller business ventures the designation of employment land sites for eco-tourism support services could stimulate demand. Council may need to consider incentivising the take up of sites to stimulate demand and support a cluster of potential operators.



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7 Consultation and Case Studies

7.1 OVERVIEW In this section we report on the outcomes of interviews with stakeholder groups ranging from landowners and tenants within the Mountains, to real estate agents active in the LGA. We also report back on interviews with landowners outside of the area regarding their views of opportunities and constraints, and development potential, in the Mountains. This consultation provides qualitative evidence as to how the Blue Mountains employment lands are perceived by owners, tenants and other occupants – as well as by employment land groups who are not currently within the area.

A number of Case Studies are also provided for more detail as to how employment lands are being approached elsewhere.

7.2 LOCAL LANDOWNERS AND TENANTS – EMPLOYMENT GENERAL The views of this group are mixed in that they are positive about the local environment but negative towards Council as a whole.

Advantages of being located in the Blue Mountains are noted by this group as being:

• Close to home and immersed in the Blue Mountains lifestyle.

• Close to Sydney.

• Lots of people close by seeking work.

• Relatively inexpensive land and rentals.

Disadvantages are regarded as:

• Council as a whole (not the planning team in particular) is perceived as being “against employment”, with “business their enemy”. Landowners report that they believe “Council is seeking to drive away business, not encourage it in any way”.

• Council rates are regarded as having been unreasonably increased in recent years, particularly considering tough trading conditions.

• Planning controls, in particular the FSR of 0.5, are regarded as too restrictive. Council’s approvals process is also regarded as slow and DA fees are considered to be too high.

• A number of people noted that Council should be offering support such as incentives to local employers.

• The lack of activity in employment lands precincts, and complete absence of cafes and ancillary/support uses in employment lands precincts.

• High cost of paying companies to service recycling needs when Council has facilities close by.

• Low levels of maintenance of footpaths and verges and poor presentation of employment lands precincts.

• Comments were passed that Council appeared not to be taking up advice provided to them by consultants.

Interviews were held with:

• Local landowners and tenants;

• Local real estate agents;

• External employment lands investors;

• Winner of the “PCA Best

Business/Industrial Park 2012”

• Urban Taskforce.



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Overall there was a strong call for Council as a whole to be more supportive of local businesses, with ideas ranging from rate reductions for employers to assisted recycling and Council providing one-off annual free passes to the local tip to encourage businesses to clear rubbish.

Some landowners also noted their own commitment to sustainability and desire to employ more local people – this was considered important both for the local community and to “stop them travelling to Sydney and using their cars”.

7.3 LOCAL LANDOWNERS AND TENANTS – EMPLOYMENT ENTERPRISE There was a call from landowners and tenants in Employment Enterprise locations for greater flexibility in permissible uses, particularly for the introduction of cafes and related uses in locations where these would be marketable and the built form is restrictive of other uses eg where there are heritage listed buildings or remnant homes.

In this group too, there were strong comments related to a desire to increase activity in their precincts, particularly where buildings were vacant or open only on weekends to target weekend visitors rather than only servicing locals.

7.4 CREATIVE INDUSTRY PROFESSIONALS Clusters of creative industry professionals are easily identified in the Mountains, proactive and eager to be involved. These clusters include:

• Performing arts sector.

• Visual arts sector.

• Publishing sector.

Most of these groups revolve around highly experienced individuals who have elected to locate to the Mountains because of it’s beauty, lifestyle, affordability and proximity to Sydney. Many have strong links to educational institutions and/or to established facilities such as theatres and galleries.

While many members of the clusters are home based and keen to remain that way, others are enthusiastic at the prospect of grouping with like-minded professionals out of the home where more facilities can be made available and there is potential for greater social interaction.

The BOOMPAA group, which focuses on the performing arts, is particularly keen and actively seeking opportunities for performing arts venues in the Mountains, with performing arts support services located nearby. The group has investigated options for rehearsal spaces, theatre space, conference venues and supporting activities, and is keen for these to be progressed.



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7.5 LOCAL REAL ESTATE The local real estate market is currently considered to be slow and ‘off-peak’, in line with economic conditions generally. The market is described as being characterised by the following:

Advantages:

• Accessible to small owner-occupiers.

• Accessible to market entrants, particularly since most landowners are not insistent on long-term leases. Rental terms are typically 1 – 3 years, unlike in Sydney where 5x5 structures are the norm.

• Close to home for locals, and a part of the Blue Mountains lifestyle.

• Range of rental properties available, at reasonable rents.

Disadvantages:

• Landowners are unrealistic about sales potentials and land values, and properties take a long time to sell.

• Likewise, rental expectations can be too high, resulting in long periods of vacancies.

• Penrith competes for business, with similar rents but better access.

• The community in the Mountains are resistant to development.

• Council is considered to be anti-development.

• A trend has emerged of tenants moving either down and out (eg Penrith) or over the Mountain (eg Bathurst) to where Councils are perceived as being easier to deal with and the application process is regarded as clearer, quicker and smoother.

• There is confusion amongst prospective buyers and tenants regarding the difference between the Employment – General and Employment – Enterprise zones. Employment – Enterprise is regarded as a drag on property value.

Additional points made by the real estate sector include:

• Some vacancies in the local environment are the result of large property portfolios held by local families, who are not always active in their management of properties, and sometimes prefer them to be empty. This group of investors is unlikely even to respond to incentives to activate their properties.

• Sustainability is not particularly sought after, although owners/tenants are generally sympathetic to the concept. If however there is a $ penalty, they become resistant to the concept.



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7.6 CASE STUDY: GOODMAN INDUSTRIAL (INTERVIEW: WILL DWYER, NATIONAL PLANNING MANAGER)

Goodman develops and manages industrial properties. These may either be purpose built, or shared and generally include the following types of properties:

• Logistics centres.

• Warehouses.

• Distribution centres.

• Industrial estates.

The company has been in operation for more than 30 years and specializes in functional and effective logistics developments. They promote “a customer-centric approach and in-depth knowledge of the industry and local markets to ensure each of our industrial premises is in a prime location and of superior quality”.

Locational factors pursued by the company are proximity to infrastructure such as transport, and resources such as a workforce, specific skills or vendors. Goodman warehouses and distribution centres are maintained by an experienced and highly skilled industrial property services team.

The company does not proactively market to eco-industry but is conscious of its ‘green building’ ratings and green marketability. Initiatives that are being incorporated into employment land developments in response to this include:

• Implementation of rainwater harvesting (rainwater tanks).

• Photovoltaic external lighting.

• Movement sensor lighting.

• Precast concrete walls to improve the life cycle of the building.

• Translucent sheeting to enhance natural light without increased heat load.

• Grey water recycling.

• Native plants and drip irrigation landscaping.

• AAA rated hydraulic fittings and fixtures.

With regard to the Blue Mountains, Goodman indicate that they currently have little appetite for the area due to what they perceive to be a lack of accessibility. In their view, this could change if “the intermodal potential at Liverpool is unlocked” and a second airport is built. They believe this would be necessary “in order to really convert lands out west to employment generating uses”.

For Goodman, they are currently experiencing employment generating demand mainly from tenants seeking to relocate from tired, dislocated existing industrial centres and those wanting to co-locate near new or proposed infrastructure links such as the M4, M7 and M5.



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7.7 CASE STUDY: SYDNEY CORPORATE PARK (WINNER: PCA BEST BUSINESS/INDUSTRIAL PARK 2012) (INTERVIEW: DAVID HANNAN, CEO)

7.7.1 Overview The private owners of Sydney Corporate Park (SCP) have proactively pursued a vision for the 19 Ha site to become a vibrant and diversified working village, pioneering the transformation of Sydney’s historically heavy industrial south into a dynamic mixed use precinct. The site enjoys a location between Sydney City and the Airport.

The following are key characteristics:

• SCP is zoned ‘Industrial’ in the South Sydney LEP 1998 but has proactively shifted from heavy industrial uses on site to mixed use.

• On the estate, large floorplates are possible and industrial and commercial facilities can co-locate.

• The owners have integrated industrial heritage with modern buildings and overlaid this with environmental initiatives, and a strong commitment to corporate and social responsibility.

• Special attention has been paid to provision of on site support facilities ranging from a gym and swimming pool to ‘grunt’ servers and 24/7 security on site.

• Likewise, special care has been take to attract workday necessities on site, ranging from Australia Post to banks and convenience stores, with a view to reducing off site errands and travel, and improving productivity as well as activity on the estate.

• Starting out with approximately 400 people on site in 1985, Sydney Corporate Park now accommodates more than 6,000 people every day – growth of 93%.

• The estate has 98% occupancy as at 2012, and has had a minimum occupancy of 95% over the past five years.

Further information is provided below.

7.7.2 Project innovation The project has had to overcome a number of challenges, which has been largely achieved by an innovative approach to re-development.

The perception of South Sydney as an industrial wasteland has been a keen issue to address. This has been achieved by:

• Challenging traditional planning thinking to achieve diversification of uses.

• Construction of new modern buildings in combination with adaptive reuse of heritage structures and recycling of industrial features.

• Pioneering sustainability initiatives ranging from rainwater to wind harvesting and on site recycling.

• An extensive landscaping program.

• Extensive relationship building with local government and the local community.

• Proactive on site management including a range of tenant facilities and activities.



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• When industrial uses started departing the area, the large footprints left behind have been optimised for large floorplate uses.

• Active marketing of the site, with a trademark quirky sense of humour.

7.7.3 Corporate and social responsibility Corporate and social responsibility at Sydney Corporate Park is pre-eminent and has meant operating in a way that considers social and environmental impacts on the community on every front, including:

Community sponsorship and social initiatives SCP provides 218m2 of space without charge to the charity ‘Souths Cares’, which assists disadvantaged youth in the South Sydney and Coffs Harbour communities. Souths Cares focus is on education, training and employment and is assisted by engaging Rabbitohs players in the delivery of programs. Ambassadors include Russell Crowe and Peter Holmes a Court.

SCP also sponsors the ‘Kool Kids Club’ swim programme at the on site All Sorts Pool. The Club is a prevention and early intervention initiative providing free after school and holiday activity programs for La Perouse and surrounding areas. In 2011 SCP also supported Lifestart Early Childhood Intervention Services, with a “dunk your boss” day, as well as backing tenants such as Westpac in their initiatives (support for Guide Dog puppies) and the Red Cross flood relief.

The production and printing of an oral history on the area “Everyone knew Everyone” (www.sydneycorporatepark.com.au/history) was underwritten by SCP to capture histories and memories of this area undergoing rapid transformation. The publication has won several awards and is also stored in the State Library.

Environmental initiatives A range of environmental initiatives has been introduced, including:

• Recycling existing steelwork and brick industrial constructions into new structures.

• Harnessing wind energy to produce electricity – Stage 1 commenced 2010, now producing 4 kwh of energy. Solar energy is also used for hot water production.

• Collecting rainwater to water garden beds and flush bathroom toilets – currently collecting 2,000,000 litres of water each month. Waterless urinals are in use.

• Introducing a Building Management System to optimise energy saving usage of lighting and air conditioning.

• Waste collected on site is sent to a UR-3R facility that is currently diverting around 80% of waste from landfill.

• Organic waste is collected on site from offices and food operators and composted in a giant composting tower.

• A shuttle bus service is available to and from rail stations in the area, and facilities for cyclists including bike racks and showers.

• Perimeter lighting controls (photosensitive cells) turn off lighting in areas with sufficient natural light. Glazing reduces radiation heat gain in summer and heat loss in winter.



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• Harnessing of solar energy to produce electricity - Stage 1 solar farm commencing January 2012 producing a minimum of 100 Kw of energy.

7.7.4 Quality of design and finish In an area dominated by warehouses, SCP has sought to stand out for the quality of it’s architecture and the way in which the industrial heritage has been carried forward through creative use and adaptation of buildings and artefacts. Buildings include:

Eastside Westside: On approving this building the Central Sydney Planning Committee called it the ‘best designed building ever seen in Southern Sydney’. Located on O’Riordan Street, Alexandria, the design took advantage of a linear street-edge site and change of level to create parallel 200m buildings whose architectural detailing has achieved an articulated façade that provides benefits both in appearance, natural light and heat protection.

The building is now occupied by Virgin Atlantic, Orange Business Services, Westpac Business Banking and Trivett and there are licensed cafes and restaurants on site as well as a medical centre, 24/7 gym and convenience store.

Indoor Sports Centre: When parts of an on site printing facility moved to new premises elsewhere, the large floorplate and large-span roof were put to use as an Indoor Sports Centre featuring a 3,000sqm multi-function sports complex. The centre is now home to local teams playing futsal, basketball and netball as well as providing facilities for schools and offering training sessions for cricket, softball, soccer, volleyball and more.



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Corporate events and competitions, private hire and parties are also all catered for.

Gym and Pool: DA approval for early industrial facilities on site required extensive water retention on site for fire and hazard management. Rather than seeing this as a constraint, SCP took an innovative approach and used the water storage requirements as the catalyst for developing an on site pool and gym in 2001. All Sorts gym has grown significantly since that time, and the fitness and wellbeing centre now hosts more than 3,500 members.

On site management office: As SCP has evolved and grown, an easily accessible and highly visible on site management office has been located at Graphix Row- a heritage-character redbrick, saw-toothed roof warehouse with a new state-of-the-art commercial ‘skin’ of shopfronts.

Pre Loved Roots: Distressed about tenants abandoning or neglecting their pot plants, SCP created an on-site nursery where plants are nursed to full life, re-potted and on-sold at reduced prices.

7.7.5 Operation and Maintenance On site operations and maintenance features, include:

• A management and operations team of 5, with additional on site plumbers, electricians, builders, handyman, air-conditioning technicians, cleaners and gardeners.

• 24/7 Security of ‘criminal evidence’ quality - 2 rangers patrol around the clock 365 days a year and a fingerprint biometric system is available for tenants. Security guards use ‘segways’ on site for rapid response and high visibility.

• CCTV – there are over 250 cameras around the park, with footage retained for 30 days.

• A Function Centre - a ‘penthouse’ facility with city views available for lease by tenants as well as external groups. Meeting rooms are also available for hire on site.

• A shuttle bus service is provided to and from Central, St Peters and Mascot train stations.

• A serviced warehouse provides on site storage for tenants’ archives, excess stock, marketing material etc.

• Valet parking - an on-site parking service is available to receive tenants or clients on-call, with accounts available.

• Grunt servers are available to store data for tenants in a state of the art server hosting facility.

• Emergency power - a number of on site generators including a huge 2 MVA mobile generator able to service critical business equipment.

• There is a drive-through Westpac ATM on site.

• Australia Post’s South Sydney Business Hub is on site with extended opening hours and full range of office supplies.

• There is a 24 hour fuel station.

In addition, there are a number of ‘lifestyle options’ including:



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• A range of cafes and food establishments, regularly tested independently for food hygiene.

• A Fitness & Wellbeing Centre, including free weights, group fitness timetable, Spin Studio, huge range of cardio equipment, roof top tennis court and Wellness Centre.

• A Swim School as well as 24 hour Gym and Indoor Sports Centre.

• Village Performing Arts and All Sorts Dance School.

Support facilities are also provided on site including:

• Childcare Centre for 0 – 5s.

• Hairdresser and beautician.

• Physiotherapist studio.

• Open green spaces, including:

• A manicured orchard, with pick-your-own fruit.

• A walled garden retreat.

• Two BBQ areas.

7.7.6 User satisfaction In a recent tenant survey, special qualities highlighted by tenants ranged from the presence of professional and highly responsive on site property team to the convenience of the location and ease of parking. Tenants also rated a flexible approach to leasing arrangements and the vibrancy of the environment highly.

Tenants report that their staff are more easily retained on the estate because of the on site support facilities, including the gym and retail facilities. Smaller tenants appreciate the support provided by the management team for promoting their businesses to others within SCP and the local area.

With regard to the Blue Mountains, SCP recommend a proactive approach and point out that they have to work hard to achieve growth, catalyse redevelopment and move toward reinvigoration.



{66}

7.8 URBAN TASKFORCE (INTERVIEW: CHRIS JOHNSON, CEO) The Urban Taskforce is a non-profit organisation representing Australian property developers and equity financiers. The group provides “a forum for people involved in the development and planning of the urban environment to engage in constructive dialogue with both government and the community.” The group promotes job creation and investment in a way that balances “economic benefits with initiatives that protect our environment and quality of life”.



{67}

The Taskforce represents a number of major industrial landowners, ranging from Goodman currently working with WSROC on an initiative entitled ‘Jobs for Western Sydney” in partnership with the WSROC President, Blue Mountains Councilor Alison McLaren.

In an interview with Chris Johnson, CEO of the Urban Taskforce, Chris explained the key features of this campaign as focusing on ‘breaking down’ employment lands zoning to encourage more diverse, mixed use activities as this improves activity levels in the employment lands areas, as well as increasing the numbers of jobs. Chris points out that employment lands areas, particularly those that accommodate mostly warehousing, result in very low quantum of jobs/Ha.

In the interview, it was apparent that Chris’ perception of western Sydney is predominantly Penrith. Chris awareness of Blue Mountains challenges was low.

7.9 SYNTHESIS OF FINDINGS Emerging themes from the consultation and case studies include that employment lands are perceived as having the following benefits:

• Dominated by small scale, local investors who seek to be close to home and part of the Blue Mountains lifestyle.

• Close to employees.

• Clusters of highly creative, experienced and energetic creative groups (publishing, visual and performance arts) committed to promoting the sector and optimising its potential.

• Relatively inexpensive but lacking locational advantages.

Disbenefits are regarded as:

• Lack of accessibility, land that is environmentally constrained and lots that are small.

• Council as a whole and the community being anti-development.

• Lack of activity.

• Not on the radar of Government support, despite being grouped in the North West Sydney subregion, which otherwise attracts substantial interest.

Case studies do in addition reveal that proactive landlords can take significant steps to both attract tenants and support sustainability, in a way not yet broached in the Blue Mountains. A graphic summary of key issues is provided at left.



{68}

8 Key Findings – Current Situation

Eleven employment lands precincts are examined in the study, ranging from Blaxland in the lower Mountains through Springwood, Lawson and Leura to Katoomba and Blackheath. These precincts are considered as a whole in relation to the regional context, then in detail through surveys of each location that include a subdivision analysis and review of existing infrastructure. The survey indicates overall a predominance of:

• Local service uses on small lots.

• Local owners and local employees.

• Low density development and little on-street activity.

• Low turnover and little change over time.

• Environmental constraints, from steep slopes and forests to wetlands.

• Poor street signage and little formalised parking.

• Inappropriate fencing and open storage.

• Low quality buildings.

• Generally poor access.

• Minimal infrastructure and few ancillary uses.

Existing planning controls are also reviewed and benchmarked, and trends in recent approvals are analysed. In addition, Cast Studies are presented of competing Council approaches, at Blacktown and Penrith, to highlight the different approaches being undertaken by Councils that are otherwise grouped together as part of the North West Subregional area. This study reveals:

• The number and type of applications being received indicate little demand for employment uses, and primarily local applicants who are making submissions without consultant support. Employment applications are the slowest of all Council approvals.

• Blue Mountains objectives emphasise the environment and employment opportunities, which is appropriate to the location.

• Planning controls are restrictive by virtue of being enshrined in the LEP, support a narrower band of uses than elsewhere and are less flexible than elsewhere. While changes to the local planning structure may require controls to be included in high level documents, it is important that a more flexible approach is adopted in order to support investment.

• Environmental constraints are communicated as disadvantages, rather than offering potential opportunities for landscaping and the like on a site by site basis.

• Employment – Enterprise zones have not been successful at either attracting employment uses, or buffering Employment – General uses.

• A new zone is proposed in the planning Green Paper – “Enterprise Zones” that are designed to encourage investment by increasing flexibility and allowing for incentives for investors.

Strategic advantages as well

as strategic disadvantages

are summarised for each of

the eleven employment lands

precincts. This leads to a

SWOT analysis across the

precincts, and the

identification of four types of

precincts:

Type 1: Optimise, catalyst

site

Priority precincts that show

signs of viability and

vibrancy, capable of being

catalysts for change while

supporting growth of

existing businesses.

Type 2: Optimise

Precincts that have potential

to be optimised to support

existing businesses and

encourage new investment.

Type 3: Enhance

Precincts where organic

growth should be enabled to

continue, and existing

businesses facilitated.

Type 4: Evolve

Precincts that would benefit

from significant change.



{69}

• There is little emphasis on flexibility of building types to facilitate change over time, or encourage adaptive reuse of heritage assets.

• Controls encourage internally focussed uses removed from the street rather than street-front activity.

• Conflict exists between residential and employment uses despite detailed requirements for ‘good neighbours’ and a focus on amenity.

• The Mountains are competing for investment with Councils such as Blacktown and Penrith that are far more actively pursuing, encouraging and facilitating new investment as well as having the competitive advantages of larger lands sites and better accessibility.

Demographic, employment and industry data has been analysed in order that macro economic trends affecting the sector can be identified, and local characteristics including demographics, employment and performance of local employment lands understood. Issues that emerge from this analysis include:

Strategic disadvantages, to be mitigated where possible • Warehousing and logistics remain the dominant industry growth sector, however the

small scale of sites in the Blue Mountains, geographic and planning constraints, shortage of flat land and distance from Sydney, make the area less competitive than surrounding locations for these uses.

• There is a trend toward corporate organisation being more flexible in their choice of locations, however they are usually seeking large sites or co-location with similar industries in established areas.

• The majority of existing jobs in the North West Subregion are in Penrith, Blacktown and Baulkham Hills LGAs. Growth in these areas has been historically also been significantly stronger than in the Mountains. These areas also have larger parcels of flat land, better transport connections and easier access to Sydney, the port and airport. They also have more established signature owners and tenants.

• The Blue Mountains, along with the other LGAs in the North West Subregion, all have facilities to compete in education, health and recreation employment opportunities.


There are however also many strategic advantages:

Strategic advantages, to be optimised • The Blue Mountains’ strategic advantage is strongest in recreation by virtue of

the National Park. This has the potential to tie in with nature tourism education programs and potentially the development of bio products.

• Existing employment lands precincts are small in scale with small lots, but are dominated by local services and local owners. Growth has been organic and reflects the needs of the surrounding village communities.



{70}

• Since businesses are dominated by SME’s they are more likely to be applying sustainability principles, even innovations, than large corporates, and to be more responsive to them. This fits well with the environmental emphasis of the Mountains.

• There is an emerging creative class that includes knowledge-based professionals such as scientists, engineers, performance and visual artists, musicians and designers in the Mountains. More than a third operate as home based businesses who may be hard to convert to employment land owners or tenants, however there is potential for some creative clusters or incubators.

• As each of the urban centres further west of the Mountains has known aspirations to develop recreational, the opportunity exists to create employment centered around major events and supporting services and which can be positioned to service demand across LGAs further west;

• The Blue Mountains LGA has a highly skilled workforce that is a significant opportunity if local jobs are to be provided. There is however a significant leakage of the resident workforce to jobs outside the LGA.

• Potential business partners are already present in the area, including National Parks, tertiary education facilities and hospitals.

• In addition, creative industries, technology and research industries could be encouraged through links to universities, TAFE and others to provide a diversified industry base in the LGA; and

• Research facilities (with universities especially) could be optimised in the areas of eco-tourism, technology and innovation.

Consultation with stakeholder groups ranging from landowners and tenants within the Mountains, to real estate agents active in the LGA and landowners outside of the area confirmed the findings outlined above and also indicated the following perceived benefits of the Blue Mountains:

• Dominated by small scale, local investors who seek to be close to home and part of the Blue Mountains lifestyle.

• Close to employees.

• Clusters of highly creative, experienced and energetic creative groups (publishing, visual and performance arts) committed to promoting the sector and realising it’s potential.

• Relatively inexpensive but lacking locational advantages.

Disbenefits to be mitigated or actioned are regarded as:

• Lack of accessibility, land that is environmentally constrained and lots that are small.

• Council as a whole and the community being perceived as anti-development.

• Lack of activity within the employment lands areas.

• Not on the radar of Government support, despite being grouped in the North West Sydney subregion, which otherwise attracts substantial interest.

A number of Case Studies are also provided in the report for more detail as to how employment lands are being approached elsewhere. These highlight that proactive



{71}

landlords can take significant steps to both attract tenants and support sustainability, in a way not yet broached in the Blue Mountains but offering ideas and directions for change.

8.1 SWOT ANALYSIS Extrapolating from these key findings, we have undertaken a SWOT (Strengths, Weaknesses, Opportunities, Threats) analysis for each precinct, which follows. This analysis has led us to identify a ‘typology’ of employment lands precincts within the Mountains, as well as to outline the role that each precinct could play.

The typology of precincts is:

Type 1: Optimise, catalyst site Priority precincts that show signs of viability and vibrancy, capable of being further optimised and fostered as demonstration sites and catalysts for change while supporting growth of existing businesses.

Type 2: Optimise Precincts that have potential to be optimised and fostered to support existing businesses and encourage new investment.

Type 3: Enhance Precincts where organic growth should be enabled to continue, and existing businesses facilitated.

A further type is also considered, but not broadly applicable:

Type 4: Evolve Precincts that would benefit from significant change.

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{72}

Tabl

e 8.

7: S

WO

T an

alys

is

No

P

reci

nct

S

tre

ng

ths

We

ak

ne

sse

s O

pp

ort

un

itie

s T

hre

ats

F

utu

re t

yp

e a

nd

ro

le

1 A

ttung

a R

d,

Bla

xlan

d P

roxi

mity

to S

ydne

y, g

atew

ay

loca

tion

to B

lue

Mou

ntai

ns,

prec

inct

incl

udes

Cou

ncil

tip.

Pro

xim

ity to

Syd

ney,

en

viro

nmen

tal

cons

train

ts, p

ossi

ble

odou

r.

Faci

litat

e gr

eate

r mix

of u

ses

and

supp

ort e

xist

ing

busi

ness

es. T

est

pote

ntia

l for

syn

ergy

of r

ecyc

ling

uses

due

to ti

p. P

ossi

ble

link

to

recr

eatio

n an

d to

uris

m s

ervi

ces

and

supp

ort u

ses.

Larg

er s

ites

with

bet

ter

acce

ss, n

o en

viro

nmen

tal

cons

train

ts a

nd c

ompe

titiv

e pr

icin

g ar

e av

aila

ble

in

Pen

rith

and

Wes

tern

Syd

ney.

Type

: EN

HA

NC

E R

etai

n pr

imar

y in

dust

rial u

se b

ut d

iver

sify

to

supp

ort a

wid

e ra

nge

of a

ncill

ary

use

to

incr

ease

opp

ortu

nitie

s an

d ac

tivity

. Im

prov

e fle

xibi

lity

for i

nves

tors

and

enc

oura

ge

regi

onal

link

s as

wel

l as

links

to lo

cal i

ndus

tries

. 2

Tayl

er R

d, V

alle

y H

eigh

ts

Dire

ct a

cces

s to

GW

H,

prov

isio

n fo

r on-

stre

et

park

ing.

Pre

senc

e of

bra

nd

nam

e bu

sine

sses

.

Sm

all p

reci

nct w

ith

som

e en

viro

nmen

tal

cons

train

ts.

Faci

litat

e gr

eate

r mix

of u

ses

and

supp

ort e

xist

ing

busi

ness

es a

s w

ell a

s en

cour

agin

g ne

w

inve

stm

ent.

Larg

er s

ites

with

bet

ter

acce

ss, n

o en

viro

nmen

tal

cons

train

ts a

nd c

ompe

titiv

e pr

icin

g ar

e av

aila

ble

in

Pen

rith

and

Wes

tern

Syd

ney.

Type

: O

PTIM

ISE

Opt

imis

e ac

tive

empl

oym

ent a

rea

prox

imat

e to

th

e G

WH

.

3 La

wso

n R

d,

Spr

ingw

ood

Est

ablis

hed

indu

stria

l are

a,

wel

l-mai

ntai

ned,

clo

se to

B

uckl

and

Hos

pita

l.

Con

stra

ined

siz

e,

limite

d ac

cess

to G

WH

, ra

il an

d fre

ight

. E

nviro

nmen

tal

cons

train

ts.

Sup

port

exis

ting

busi

ness

es a

nd

enco

urag

e ne

w in

vest

men

t and

gr

owth

. Tes

t pot

entia

l for

med

ical

se

rvic

es c

lust

er.

Larg

er s

ites

with

bet

ter

acce

ss, n

o en

viro

nmen

tal

cons

train

ts a

nd c

ompe

titiv

e pr

icin

g ar

e av

aila

ble

in

Pen

rith

and

Wes

tern

Syd

ney.

Type

: EN

HA

NC

E R

etai

n pr

imar

y in

dust

rial u

se b

ut d

iver

sify

to

supp

ort a

wid

e ra

nge

of a

ncill

ary

use

to

incr

ease

opp

ortu

nitie

s an

d ac

tivity

. Im

prov

e fle

xibi

lity

for i

nves

tors

and

enc

oura

ge

regi

onal

link

s as

wel

l as

links

to lo

cal i

ndus

tries

. 4

Ferg

uson

Rd,

S

prin

gwoo

d H

erita

ge c

hara

cter

, dom

estic

sc

ale,

exi

stin

g co

mm

unity

an

d ar

ts u

ses.

Sm

all s

ize

of p

reci

nct

and

herit

age

cons

train

ts.

Rei

nfor

ce m

ixed

use

and

sup

port

crea

tion

of c

omm

unity

/arts

/cul

tura

l pr

ecin

ct.

Sm

all s

ize

may

mak

e it

hard

to

ach

ieve

muc

h ac

tivity

. Ty

pe:

OPT

IMIS

E O

ptim

ise

and

rein

forc

e ex

istin

g co

mm

unity

/arts

/cul

tura

l pre

cinc

t. E

ncou

rage

ev

olut

ion

and

adap

tive

reus

e of

per

iod

build

ings

. 5

Rai

lway

Pde

, H

azel

broo

k H

erita

ge c

hara

cter

, pr

oxim

ate

to ra

il st

atio

n. O

n-st

reet

par

king

. Stre

et-fr

ont

activ

ity p

ossi

ble.

Her

itage

con

serv

atio

n re

stric

tions

. Sm

all

prec

inct

ove

rall.

Pot

entia

l nei

ghbo

rhoo

d m

ixed

use

ar

ea w

ith li

vely

stre

etfro

nt a

ctiv

ity

incl

udin

g ca

fes.

Pos

sibl

e to

in

clud

e in

cuba

tor f

acili

ties

for a

rts,

know

ledg

e an

d pu

blis

hing

sec

tors

. Dor

man

t lan

dow

ners

may

be

slow

to ta

ke-u

p ac

tivity

. Ty

pe:

OPT

IMIS

E E

ncou

rage

inve

stm

ent a

nd a

ctiv

atio

n of

the

area

as

wel

l as

dive

rsifi

catio

n of

use

s to

ac

hiev

e liv

ely

neig

hbor

hood

pre

cinc

t als

o se

rvic

ing

wid

er re

gion

al. S

uppo

rt ev

olut

ion

and

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{73}

No

P

reci

nct

S

tre

ng

ths

We

ak

ne

sse

s O

pp

ort

un

itie

s T

hre

ats

F

utu

re t

yp

e a

nd

ro

le

adap

tive

reus

e of

per

iod

build

ings

. Sup

port

pote

ntia

l clu

ster

and

incu

bato

r fac

ilitie

s fo

r arts

, kn

owle

dge

and

publ

ishi

ng s

ecto

rs.

6 La

wso

n B

usin

ess

Par

k La

rge

prec

inct

rece

ntly

up

grad

ed w

ith W

SU

D, k

erbs

an

d gu

tterin

g. S

igna

ge.

Pro

visi

on fo

r on-

stre

et

sign

age.

Env

ironm

enta

l co

nstra

ints

, acc

esse

d th

roug

h re

side

ntia

l are

a,

not v

isib

ile fr

om G

WH

, sl

ow ta

ke-u

p ov

er ti

me.

Sup

port

inve

stm

ent,

dive

rsifi

catio

n of

use

and

incr

ease

d le

vels

of

activ

ity. P

oten

tial l

inks

to

recr

eatio

n an

d to

uris

m s

ervi

ces

as

wel

l as

arts

and

cul

tura

l bac

k-of

-ho

use

uses

. Abl

e to

ser

vice

re

gion

al a

rea

and

pote

ntia

l to

supp

ort i

ncub

ator

faci

litie

s on

C

ounc

il-ow

ned

land

sup

porti

ng

bio-

indu

strie

s an

d hi

gh-te

ch

indu

strie

s. O

ptim

ise

fore

sted

ch

arac

ter.

Larg

er s

ites

with

bet

ter

acce

ss, n

o en

viro

nmen

tal

cons

train

ts a

nd c

ompe

titiv

e pr

icin

g ar

e av

aila

ble

in

Pen

rith

and

Wes

tern

Syd

ney.

Type

: O

PTIM

ISE,

** C

ATA

LYST

SIT

E E

nter

pris

e, m

ixed

use

zon

e se

t in

a fo

rest

ed

land

scap

e. C

atal

yst l

ocat

ion

for n

ew

inve

stm

ent.

Sup

port

for g

row

th a

nd

enha

ncem

ent o

f exi

stin

g bu

sine

sses

.

7 H

ighl

and

St,

Leur

a H

igh

visi

bilit

y pr

ecin

ct

alon

gsid

e G

WH

, maj

ority

of

lots

und

evel

oped

and

ow

ned

by R

MS

. Clo

se p

roxi

mity

to

both

Leu

ra a

nd K

atoo

mba

to

wn

cent

res.

New

ly s

urfa

ced

road

s.

Som

e sl

ope

cons

train

ts,

prec

inct

is s

mal

l in

size

. P

reci

nct i

s at

tract

ive

to

serv

ice

stat

ions

and

fast

fo

od o

utle

ts.

Cat

alys

t loc

atio

n, h

igh

prof

ile a

ble

to d

emon

stra

te a

nd le

ad c

hang

e an

d su

ppor

t inv

estm

ent.

Pot

entia

l to

link

to to

uris

m/a

rts/c

ultu

ral u

ses

as w

ell a

s kn

owle

dge

sect

or.

Cou

ld in

clud

e so

me

incu

bato

r us

es.

Hig

hest

val

ue re

turn

on

land

fo

r ow

ners

wou

ld b

e fro

m

uses

that

offe

r litt

le w

ider

ec

onom

ic/s

ocia

l/cul

tura

l re

turn

.

Type

: O

PTIM

ISE,

** C

ATA

LYST

SIT

E P

artn

er w

ith R

MS

to a

chie

ve h

igh

visi

bilit

y,

exce

llent

des

ign

dem

onst

ratio

n fa

cilit

y lin

ked

to

tour

ism

/arts

/cul

tura

l/kno

wle

dge

sect

ors.

Cou

ld

incl

ude

som

e in

cuba

tor u

ses.

8 M

egal

ong

St,

Kat

oom

ba S

th

Med

ium

siz

e pr

ecin

ct w

ith a

di

vers

e m

ix o

f use

s, w

ell

loca

ted

betw

een

Kat

oom

ba

and

Leur

a to

wn

cent

res.

La

ndsc

apin

g, W

SU

D, k

erbs

an

d gu

tters

hav

e be

en

upgr

aded

. Hig

her l

evel

s of

on

-stre

et a

ctiv

ity th

an

else

whe

re. P

rese

nce

of

bran

d na

me

busi

ness

es.

Lim

ited

acce

ss to

maj

or

road

s, ra

il an

d fre

ight

. S

ome

resi

dent

ial u

ses

are

mix

ed in

to th

e pr

ecin

ct. E

nviro

nmen

tal

cons

train

ts in

clud

ing

stee

p sl

opes

and

w

etla

nds.

Opt

imis

e vi

abili

ty a

nd e

nhan

ce

mix

ed u

se c

hara

cter

. Rei

nfor

ce

urba

n ch

arac

ter,

supp

ort

deve

lopm

ent o

f cul

tura

l sec

tor a

nd

tour

ism

ser

vice

s bo

th lo

cally

and

re

gion

ally

.

Larg

er s

ites

with

bet

ter

acce

ss, n

o en

viro

nmen

tal

cons

train

ts a

nd c

ompe

titiv

e pr

icin

g ar

e av

aila

ble

in

Pen

rith

and

Wes

tern

Syd

ney.

Type

: O

PTIM

ISE,

** C

ATA

LYST

SIT

E E

nter

pris

e, m

ixed

use

zon

e se

t in

a fo

rest

ed

land

scap

e. C

atal

yst l

ocat

ion

for n

ew

inve

stm

ent.

Sup

port

for g

row

th a

nd

enha

ncem

ent o

f exi

stin

g bu

sine

sses

9 and

Woo

dlan

ds R

d an

d B

arto

n S

t, La

rge

prec

inct

with

a ra

nge

of lo

t siz

es a

nd u

ses.

Cou

ncil

Few

larg

e lo

ts a

vaila

ble.

Li

mite

d ac

cess

to m

ajor

Fost

er m

edic

al s

ervi

ces

clus

ter

and

enco

urag

e to

uris

m s

ervi

ces

Larg

er s

ites

with

bet

ter

acce

ss, n

o en

viro

nmen

tal

Type

: EN

HA

NC

E

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{74

}

No

P

reci

nct

S

tre

ng

ths

We

ak

ne

sse

s O

pp

ort

un

itie

s T

hre

ats

F

utu

re t

yp

e a

nd

ro

le

10

Kat

oom

ba N

th

Whi

tton

St a

nd

Coo

per S

t, K

atoo

mba

Nth

tip. N

asce

nt m

edic

al s

ervi

ces

clus

ter i

n th

e ar

ea o

f the

H

ospi

tal.

Incl

udes

NP

WS

of

fices

- po

tent

ial t

o at

tract

to

uris

m s

ervi

ce u

ses.

Attr

act

recy

clin

g bu

sine

sses

to ti

p ar

ea.

road

s, p

ublic

tran

spor

t an

d fre

ight

. E

nviro

nmen

tal

cons

train

ts in

clud

ing

stee

p sl

opes

and

w

etla

nds.

Una

ttrac

tive

prec

inct

with

out r

oad

upgr

ades

or p

arki

ng.

clus

ter.

Abl

e to

ser

vice

wes

tern

re

gion

s, a

nd to

link

to M

egal

ong

food

pro

duce

rs.

cons

train

ts a

nd c

ompe

titiv

e pr

icin

g ar

e av

aila

ble

in

Pen

rith

and

Wes

tern

Syd

ney.

Ret

ain

prim

ary

indu

stria

l use

but

div

ersi

fy to

su

ppor

t a w

ide

rang

e of

anc

illar

y us

e to

in

crea

se o

ppor

tuni

ties

and

activ

ity.

Impr

ove

flexi

bilit

y fo

r inv

esto

rs a

nd e

ncou

rage

re

gion

al li

nks

as w

ell a

s lin

ks to

loca

l ind

ustri

es.

11

Sta

tion

St,

Bla

ckhe

ath

Hig

h oc

cupa

ncy,

live

ly m

ixed

us

e ar

ea, c

lose

to G

WH

, rai

l an

d to

wn

cent

re. G

ood

stre

etfro

nt a

ctiv

atio

n an

d on

-st

reet

par

king

.

Pre

cinc

t is

smal

l and

lo

ts a

re re

lativ

ely

smal

l al

thou

gh s

ever

al a

re in

co

mm

on o

wne

rshi

p.

Flat

site

s cl

ose

to th

e ra

ilway

are

bac

ked

by

stee

per s

lope

s to

the

rear

.

Opt

imis

e vi

abili

ty a

nd e

nhan

ce

mix

ed u

se c

hara

cter

. Opt

imis

e ea

sy a

cces

s to

tran

spor

t and

po

tent

ial t

o se

rvic

e w

este

rn

regi

ons.

Larg

er, f

latte

r site

s ar

e av

aila

ble

in L

ithgo

w a

nd

area

s to

the

Wes

t.

Type

: O

PTIM

ISE

Opt

imis

e an

d re

info

rce

exis

ting

light

indu

stria

l as

wel

l as

mix

of u

ses.

Opt

imis

e ac

cess

to

GW

H a

nd p

oten

tial t

o se

rvic

e w

este

rn re

gion

.



{75}

9 Options for Sustainable Growth

9.1 OVERVIEW In view of the typology of precincts identified from the analysis of existing conditions, we have set out options for development of each precinct in a way that will support existing businesses while providing opportunities for new ventures. These options consider the:

• Existing character; and

• Desired future character of each precinct.

As well as the key planning considerations:

• Zoning;

• Height;

• Setbacks; and

• FSR.

9.2 OPTIONS FOR SUSTAINABLE GROWTH Options are presented in the table overleaf, where precincts are grouped in terms of their type.

Options for supporting

sustainable growth in each

precinct are outlined in relation

to the different precinct types

identified in the preceding

chapter, as well as with regard

to the desired future character of

each precinct.

Tabl

e 1.

1:

Abi

gail

Gol

dbe

rg e

t al

Pty

Ltd

(A

BN

93

09

4 7

94

56

4)

trad

ing

as G

old

berg

Bla

ise

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{76

}

Tabl

e 9.

8: O

ptio

ns fo

r dev

elop

men

t

Ty

pe

P

reci

nct

/s

Ke

y e

lem

en

ts

1.

Opt

imis

e, c

atal

yst

site

s:

Prio

rity

prec

inct

s th

at s

how

si

gns

of v

iabi

lity

and

vibr

ancy

, cap

able

of b

eing

fu

rther

opt

imis

ed a

nd

fost

ered

as

dem

onst

ratio

n si

tes

and

cata

lyst

s fo

r cha

nge

whi

le s

uppo

rting

gro

wth

of

exis

ting

busi

ness

es.

Hig

hlan

d St

reet

, Leu

ra

Exi

stin

g: R

emna

nt la

nd la

rgel

y ow

ned

by R

MS

and

use

d fo

r roa

d w

orks

.

Des

ired

Futu

re C

hara

cter

: Key

hig

h vi

sibi

lity

cata

lyst

site

dem

onst

ratin

g ch

ange

and

driv

ing

inve

stm

ent i

n em

ploy

men

t opp

ortu

nitie

s in

the

Mou

ntai

ns, i

deal

ly li

nked

to a

rts a

nd/o

r cul

ture

/tour

ism

/bio

-indu

strie

s or

kn

owle

dge

sect

ors.

Incu

bato

r fac

ilitie

s po

ssib

le a

t thi

s lo

catio

n.

The

boun

darie

s of

the

prec

inct

sho

uld

be e

xten

ded

to in

clud

e ad

join

ing

vaca

nt a

nd u

nder

deve

lope

d si

tes.

Zoni

ng: E

nter

pris

e co

rrid

or.

Hei

ght:

max

imum

15m

, gre

ater

hei

ght p

erm

issi

ble

on th

e ba

sis

of e

xcep

tiona

l de

sign

and

/or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d ec

onom

ic b

enef

it.

Setb

acks

: min

imum

set

back

4m

(mus

t be

land

scap

ed) a

nd m

axim

um 8

m. M

in

80%

of o

ff-st

reet

par

king

to b

e pr

ovid

ed b

ehin

d th

e st

reet

bui

ldin

g lin

e at

the

side

/rear

of b

uild

ings

.

FSR

: 1:1

La

wso

n B

usin

ess

Park

:

Exi

stin

g: R

ecen

t im

prov

emen

ts to

stre

etsc

ape,

WS

UD

and

sig

nage

. La

rge

prec

inct

, cur

rent

ly lo

w in

act

ivity

and

und

er-d

evel

oped

. La

ndow

ners

see

king

gre

ater

flex

ibili

ty.

Des

ired

Futu

re C

hara

cter

: Vib

rant

and

live

ly e

mpl

oym

ent p

reci

nct

situ

ated

on

slop

ing

land

with

in fo

rest

ed s

ettin

g. H

ub fo

r bio

-indu

strie

s,

high

-tech

indu

strie

s as

wel

l as

supp

ort l

ocat

ion

for c

ultu

ral s

ecto

r and

to

uris

m b

oth

loca

lly a

nd re

gion

ally

.

Zoni

ng: E

nter

pris

e zo

ne, m

oder

ated

by

envi

ronm

enta

l con

stra

ints

.

Hei

ght:

max

imum

15m

, gre

ater

hei

ght p

erm

issi

ble

on th

e ba

sis

of e

xcep

tiona

l de

sign

and

/or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d ec

onom

ic b

enef

it.

Setb

acks

: min

imum

set

back

4m

(mus

t be

land

scap

ed) a

nd m

axim

um 8

m. M

in

80%

of o

ff-st

reet

par

king

to b

e pr

ovid

ed b

ehin

d th

e st

reet

bui

ldin

g lin

e at

the

side

/rear

of b

uild

ings

.

FSR

: 1:1

M

egal

ong

Stre

et, K

atoo

mba

(sou

th)

Exi

stin

g: M

ixed

use

are

a w

ell s

ituat

ed b

etw

een

Leur

a an

d K

atoo

mba

, w

ider

rang

e of

use

s th

an e

lsew

here

, inc

ludi

ng s

ome

bran

ded

nam

es.

Cou

ncil

has

inve

sted

in W

SU

D a

nd s

treet

impr

ovem

ent.

Des

ired

Futu

re C

hara

cter

: Liv

ely

and

activ

e em

ploy

men

t are

a w

ith s

emi-

urba

n ch

arac

teris

tics

alon

g m

ain

road

s bu

t env

ironm

enta

l con

stra

ints

ob

serv

ed to

ach

ieve

a u

niqu

ely

vibr

ant a

ctiv

ity z

one

cupp

ed b

y sl

opes

an

d fo

rest

ed a

reas

. Sup

port

loca

tion

for c

ultu

ral s

ecto

r and

tour

ism

bot

h lo

cally

and

regi

onal

ly.

Zoni

ng: E

nter

pris

e zo

ne, m

oder

ated

by

envi

ronm

enta

l con

stra

ints

.

Hei

ght:

max

imum

15m

, gre

ater

hei

ght p

erm

issi

ble

on th

e ba

sis

of e

xcep

tiona

l de

sign

and

/or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d ec

onom

ic b

enef

it.

Setb

acks

: min

imum

set

back

4m

(mus

t be

land

scap

ed) a

nd m

axim

um 8

m. M

in

80%

of o

ff-st

reet

par

king

to b

e pr

ovid

ed b

ehin

d th

e st

reet

bui

ldin

g lin

e at

the

side

/rear

of b

uild

ings

.

FSR

: 1:1

Tabl

e 1.

1:

Abi

gail

Gol

dbe

rg e

t al

Pty

Ltd

(A

BN

93

09

4 7

94

56

4)

trad

ing

as G

old

berg

Bla

ise

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{77}

Ty

pe

P

reci

nct

/s

Ke

y e

lem

en

ts

2.

Opt

imis

e:

Pre

cinc

ts th

at h

ave

pote

ntia

l to

be

optim

ised

and

fost

ered

to

sup

port

exis

ting

busi

ness

es a

nd e

ncou

rage

ne

w in

vest

men

t.

Stat

ion

Stre

et, B

lack

heat

h

Exi

stin

g: A

ctiv

e em

ploy

men

t are

a cl

ose

to th

e G

WH

and

rail

stat

ion.

G

ood

stre

etfro

nt in

tera

ctio

n an

d di

vers

e ra

nge

of u

ses.

Ple

asan

t st

reet

scap

e ch

arac

ter.

Des

ired

Futu

re C

hara

cter

: Act

ive

empl

oym

ent a

rea

optim

isin

g ac

cess

to

the

GW

H, b

uild

ing

on th

e ex

istin

g m

ix o

f use

s an

d se

rvin

g a

regi

onal

cu

stom

er b

ase.

Zoni

ng: E

nter

pris

e co

rrid

or.

Hei

ght:

max

imum

15m

, gre

ater

hei

ght p

erm

issi

ble

on th

e ba

sis

of e

xcep

tiona

l de

sign

and

/or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d ec

onom

ic b

enef

it.

Setb

acks

: min

imum

set

back

4m

(mus

t be

land

scap

ed) a

nd m

axim

um 8

m. M

in

80%

of o

ff-st

reet

par

king

to b

e pr

ovid

ed b

ehin

d th

e st

reet

bui

ldin

g lin

e at

the

side

/rear

of b

uild

ings

.

FSR

: 1:1

R

ailw

ay P

arad

e, H

azel

broo

k

Exi

stin

g: S

mal

l pre

cinc

t of u

nder

-util

ised

rem

nant

her

itage

sho

ps a

nd

com

mer

cial

pre

mis

es. A

djac

ent t

o ne

w ra

ilway

sta

tion

acce

ss, c

lose

to

tow

n ce

ntre

but

sep

arat

e in

cha

ract

er a

nd d

iffer

ent i

n bu

ilt fo

rm. O

n-st

reet

par

king

, and

sta

tion

park

ing.

Des

ired

Futu

re C

hara

cter

: Act

ive

loca

l em

ploy

men

t pre

cinc

t opt

imis

ing

herit

age

shop

front

s an

d in

clud

ing

loca

l ser

vice

s su

ch a

s ca

fes.

Ada

ptiv

e re

use

of h

erita

ge b

uild

ings

. Pos

sibi

lity

to in

clud

e in

cuba

tor f

acili

ties

for

arts

, kno

wle

dge

and

publ

ishi

ng c

lust

ers.

Abl

e to

com

plem

ent r

egio

nal

tour

ism

sec

tor.

Zoni

ng: E

nter

pris

e co

rrid

or, m

oder

ated

by

herit

age

cons

train

ts.

Hei

ght:

max

imum

15m

, gre

ater

hei

ght p

erm

issi

ble

on th

e ba

sis

of e

xcep

tiona

l de

sign

and

/or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d he

ritag

e or

eco

nom

ic

bene

fit.

Setb

acks

: exi

stin

g (z

ero)

set

back

for h

erita

ge b

uild

ings

. For

new

bui

ld,

setb

ack

of 0

- 2m

and

max

imum

of 4

m.

Min

80%

of o

ff-st

reet

par

king

to b

e pr

ovid

ed b

ehin

d th

e st

reet

bui

ldin

g lin

e at

th

e si

de/re

ar o

f bui

ldin

gs.

FSR

: 1:1

Fe

rgus

on R

oad,

Spr

ingw

ood

Exi

stin

g: S

mal

l pre

cinc

t of p

erio

d ho

mes

use

d pr

imar

ily b

y lo

cal

busi

ness

and

the

arts

.

Des

ired

Futu

re C

hara

cter

: Act

ive

loca

l em

ploy

men

t pre

cinc

t opt

imis

ing

herit

age

hom

es, a

dapt

ive

reus

e of

her

itage

bui

ldin

gs to

acc

omm

odat

e a

clus

ter o

f arts

and

com

mun

ity u

ses,

pos

sibl

y in

clud

ing

incu

bato

r fa

cilit

ies.

Abl

e to

sup

port

sim

ilar r

egio

nal u

ses.

Zoni

ng: E

nter

pris

e co

rrid

or, m

oder

ated

by

herit

age

cons

train

ts.

Hei

ght:

max

imum

15m

, gre

ater

hei

ght p

erm

issi

ble

on th

e ba

sis

of e

xcep

tiona

l de

sign

and

/or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d he

ritag

e or

eco

nom

ic

bene

fit.

Setb

acks

: exi

stin

g (z

ero)

set

back

for h

erita

ge b

uild

ings

. For

new

bui

ld,

setb

ack

of 0

- 2m

and

max

imum

of 4

m.

Min

80%

of o

ff-st

reet

par

king

to b

e pr

ovid

ed b

ehin

d th

e st

reet

bui

ldin

g lin

e at

th

e si

de/re

ar o

f bui

ldin

gs.

FSR

: 1:1

Tabl

e 1.

1:

Abi

gail

Gol

dbe

rg e

t al

Pty

Ltd

(A

BN

93

09

4 7

94

56

4)

trad

ing

as G

old

berg

Bla

ise

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{78

}

Ty

pe

P

reci

nct

/s

Ke

y e

lem

en

ts

3.

Enha

nce

Pre

cinc

ts w

here

org

anic

gr

owth

sho

uld

be e

nabl

ed to

co

ntin

ue, a

nd e

xist

ing

busi

ness

es fa

cilit

ated

.

Woo

dlan

ds R

oad

and

Bar

ton

Stre

et, K

atoo

mba

(Nor

th)

Law

son

Roa

d, S

prin

gwoo

d

Attu

nga

Roa

d, B

laxl

and

Exi

stin

g: G

ener

al in

dust

rial p

reci

ncts

acc

omm

odat

ing

a w

ide

rang

e of

lo

cal,

gene

rally

ligh

t ind

ustri

al s

ervi

ces

such

as

vehi

cle

repa

irs a

nd

kitc

hen

cabi

net m

anuf

actu

rers

.

Des

ired

Futu

re C

hara

cter

: Org

anic

gro

wth

sup

porti

ng e

xist

ing

busi

ness

es a

nd e

ncou

ragi

ng n

ew b

usin

esse

s. W

ide

mix

of u

ses,

in

clud

ing

anci

llary

use

s th

at s

uppo

rt in

dust

ry, s

uch

as e

ater

ies

and

cafe

s. S

treet

cha

ract

er a

nd g

ener

al a

ppea

ranc

e ap

prov

ed o

ver t

ime

thro

ugh

desi

gn g

uide

lines

. Exi

stin

g as

sets

, inc

ludi

ng ti

ps, o

ptim

ised

for

recy

clin

g an

d in

dust

rial s

uppo

rt us

es a

nd g

reat

er s

uppo

rt fo

r clu

ster

s su

ch a

s a

poss

ible

hea

lth c

lust

er a

t Kat

oom

ba in

the

area

of t

he

Hos

pita

l. S

uppo

rt lo

catio

n fo

r cul

tura

l sec

tor a

nd to

uris

m b

oth

loca

lly

and

regi

onal

ly.

Zoni

ng: I

N1

Gen

eral

Indu

stria

l or I

N2

Ligh

t Ind

ustri

al, m

oder

ated

by

envi

ronm

enta

l con

stra

ints

. The

zon

ings

pro

tect

thes

e si

tes

for i

ndus

trial

use

, en

cour

agin

g co

ncen

tratio

n an

d op

timis

atio

n of

thes

e si

tes

for t

hese

use

s.

Hei

ght:

Max

imum

10m

but

up

to fo

ur s

tore

ys o

n th

e ba

sis

of g

ood

desi

gn

and/

or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d ec

onom

ic b

enef

it.

Setb

acks

: Min

imum

set

back

4m

(mus

t be

land

scap

ed) a

nd m

axim

um 8

m. M

in

80%

of o

ff-st

reet

par

king

beh

ind

the

stre

et b

uild

ing

line

at th

e si

de/re

ar o

f bu

ildin

gs.

FSR

: 1:1




November 2012

{79}

10 Implementation Strategy

10.1 OVERVIEW

This implementation strategy puts forward a plan for Council to manage change to the

employment lands precincts to improve their viability and sustainability. The strategy

details recommended changes to planning controls as well as providing guidance on staging

and funding.

Recommendations specific to aspects of the strategy are also provided as per the project

brief, viz:

Recommendations to encourage green and ‘bio’-industry.

Recommendations to improve connectivity.

Recommendations to improve amenity.

10.2 CHANGES TO PLANNING CONTROLS

The following table outlines recommended controls for key elements to be included in

Council documents in order to update Council’s planning systems and improve flexibility as

an incentive for new investment.

In terms of current guidelines for the existing SI LEP, key elements, including height and

density, should be included in the LEP. Similarly, should the Green Paper

recommendations be adopted, all controls (including controls that would currently be

situated in a DCP) would be enshrined in a single document, viz: Local Land Use Plans.

These plans are to be structured in four parts: Strategic, Spatial, Delivery and Guidance.

Within the Green Paper, emphasis is placed on making provision for “zoning which allows a

broad range of uses and which encourages innovation” (p44). We have focussed in our

recommendations on those controls which have the previous analysis has indicated have

been challenging in the LGA, viz controls relating to:

Use and flexibility.

Area.

Building height, setback and design.

Site coverage and density.

Development near a residential zone.

Landscaping.

Front fencing.

Further detailed testing of these proposed controls is recommended, including precinct-

wide design modelling.

Recommendations are made for

an Implementation Strategy that

not only updates planning

controls but

1. Reduces cost and risk for

local businesses as well as

investors;

2. Builds reputation and

legitimacy;

3. Helps the Blue Mountains

become knows for

innovation and

repositioning.

4. Lays the groundwork for a

growth trajectory.

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{80

}

Tabl

e 10

.9: R

ecom

men

ded

chan

ges

to C

ounc

il co

ntro

ls

Ele

me

nt

Cu

rre

nt

con

tro

ls:

Blu

e

Mo

un

tain

s L

EP

20

05

P

rop

ose

d c

on

tro

ls

Co

mm

en

t

Use

and

fle

xibi

lity

Em

ploy

men

t – g

ener

al a

nd

Em

ploy

men

t – e

nter

pris

e re

stric

t us

e to

prim

arily

indu

stria

l. E

mpl

oym

ent –

ent

erpr

ise

enco

urag

es m

ixed

use

. Non

e su

ppor

t caf

é-ty

pe u

ses.

SI L

EP z

ones

– ta

ilore

d ap

plic

atio

n of

the

follo

win

g ra

nge

of z

ones

whe

re th

ese

best

fit

desi

red

futu

re c

hara

cter

:

B6

Ente

rpris

e C

orrid

or

The

zone

is g

ener

ally

inte

nded

to b

e ap

plie

d to

land

whe

re c

omm

erci

al o

r ind

ustri

al

deve

lopm

ent i

s to

be

enco

urag

ed a

long

mai

n ro

ads

such

as

thos

e id

entif

ied

by th

e m

etro

polit

an, r

egio

nal a

nd s

ubre

gion

al s

trate

gies

. The

zon

e pr

ovid

es fo

r use

s su

ch a

s ‘b

usin

ess

prem

ises

,’ ‘h

otel

or m

otel

acc

omm

odat

ion’

, ‘lig

ht in

dust

ries,

’ ‘ha

rdw

are

and

build

ing

supp

lies,

’ ‘ga

rden

cen

tres’

and

‘war

ehou

se o

r dis

tribu

tion

cent

res.

’ Ret

ail a

ctiv

ity n

eeds

to b

e lim

ited

to e

nsur

e th

at E

nter

pris

e C

orrid

ors

do n

ot d

etra

ct fr

om th

e ac

tivity

cen

tre.

This

zon

e to

be

com

plem

ente

d by

a p

ropo

sed

new

zon

e su

pple

men

tary

to th

e S

I LE

P z

ones

an

d ex

plai

ned

in th

e cu

rren

t Gre

en P

aper

for P

lann

ing

as fo

llow

s:

Ente

rpris

e Zo

nes

To p

roac

tivel

y pr

ovid

e fo

r inn

ovat

ive

inve

stm

ent a

nd to

boo

st e

mpl

oym

ent g

ener

atio

n, th

e N

SW

Gov

ernm

ent w

ill in

trodu

ce a

new

land

use

cla

ss c

alle

d an

‘Ent

erpr

ise

Zone

’. E

nter

pris

e Zo

nes

will

be

char

acte

rised

by

very

littl

e, if

any

, dev

elop

men

t con

trols

pro

vidi

ng th

ey d

o no

t re

sult

in a

ny s

igni

fican

t adv

erse

env

ironm

enta

l im

pact

s. E

nter

pris

e zo

nes

will

gen

eral

ly b

e ta

rget

ed to

attr

act e

mpl

oym

ent g

ener

atin

g de

velo

pmen

t but

cou

ld p

rovi

de o

ppor

tuni

ties

for

mix

ed u

se h

ousi

ng in

vest

men

t. In

this

rega

rd, E

nter

pris

e Zo

nes

will

con

stitu

te a

mor

e fle

xibl

e zo

ne.

Add

ition

al in

cent

ives

cou

ld b

e ut

ilise

d to

attr

act i

nves

tmen

t to

an E

nter

pris

e Zo

ne. S

ome

finan

cial

ince

ntiv

es c

ould

incl

ude:

• Loc

al ra

te o

r lan

d ta

x re

lief f

or a

pre

scrib

ed ti

me

fram

e

• Exe

mpt

ion

from

dev

elop

men

t lev

ies,

and

/or

• Sta

te o

r Loc

al G

over

nmen

t inv

estm

ent i

n in

frast

ruct

ure

prov

isio

n or

the

like

to s

uppo

rt th

e ar

ea.

Ref

er to

eac

h pr

ecin

ct.

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{81}

Ele

me

nt

Cu

rre

nt

con

tro

ls:

Blu

e

Mo

un

tain

s L

EP

20

05

P

rop

ose

d c

on

tro

ls

Co

mm

en

t

IN1

Gen

eral

Indu

stria

l

This

zon

e is

gen

eral

ly in

tend

ed to

acc

omm

odat

e a

wid

e ra

nge

of in

dust

rial a

nd w

areh

ouse

us

es a

nd in

clud

es ‘g

ener

al in

dust

ry,’

‘hig

h te

chno

logy

indu

strie

s,’ ’

indu

stria

l tra

inin

g fa

cilit

ies’

an

d ‘d

epot

s.’ T

his

zone

wou

ld b

e su

itabl

e w

here

a c

ounc

il w

ishe

s to

hav

e a

rang

e of

in

dust

rial l

and

uses

and

oth

er c

ompa

tible

land

use

s ge

nera

lly c

ater

ed fo

r in

an in

dust

rial

zone

. Nei

ghbo

urho

od s

hops

are

per

mis

sibl

e w

ith c

onse

nt. I

n 20

11, a

new

obj

ectiv

e w

as

adde

d to

hig

hlig

ht th

at th

e pu

rpos

e of

indu

stria

l zon

es is

to s

uppo

rt an

d pr

otec

t ind

ustri

al la

nd

for i

ndus

trial

use

s.

IN2

Ligh

t Ind

ustr

ial

This

zon

e is

for l

and

that

pro

vide

s a

rang

e of

‘lig

ht in

dust

ry’,

‘war

ehou

se o

r dis

tribu

tion

cent

res’

and

‘dep

ots.

’ Veh

icle

trad

e an

d ot

her s

ervi

ce in

dust

ries

may

als

o be

con

side

red

appr

opria

te. T

he ty

pes

of u

ses

need

to b

e ‘li

ght’

in n

atur

e, m

eani

ng th

ey w

ill n

ot c

ause

nu

isan

ce o

r adv

erse

ly a

ffect

the

surr

ound

ing

amen

ity fo

r exa

mpl

e by

way

of n

oise

or

emis

sion

s. N

eigh

bour

hood

sho

ps a

re p

erm

issi

ble

with

con

sent

.

It is

impo

rtant

that

bul

ky g

oods

reta

iling

occ

urs

in a

bus

ines

s zo

ne a

nd n

ot in

an

indu

stria

l zo

ne. S

uch

an o

utco

me

wou

ld e

ase

pres

sure

on

empl

oym

ent l

ands

. In

2011

, a n

ew o

bjec

tive

was

add

ed to

hig

hlig

ht th

at th

e pu

rpos

e of

indu

stria

l zon

es is

to s

uppo

rt an

d pr

otec

t ind

ustri

al

land

for i

ndus

trial

use

s.

Com

plyi

ng d

evel

opm

ent t

o be

app

lied

whe

reve

r pos

sibl

e.

Are

a E

mpl

oym

ent -

ente

rpris

e:

min

imum

are

a of

900

m2 a

nd

min

imum

wid

th o

f 18.

5m.

Ret

ain

as is

, if m

inim

a ar

e pr

efer

red.

Not

all

com

para

ble

LGA

s pr

escr

ibe

min

imum

siz

e.

Not

all

com

para

ble

LGA

s pr

escr

ibe

min

imum

siz

e.

Bui

ldin

g he

ight

E

mpl

oym

ent –

gen

eral

: m

axim

um h

eigh

t of 1

0m

(equ

ates

to 2

.5 –

3 s

tore

ys).

Em

ploy

men

t – e

nter

pris

e:

max

imum

hei

ght o

f 8m

/6.5

m a

t ea

ves

(equ

ates

to 2

sto

reys

).

Opt

ions

, to

be a

pplie

d de

pend

ing

on th

e pr

ecin

ct d

esire

d fu

ture

cha

ract

er a

nd u

se:

1.

Ret

ain

exis

ting

max

ima

of 1

0m b

ut a

llow

up

to fo

ur s

tore

ys o

n th

e ba

sis

of g

ood

desi

gn

and/

or s

usta

inab

ility

initi

ativ

es, o

r dem

onst

rate

d ec

onom

ic b

enef

it.

2.

Incr

ease

max

ima

to 1

5m, a

llow

for g

reat

er h

eigh

t on

the

basi

s of

exc

eptio

nal d

esig

n an

d/or

sus

tain

abili

ty in

itiat

ives

, or d

emon

stra

ted

econ

omic

ben

efit.

Incr

ease

hei

ght t

o en

cour

age

inve

stm

ent b

y im

prov

ing

com

petit

iven

ess

of lo

catio

n, a

nd to

in

crea

se le

vels

of a

ctiv

ity.

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

s C

ity

Cou

nci

l P

lan

nin

g S

tud

y fo

r E

mp

loym

en

t L

an

d i

n t

he

Blu

e M

ou

nta

ins

Nov

embe

r 20

12

{82}

Ele

me

nt

Cu

rre

nt

con

tro

ls:

Blu

e

Mo

un

tain

s L

EP

20

05

P

rop

ose

d c

on

tro

ls

Co

mm

en

t

Bui

ldin

g se

tbac

k E

mpl

oym

ent –

gen

eral

and

en

terp

rise:

min

imum

set

back

of

8m.

Opt

ions

, to

be a

pplie

d de

pend

ing

on th

e pr

ecin

ct d

esire

d fu

ture

cha

ract

er a

nd u

se:

1.

Min

imum

set

back

of 2

m (m

ust b

e la

ndsc

aped

) and

max

imum

of 4

m. M

in 8

0% o

f off-

stre

et p

arki

ng to

be

prov

ided

beh

ind

the

stre

et b

uild

ing

line

at th

e si

de/re

ar o

f bui

ldin

gs.

2.

Min

imum

set

back

of 4

m (m

ust b

e la

ndsc

aped

) and

max

imum

of 8

m. M

in 8

0% o

f off-

stre

et p

arki

ng to

be

prov

ided

beh

ind

the

stre

et b

uild

ing

line

at th

e si

de/re

ar o

f bui

ldin

gs.

Impr

ove

stre

etfro

nt a

ctiv

ity,

surv

eilla

nce

and

desi

gn re

duci

ng

front

set

back

and

enc

oura

ging

pa

rkin

g to

be

loca

ted

at re

ar a

nd

side

s of

lots

.

Bui

ldin

g de

sign

Ince

ntiv

es fo

r goo

d de

sign

em

bedd

ed in

LE

P c

ontro

ls a

bove

. Des

ign

guid

elin

es to

be

deve

lope

d in

rela

tion

to d

esire

d fu

rture

cha

ract

er.

Des

ign

guid

elin

es to

be

deve

lope

d in

rela

tion

to d

esire

d fu

ture

ch

arac

ter.

Site

cov

erag

e M

inim

um 2

0% o

f are

a to

be

reta

ined

as

soft,

per

viou

s or

la

ndsc

aped

are

as (c

over

age

max

80%

).

Exi

stin

g co

ntro

l for

em

ploy

men

t – g

ener

al to

cov

er a

ll ar

eas.

O

ptim

ise

perv

ious

are

as.

Den

sity

E

mpl

oym

ent –

gen

eral

and

en

terp

rise:

max

FS

R 0

.5:1

. In

crea

se F

SR

to 1

:1.

Incr

ease

FS

R to

enc

oura

ge

inve

stm

ent b

y im

prov

ing

com

petit

iven

ess

of lo

catio

n, a

nd to

in

crea

se le

vels

of a

ctiv

ity.

Dev

elop

men

t ne

ar a

re

side

ntia

l zo

ne

Em

ploy

men

t – g

ener

al a

nd

ente

rpris

e: c

onse

nt m

ust t

ake

into

acc

ount

am

ongs

t oth

er

fact

ors

amen

ity o

f res

iden

tial

uses

incl

udin

g w

ith re

gard

to

build

ing

scal

e, b

ulk

desi

gn,

heig

ht a

nd s

iting

; noi

se; h

ours

of

oper

atio

n; tr

affic

gen

erat

ion;

lig

ht, d

ust a

nd o

dour

.

Ret

ain

as is

. -

Land

scap

ing

Em

ploy

men

t – g

ener

al a

nd

ente

rpris

e: to

inco

rpor

ate

plan

ting,

scr

eeni

ng, s

torm

wat

er

Ret

ain

as is

. -

A

biga

il G

old

berg

et

al P

ty L

td (

AB

N 9

3 0

94

79

4 5

64

) tr

adin

g as

Gol

dbe

rgB

lais

e

Blu

e M

oun

tain

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10.3 STAGING Within the typology of precincts, we have identified three types, viz:

Type 1: Optimise, catalyst site Priority precincts that are show signs of viability and vibrancy, capable of being further optimised and fostered as demonstration sites and catalysts for change while supporting growth of existing businesses.

Type 2: Optimise Precincts that have potential to be optimised and fostered to support existing businesses and encourage new investment.

Type 3: Enhance Precincts where organic growth should be enabled to continue, and existing businesses facilitated.

We consider that there is also a fourth type, which is considered below but not examined in detail:

Type 4: Evolve Precincts that would benefit from significant change.

These types also reflect a prioritisation of precincts in that attention and investment should be focused in the short term on Type 1: Optimise, catalyst sites as these precincts have the most potential to support, demonstrate and drive investment.

In the medium term, attention is to be focused on the Type 2 precincts. This staging plan adapts the model for ‘creating sustainable value – enterprise for a sustainable world’ put forward by Hart and Milstein (2003), which is regarded as a pre-eminent model for growth taking into account environmental, economic and social concerns. We have interpreted this model as having four stages as illustrated below:



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By applying these stages, we have developed the following action plan:

Stage Action

1. Reduce cost and risk for local business as well as new ventures.

• Update planning controls with an emphasis on improving flexibility so that cost of development and risks related to DA submissions are reduced.

• Investigate, agree and put in place incentives for development, ranging from reduced DA fees to rate reductions and development bonuses for good design/economic benefit or sustainability initiatives.

• Develop marketing and economic development strategy and commence ‘Investor Forums’ to encourage and assist entrepreneurs. One Forum per quarter is recommended

• Foster and communicate an ‘open for business’ culture within and around Council.

• Commence investigations into partnering options for catalyst Type 1 precincts eg Council + RMS at the Highland Street, Leura site.

• Investigate funding options related to the catalyst sites.

2. Build reputation and legitimacy

• Promote Council’s planning strategies developed to encourage investment at Council – both employment lands and tourism strategies.

• Activate marketing and economic development strategies. • Promote ‘open for business’ culture. • Progress partner relationships and commence planning for

catalyst precincts.

3. Become known for innovation and repositioning

• Develop and promote catalyst sites. • Promote Council’s planning strategies to encourage

investment at Council – both employment lands and tourism strategies.

• Activate marketing and economic development strategies. • Promote ‘open for business’ culture. • Promote local businesses undertaking sustainability initiatives

through ‘owners equity’ and provide support for growth and funding of existing businesses.

• Commence focus on Type 2 precincts.

4. Lay the groundwork for and optimise the growth trajectory

• Nurture and facilitate growth across all precincts. • Focus on growth within Type 3 precincts. • Continue to promote and market Council initiatives.

The action plan requires support from and educating of political leaders as well as the GM in Council to staff at every level from the front desk to professionals.



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10.4 SPECIFIC RECOMMENDATIONS This study overall has been focused on encouraging the sustainable growth and development of employment lands in the Mountains. Key features are making the area overall more attractive to investors by increasing flexibility and moving towards an approach that encourages investment rather than appearing to put it off. Specific recommendations are however provided below for green and ‘bio’-industry, connectivity and amenity, as requested in the project brief.

10.4.1 Recommendations to encourage green and ‘bio’-industry Embedded in the proposed changes to planning controls are incentives for greater development capacity to be granted on the basis of exceptional design as well as sustainability initiatives, which could include green and ‘bio’-industry. These incentives are designed to encourage sustainable industries.

In addition, as the Blue Mountains are characterised by small and medium sized businesses, support should be provided to foster knowledge sharing platforms across businesses as well as technology transfer. Precinct or regional networks of green and ‘bio’-industries could be facilitated by Council. For example, the European Union’s “Baltic Sea Region Programme” 2007 – 2013 created a project “Sustainable Production through Innovation in Small and Medium Sized Enterprises” that aims to enhance sustainable production processes in SMEs by providing a knowledge sharing platform as well as tools and funding for testing and demonstrating eco-innovations.

A ‘race for the top’ could also be created by Council setting sector targets, for example for resource and energy efficiency, and awarding recognition to companies that achieve these. Targets can be pragmatic to start with, then strengthened over time, taking into account technological innovations. Japan’s “Top Runner” program for example, sets standards higher than the best performance currently.

Council could also harness the energy of existing businesses proactive in the area by developing a branding that endorses green industry, and that then is ‘worn’ by appropriate products manufactured in the Mountains – and ideally distributed more broadly.

10.4.2 Recommendations to improve connectivity As the Blue Mountains employment lands precincts are all accessed primarily by the Great Western Highway, connectivity will be optimised with upgrades to this link. It would also be enhanced by signage along the route that provides direction to the employment lands as well as highlighting their availability. This signage could be further utilised to promote the employment lands, for example if accompanied by a tagline such as “Open for Business” or “BMC supports sustainable business, speak to us about opportunities”, similar to the way in which Penrith Council is applying the tagline “Doing Business in Penrith”.

In addition to the Great Western Highway, there are parallel routes that connect key employment lands, in particular the Megalong Street precinct. The condition of these routes should be checked, and again, signage optimised to improve connectivity while promoting this catalyst location. We note that parallel routes were also identified for enhancement by Urbis in their “Blue Mountains Business Park” study of June 2011, where they coined the term “the slow route”.



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10.4.3 Recommendations to improve amenity Included in the recommendations for changes to planning controls, are a number of initiatives targeted at improving amenity. These include:

• Incentives for increased development capacity where design excellence or sustainability initiatives are apparent in the DA.

• Requiring parking to be placed at the rear of sites.

• Development of guidelines for front fences in employment lands areas.

Moreover from a management point of view, stakeholders nominated free “clean-up” days where landowners and tenants are encouraged to take garbage to the Council tips without charge as being an incentive to keep properties presentable.

Other recommendations to improve amenity are:

• Optimising the exceptional landscape character of the Mountains through further landscaping in the public domain eg street trees, as well as encouraging appropriate landscaping of private property eg through the provision of free plants and guidelines on plant types and the like.

• Continuing to introduce water sensitive urban design upgrades where possible, and continuing to improve road condition as well as introducing kerbs and gutters where needed.

• Improving signage at entry points to the employment lands precincts.

Design guidelines for employment lands buildings could also be considered, however as a principle applicants should be supported in their submissions and not overburdened with advice.

10.5 FUNDING We recommend that Council funding be committed in the first instance to Stage 1 activities that will promote the catalyst sites and Council initiatives, as well as to updating planning controls and preparing the guidelines that will support change by encouraging better quality development. Council funding should also be targeted at promoting investment eg by commencing regular Investor Forums.

The potential of partnerships should also be explored, for example with:

• RMS for the Highland Street precinct.

• NPWS to support visitors and use of the Parks by locating facilities and support uses in employment lands zones.

• Universities and other educational institutions regarding incubator facilities.

• BOOMPAA to encourage the location of arts and support uses in employment lands zones.

• Local business chambers.



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• Local community groups.

We also recommend that Council work with the new economic development group proposed for the Mountains to ensure that support is made available for existing businesses, and that they are assisted with business growth eg through business plans, as well as to identify sources of funding. A variety of sources is in fact available and includes:

Name of grant Description Administering agency

Arts Funding Program

Supports organisations and venues to deliver performances or exhibitions, business or audience development projects, and arts and cultural infrastructure and activities for people in NSW.

Department of the Arts, Sport and Recreation

BioBusiness Program - BioFirst Biotechnology Precinct

A dedicated biotechnology precinct that can house and support start-up companies in state of the art laboratory facilities.

Department of State and Regional Development (DSRD)

BioBusiness Program - Fostering Connections between Investors and the Biotechnology Sector

Subsidises the cost of pitch training and presentation workshops for biotechnology companies, and facilitates access to domestic and international forums where NSW companies can pitch to potential investors and strategic partners.


BioBusiness Program - High Growth BioBusiness

Accelerates the growth of established biotech firms by assisting with costs such as market development, skills development, and planning.


BioBusiness Program - Non Research Establishment Costs

Funds start-up businesses for growth costs such as market development, intellectual property protection and legal costs.


BioBusiness Program - Professional Leadership and

Programs for both start-ups and established biotech businesses to assist with the development of business skills.




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Development

BioBusiness Program - Proof of Concept

Complements the federal Biotechnology Innovation Fund (BIF) by co-investing to help reduce the cost of demonstrating proof of concept for new biotech initiatives.


Business Advisory Services

Provides free assistance, seminars, workshops and networking opportunities for people starting and operating a business to plan their growth and development.


Business Clusters Program - Business Clusters Funding

Provides funding for an industry cluster of businesses or a cluster of geographically concentrated businesses, for specialised assistance towards projects which would enhance the cluster's growth during it's formation and development stages.


Business Clusters Program - Business Networks Funding

Provides funding for NSW businesses or companies which have chosen to work together to develop a specific commercial opportunity.


Business Drought Assistance - Business Improvement and Recovery Strategy

Assistance for small businesses to implement credit or business management strategies to help sustain operations during and beyond the drought.


Business Drought Assistance - Financial Position Assessment and Mini Diagnosis

Financial assistance for non-farm businesses to undertake a financial position assessment.




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Business Drought Assistance - Payroll Tax Relief

Businesses that support the farm industry sector may be eligible to receive payroll tax relief if they can show a decrease in business over a set period of time.


Developing Regional Resources

This program provides funding to help regional organisations, industry associations or alliances of regional firms, investigate and pursue new economic/business development opportunities.


Film and TV Industry Attraction Fund (FIAF)

Provides a rebate to approved productions in order to stimulate film and television production, generate new employment, increase state industry market share, enhance industry skills, and facilitate the introduction of new film-related technologies in NSW.

NSW Film and Television Office

Heritage Works Projects

Dollar for dollar grants are available for conservation work projects and works to meet minimum maintenance standards, for works to meet Building Code Australia upgrades, and for ongoing and new uses to heritage items listed on the State Heritage Register and of state heritage significance.

Department of Planning - Heritage Branch

Home based Business and Micro Business Networks and Workshops

Provides regional links through networks and workshops for home based and other types of businesses.


Indigenous Business Advisory Service

Business start-up advice for Aboriginal people wishing to start a small business or who already are operating a business in NSW.




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Industry and Audience Development (IDA) Program

Provides grants to screen-based organisations that develop and encourage an innovative and sustainable screen media industry.

NSW Film and Television Office

Industry Capability Network - New South Wales (NSWICN)

Provides assistance to the manufacturing, engineering and service sectors to increase access to importing and exporting opportunities, facilitate local industry participation in major projects, and identify competitive Australian industry capability for import replacement, local sourcing and business matching for Australian and overseas purchasers.

Industry Capability Network (ICN)

Innovation Services

Provides planning, advice and self-assessment assistance to promote the adoption of innovation in business.


Medical Research Support Program (MRSP)

The MRSP promotes excellence in health and medical research for health and medical research groups in NSW. Infrastructure grants are awarded to research institutes on a competitive basis.

NSW Office for Science and Medical Research (OSMR)

New Export Opportunities Program

This program helps rapidly growing small businesses to undertake export preparation and develop export market entry strategies.


New Market Expansion Program for Regional Enterprise

This program assists regional firms to develop the confidence and skills to pursue and take up new markets.


NSW Government The NSW Small Business website provides a list of programs

Department of State and Regional



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Programs available for small business. Development (DSRD)

Regional Business Development Scheme

The scheme offers financial and other assistance to businesses expanding in, or relocating to, regional NSW.


Regional Economic Transition Scheme

This scheme provides assistance to businesses wanting to start or grow in regional communities and towns experiencing hardship due to business closures, industry restructuring and global economic change.


Regional Export Advisory Network

Export Advisers give advice and encourage and assist companies based in regional NSW to take full advantage of international market opportunities.


Regional Women in Business Program

Offers businesswomen in a regional area the opportunity to network, develop business skills, be mentored and gain an understanding of business assistance and support available locally.


Stepping Up - Mentoring Program

This program will matches business owners to an experienced business person or mentor to help develop business.


Women in Business Mentor Program

Helps women business owners grow their business by linking them with experienced business people.




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A Land Use Survey

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Survey of Employment Lands

August 2012


Blue Mountains City Council Survey of Employment Lands August 2012

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Table of contents

1 ATTUNGA ROAD, BLAXLAND 2 TAYLER ROAD, VALLEY HEIGHTS 3 LAWSON ROAD, SPRINGWOOD 4 FERGUSON ROAD, SPRINGWOOD 5 RAILWAY PARADE, HAZELBROOK 6 LAWSON BUSINESS PARK 7 HIGHLAND STREET, LEURA 8 MEGALONG STREET, KATOOMBA 9 WOODLANDS ROAD, KATOOMBA 10 WHITTON STREET, KATOOMBA 11 STATION STREET, BLACKHEATH

SURVEY OF EMPLOYMENT LANDS

This survey has been undertaken

by GoldbergBlaise together with

Council planners, and with the

assistance and input of other

Council staff.



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1 Attunga Road, Blaxland ABOUT US:

GoldbergBlaise is a boutique

consultancy providing creative

and customised strategic

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solutions by experienced senior

managers 100% of the time.

Our services include strategy

development and management

consulting as well as urban

planning, urban design and

stakeholder engagement. We

also undertake facilitation and

training to help add value to our

clients’ core business.

1

Blue Mountains Council: Employment Lands Survey and Subdivision Analysis

Attunga Road, Blaxland Zoning and Land Use

Zoning:

This precinct is zoned Employment- General under Blue Mountains LEP 2005, and Light Industrial and Environmental Protection under Blue Mountains LEP 1991.

The objectives for the Employment- General zone are as follows:

(a) To encourage the establishment of a broad range of industrial and associated land uses which will generate greater local employment opportunities.

(b) To allow a wide range of employment generating land uses and facilities including industry, advanced technology, wholesale sales, storage, distribution, servicing, research and ancillary administrative uses, where these incorporate measures to conserve the sensitive environment of the Blue Mountains.

(c) To ensure that industrial development incorporates measures to mitigate the impact of its operation on the environment from noise generation or pollution.

(d) To allow retail development where it is associated with a primarily industrial land use or for appropriate bulky goods retailing.

(e) To ensure that the form and siting of buildings, colours and landscaping elements contribute to development of a landscape setting for industrial land uses and retain any existing bushland character.

(f) To allow industrial and other compatible development which incorporates controls on potential impacts on the amenity of residents in adjoining residential areas.

The objectives for the Light Industrial zone are as follows:

(a) To provide for a range of light industrial1 land uses, compatible with the environment of the City.

(b) To encourage employment opportunities.

The objectives for the Environmental Protection zone are as follows:

(a) To protect environmentally sensitive land and areas of high scenic value in the City from development.

(b) To provide a buffer around areas of natural ecological significance.

(c) To restrict development on land that is inappropriate by reason of physical characteristics or high bushfire hazard.

(d) To encourage the restoration of disturbed bushland areas.

1 Under the Blue Mountains Local Environmental Plan 1991, “light industry” means industry, not being offensive or hazardous industry, in which the processes carried on, the transportation involved or the machinery or materials used do not interfere with the amenity of the neighbourhood by reason of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit, oil or otherwise.

2


Attunga Road, Blaxland

Legend

Actual land uses/types of industry /occupations:

The types of industry and services provided within this precinct include retail industries, vehicle industries, building industries, storage services, investment services, plumbing industries, food manufacturing industries, construction industries, glass industries, scientific services (engineers), metal industries, garbage disposal services, equipment hire services, fire fighting services and landscaping services.

Further information is provided in Detailed Site Information.

Size of industry: Small scale retail, building, food manufacturing and vehicle services. The Waste Management Facility services the lower mountains area.

View east on Attunga Road (June 2012) Example of car parking related to vehicle industry (June 2012)

3


Attunga Road, Blaxland Size and Subdivision Analysis

Size of precinct: 130,470 m²

No of lots: 17

Subdivision characteristics:

Parallel irregular subdivisions.

Range of lot sizes: 602m² to 13,120m²

Age of existing buildings:

Buildings are generally sheds of indeterminate age and low investment value.

Ownership

Ownership: 10 private, 7 Crown (forested, sloping land).

Type/size of owners: Individual small private sector owners, plus The Crown.

Owners of multiple sites in precinct:

7 lots within this precinct are owned by The Crown.

Occupancy

Occupancy rates: 94% of lots were occupied and were in active use at the time of the survey. 26 Attunga Road was undeveloped woodland.

8 of the 24 units within 29 Attunga Road were vacant at the time of the survey leading to a total 66.6% occupancy rating within this lot.


Access to Infrastructure

Access to roads: The precinct is accessible from the Great Western Highway along Railway Parade and Attunga Road. These connecting roads are narrow and vehicles are required to pass through residential areas to reach the precinct.

The GWH is currently restricted to 19-metre B Double trucks.

Access to rail (freight):

Limited access to freight rail.

Access to public transport:

Blaxland Railway Station is located on Wilson Way, approximately 1.1km from the precinct. The closest bus stop is also located here.

Access to services (phones/internet):

Mobile broadband available. Business internet connections on a site-by-site basis. Telephone coverage available.

Access to other infrastructure:

Blaxland Town Centre is located 1.5km from the precinct.

Amenity

Amenity: The precinct is relatively well maintained. On street parking is not provided and cars were observed to be parked wherever there was space available. Bushland surrounds most of the lots within the precinct providing an attractive location.

At the time of the survey, odour from the Waste Management Facility at the end of Attunga Road was noticeable. This issue has been identified by the Council and is currently being investigated.

Environmental qualities:

Several lots within this precinct are subject to Slope Constraint Protected Areas under Blue Mountains LEP 2005. The objectives for this protected area are to restrict development of land that has contiguous areas of slope greater than 20% and to ensure that development on this land is designed to minimise vegetation clearing and soil disturbance. The retention, restoration and maintenance of disturbed native vegetation is encouraged.

4


Attunga Road, Blaxland 33 Attunga Road is subject to Vegetation Constraint Protected Area under LEP 2005. The objectives for this protected area are to protect significant vegetation communities (in this lot Eucalyptus Woodland) and to ensure that development is designed and managed to avoid any adverse environmental impacts on these communities. This protected area impacts 10.6% of this lot and is outside the existing building parcel. As such the extent of this protected area does not seem overly prohibitive to development.

Urban design characteristics:

Low density light industrial, adjacent to forested land to the east, a Waste Management Facility to the north and suburban housing areas on the south and west.

Evolution

Changes over time: Many of the existing businesses can be identified in photographs taken by Council in 1987. The overall character and size of the precinct does not appear to have changed dramatically.

1987:

Neighbouring Properties and Local Context: Use and Quality

Uses of surrounding properties:

Surrounding land uses include a council operated Waste Management Facility to the north and residential housing to the south and west of the precinct.

Occupancy rates: Surrounding housing 100% occupied.

15 Attunga Road 17 Attunga Road



5


Attunga Road, Blaxland Tenanted or owner occupied:

Surrounding lots are well maintained and appear to be owner occupied.



Parallel subdivisions with a number of battle-axe lots.

Branded companies, in the local context:

None within this precinct.

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Attunga Road, Blaxland

Address Land Use Total Lot Size (m!)

Zoning Ownership

A 11-15 Attunga Road Unit 1: Golf Shop Unit 2: LPG Conversions Unit 3: Auto Electricians BM Motor Industries

4,450 Emp- General (68.1%) Enviro Protection- Private (26.54%) Living- Bushland Conservation (5.35%)

Common property: Proprietors of Sp 72229

B 17 Attunga Road Motor Wreckers 2,594 Emp- General (63.41%) Enviro Protection - Private (36.58%)

Private

C 19 Attunga Road Mechanics 2,845 Emp- General (74.91%) Enviro Protection- Private (25.09%)

Private

D 21 Attunga Road Auto electrician 3,025 Emp- General (87.42%) Enviro Protection- Private (12.59%)

Private

E 23 Attunga Road Building Supplies 3,306 Emp- General (94.39%) Enviro Protection- Private (5.61%)

Private

F 25 Attunga Road Mechanic 6,886 Emp- General (70.40%) Enviro Protection- Private (29.6%)

Private

G 27 Attunga Road Self storage 9,476 Emp- General (100%) Private H 29 Attunga Road Unit 1: For lease

Unit 2: Locksmiths Unit 3: Vacant Unit 4: Rose Rentals Unit 5: Margin Engineering Unit 6: Air Conditioning Unit 7: Investors Unit 8: Plumbing & Drainage Unit 9: Hot Chocolate manufacturer Unit 10: Mechanic Unit 11: Vacant Unit 12: For sale or lease Unit 13: For sale or lease Unit 14: Vacant Unit 15: Fencing and gates Unit 16: For sale or lease Unit 17: Constructions Unit 18: Tiles & Bathrooms Unit 19: Glass Unit 20: Finishing samples (wallpaper etc) Unit 21: Engineering Unit 22: Engineering Unit 23: For sale or lease Unit 24: Food manufacturer

10,030 Emp- General (95.03%) Enviro Protection- Private (4.97%)

Common property: Proprietors of SP 76481

I 31 Attunga Road Unit 1: Pools and Spas Unit 2: Air Conditioning Unit 3: Grinding equipment Unit 4: Timber supplies yard

13,120 Emp- General (78.37%) Enviro Protection- Private (21.63%)

Common property: Proprietors of Sp 39338

J 33 Attunga Road Kitchen 2,915 Emp- General (100%) Private

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Attunga Road, Blaxland K 35 Attunga Road Undeveloped woodland 430,200

total 64,530 light industrial

Enviro Protection (83.24%) Light Industrial (15.00%)

Crown Reserve

L 28-30 Attunga Road Waste management facility 10,240 Light Industrial (83.9%) Rec- Garbage Disposal & Quarry (16.09%)

Crown Reserve

M 26 Attunga Road Vacant 602 Light Industrial (100%) Unreserved Crown land N 24 Attunga Road Blaxland Bushfire Station 2,675 Light Industrial (100%) Crown Reserve O 22 Attunga Road Landscaping supplies 2,045 Light Industrial (100%) Crown Reserve

Licensed to: Mr D Croft Mrs B Croft Mr G Croft Mrs S P Croft



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2 Tayler Road, Valley Heights

1


Tayler Road, Valley Heights Zoning and Land Use

Zoning:

The precinct is zoned Employment- General and Employment- Enterprise under Blue Mountains LEP 2005. Four lots within this precinct are also zoned Environmental Protection under Blue Mountains LEP 1991.








The objectives under for the Employment- Enterprise zone are as follows:

(a) To promote the development of mixed use residential and business areas with a high quality built environment and amenity.

(b) To provide greater opportunities for the location and growth of small businesses, particularly those related to information technology and cultural industries such as arts and design-based businesses and associated production.

(c) To permit minor retail uses where they are ancillary to the primary land use and do not detract from the growth of the town and village centres as primary retailing centres.

(d) To ensure that the design of new development is adaptable for both residential and business land uses.

(e) To ensure that development incorporates landscape elements that provide an appropriate landscape setting for business and residential land uses.

(f) To allow for the provision of recreational facilities.






2


Tayler Road, Valley Heights

Legend


The types of industry and services located within this precinct include private transport industry, oil industry, food manufacturing, vehicle repair and service industry, fire fighting services, building supplies and textile industry.


Size of industry:

Small scale vehicle repair and service industries, building industries and textile industries. Medium private transport industry.

Bunnings Warehouse and the BP service station are larger.

Peninsula Road (June 2012) Peninsula Road (June 2012)

3


Tayler Road, Valley Heights Size and Subdivision Analysis

Size of precinct: 74,232m²

No of lots: 26


Irregular, parallel subdivisions with several battle-axe blocks.



Buildings are largely sheds of various ages, appearing to range from 1960’s to recent (Bunnings).

Ownership

Ownership: 25 private and 1 Council.

Type/size of owners: Individual small to medium private sector owners, plus Council.


Pearce Properties Pty Ltd own 5 lots within the precinct located at 20-24 Great Western Highway

Rahtone Pty Ltd own 3 lots within the precinct located at 26-27 Great Western Highway and 8 Peninsula Road.

Kerry’s Motors Pty Ltd own 5 lots within the precinct located at 28-30 Great Western Highway, 4 Peninsula Road and 6 Peninsula Road.

Valley Heights Investment Pty Ltd own 4 lots within the precinct located at 7-15 Tayler Rd.

Occupancy

Occupancy rates:

Precinct was 96% occupied at time of survey. All occupied lots appeared to be in active use. 4 Peninsula Road was vacant.



Access to roads: Vehicular access to the precinct is straight off the Great Western Highway to Tayler Road. Vehicles do not need to bypass residential or other business areas to access the precinct.

20-24 Great Western Highway and 32-34 Great Western Highway are both directly eastbound accessible from the highway.

At the time of the survey, large trucks entering the Bunnings Warehouse loading dock on The Avenue were observed parking on the road, considerably restricting visibility as well as impacting vehicles entering off the highway.





Valley Heights railway station is located 400m east of the precinct on the Great Western Highway. Pedestrian access to the precinct from the station is via a pedestrian footbridge and along the Great Western Highway.




Lawson Road industrial area is located 200m north west of the precinct.

Amenity

Amenity: The precinct is well maintained, however the presence of large trucks parked on the Avenue when entering the precinct off the highway does not create a safe entry point. The street is in good condition and on street parking is well utilised.

4


Tayler Road, Valley Heights Environmental qualities:

This precinct is subject to Slope Constraint, Ecological Buffer and Vegetation Constraint protected areas under Blue Mountains LEP 2005. The LEP establishes a series of objectives for these respective protected areas which are to be considered in the assessment of any proposal to develop the land. Proposals to develop land within these protected areas must consider the resulting impact on the surrounding environment such as vegetation communities and watercourses.


Low density light industrial on sloping land. Bounded by the Great Western highway on the south and adjacent to forested land to the north. Low density housing is present to the west of the precinct along Peninsula Road.

Evolution

Changes over time: Judging by photos of the precinct taken by the Council in 1987, a number of the same land uses still exist today.

The below photo shows signage “Kerry’s Motors” who still own the site today. The use of this site as a service station has not changed. The second photo of 8 Peninsula Road shows signage pointing to “Kerry’s Motors” at 6 Peninsula Road. This ownership has also not changed.

The building shown in the third photo of 7 Peninsula Road shows the current “Local Hire Shop” lot.



The precinct is bound by the Great western Highway and railway line to the south and forested land to the north. Housing is located to the west of the precinct as well as the east along both Peninsula Road and the Great Western Highway.

Occupancy rates: Low density housing which appears occupied.

Tenanted or owner occupied:

Owner occupied.


Subdivision Irregular parallel subdivisions.

28-30 Great Western Highway 8 Peninsula Road

7 Peninsula Road

5


Tayler Road, Valley Heights characteristics:


Bunnings Warehouse, BP Service Station, EziDig.

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Tayler Road, Valley Heights

Address Land use Total Lot Size (m²)

Zoning Ownership

A 20-24 GWH Blue Mountains Bus Company (Head Office and depot)

10,090 Emp- General Pearce Properties Pty Ltd

B 26-27 GWH Bunnings Warehouse 3,612 Emp- General Rahtone Pty Ltd C 28-30 GWH BP Service Station and Service

centre 3,085 Emp- General Kerry’s Motors Pty Ltd

D 32-34 GWH Rural Fire Service Headquarters

5,889 Emp- Enterprise (67.82%) Enviro Protection (32.18%)

BMCC

E 2 Peninsula Road Smash Repairs 931 Emp- General Private F 4 Peninsula Road Vacant 928 Emp- General Kerry’s Motors Pty Ltd G 6 Peninsula Road Smash Repairs 9,857 Emp- General (63.6%)

Enviro Protection (36.39%) Kerry’s Motors Pty Ltd

H 7 Peninsula Road Local Hire Shop 1,275 Emp- General Private I 8 Peninsula Road Tyres 20,630 Emp- General (61.71%)

Enviro Protection (38.29%) Rahtone Pty Ltd

J 1 Tayler Road Auto Electrician 869 Emp- General Private K 2-4 Tayler Road Unit 1: Mechanic

Unit 2: Antiques Unit 3: Coffee roaster

1,930 Emp- General Proprietors of Sp 33601

L 3 Tayler Road Subaru Service Centre 808 Emp- General Private M 5 Tayler Road Building supplies 1,003 Emp- General Private N 6 Tayler Road Digger and skip bins hire 855 Emp- General Private O 7-15 Tayler Road Unit 1: Mechanic

Unit 2: Embroidery Unit 3: Custom cars/motorbikes

12,470 Emp- General Enviro Protection

Valley Heights Investment Pty Ltd



{5}

3 Lawson Road, Springwood

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Lawson Road, Springwood Zoning and Land Use

Zoning:

The precinct is zoned Employment- General under Blue Mountains LEP 2005. Several lots within this precinct are also zoned Environmental Protection under Blue Mountains LEP 1991.













2


Lawson Road, Springwood

Legend


The types of industry and services located within this precinct include building and construction industry, vehicle industry, cement industry, community services, food and beverage storage and landscaping services.


Size of industry: Small scale local, community service, vehicle and building industries with a large Council depot and several Sydney Water sites.

Northern side of Lawson Road (July 2012) Example of slope constraints within precinct, Lawson Road (July 2012)

3


Lawson Road, Springwood Size and Subdivision Analysis

Size of precinct: 162,496m!"(total lots sizes- not taking into account Environmental Protection zoning)

No of lots: 16


Predominantly rectangular plots (varying size). Large undefined plot to the north, sloped in the east and west areas. Plots to the east of site on sloping land.

Range of lot sizes: 1312m! to 6.168ha


Building stock is generally aged.

Ownership

Ownership: 12 private, 3 Sydney Water and 1 Council

Type/size of owners: Individual small private sector owners, plus Sydney Water and Council.


Sydney Water: 3 lots

Blue Mountains Disability Services: 3 lots

G Atkins/ R Atkins: 2 lots

Occupancy

Occupancy rates: 3 out of the 16 lots were vacant at the time of the survey, however one of these (3-7 Scrivener lane) was advertised as being leased.



Access to roads: From the Great Western Highway, eastbound vehicles exit the highway at Hawkesbury Road and then enter the precinct via Lawson Road. Westbound vehicles however are required to enter via Macquarie Road Springwood, which leads through residential and retail areas before reaching Hawkesbury Road.

Lawson Road is winding in some places, however traffic heading to the Council depot enter outside the main industrial area, which reduces the traffic flow. Way finding signage signage is present both on Hawkesbury Road and within the precinct itself.





Springwood Railway Station is located approximately 1.3km west of the precinct.

Blue Mountains Bus Company runs a bus route down Hawkesbury Road.




Valley Heights industrial area is located 200m south east of the precinct.

Amenity

Amenity: The precinct is well maintained and attractive. On street parking is provided and signage is effective. When entering the precinct, vehicles drive through forested lots, creating a pleasant entry point.

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Lawson Road, Springwood Environmental qualities:

This precinct is subject to Slope Constraint, Ecological Buffer and Vegetation Constraint protected areas. Blue Mountains LEP 2005 establishes a series of objectives for these respective protected areas which are to be considered in the assessment of any proposal to develop the land.

The below map identifies the location of the relevant protected areas with the green areas representing Ecological Buffer areas, and the pink areas representing Slope Constraint areas (where the slope is greater than 20%). The dark green area at the southern end of the precinct represents Vegetation Constraint areas, in this scheduled open forest.

Legend


Low density industry on sloping land, well vegetated with trees and adjacent to forested land.

Evolution

Changes over time: Aerial photographs of the precinct taken in 1995 do not show any structural changes. The size of the precinct remains the same. Due to the forested areas currently surrounding the precinct, no significant changes in character are expected to have occurred.



The precinct is surrounded by forested land, however beyond this area is “Buckland Hospital” to the north, the Great Western Highway to the south and the Valley Heights industrial area east of the precinct.

Occupancy rates: In the immediate context land is mainly undeveloped due to slopes and forest. Large Northern lot is occupied by Buckland Hospital.

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Lawson Road, Springwood Range of lot sizes: 1,400m to 51ha (Buckland Hospital).


Rectangular subdivisions (varying size). Large arched area to the North.


Parmalat, Hanson (concrete).

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Lawson Road, Springwood


Zoning Ownership

A 3 Lawson Road Parmalat Milk depot 1,312 Emp- General Parmalat Food Products Pty Ltd

B 2-20 Lawson Road Council Depot 6.168ha Emp General Enviro Protection

BMCC

C 22 Lawson Road • Kitchens • Construction services

1,613 Emp- General Mixed Private

D 24 Lawson Road Vehicle services 1,648 Emp- General Mixed Private E 26 Lawson Road Vehicles services 1,643 Emp- General Mixed Private F 28-30 Lawson Road Anglican Ministry Centre 3,051 Emp- General Anglican Church of Australia-

Springwood G 32-34 Lawson Road Hanson concrete batching plant 3,459 Emp- General Private H 36 Lawson Road Sydney water 7,978 Emp- General

Enviro Protection Sydney Water Corporation

I 47-49 Lawson Road Landscape supplies 2,368 Emp- General Mr G J Atkins Mrs R J Atkins

J 51 Lawson Road Car park 1,672 Emp- General Blue Mountains Disability Service Ltd

K 53-55 Lawson Road Disability services 3,322 Emp- General Blue Mountains Disability Services Ltd

L 13-17 Scrivener Lane Disability services 8,508 Emp- General Blue Mountains Disability Services Ltd

M 40 Lawson Road Vacant 2.123ha Emp- General (25.39%) Enviro Protection (74.61%)

Sydney Water

N 38 Lawson Road Vacant 3.633ha Emp- General (22.08%) Enviro Protection (77.92%)

Sydney Water

O 3-7 Scrivener Lane Vacant (Leased) 3,298 Emp- General Mr G J Atkins Mrs R J Atkins

P 9-11 Scrivener Lane Storage yard 3,384 Emp- General Private



{6}

4 Ferguson Road, Springwood

1


Ferguson Road, Springwood Zoning and Land Use

Zoning:

This precinct is zoned Employment- Enterprise under Blue Mountains LEP 2005.








Legend


The types of industry located within this precinct includes community services, legal services, health services, social services, accountancy services, ambulance services as well as a graphic arts business.


Size of industry: Small scale professional services businesses and a community arts centre. The Ambulance Station is larger and occupies two lots.

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Ferguson Road, Springwood

Size and Subdivision Analysis


No of lots: 6


Parallel subdivisions with a roughly triangular corner lot.

Range of lot sizes: 616m² to 1462m²

Age of existing buildings

Buildings are converted homes, domestic in scale and style. Three are listed as ‘period homes’.

Ownership

Ownership: 3 private, 1 Council and 1 State Government (Ambulance Service NSW).

Type/size of owners: Individual small private sector owners, plus Council and State Government.


The Ambulance Service NSW owns two lots within the precinct.

Occupancy

Occupancy rates: This precinct was 100% occupied and in active use at the time of the survey.



Access to roads: The precinct currently has good access to both Ferguson Road and the Great Western Highway.




Looking east towards GWH on Ferguson Road

21 Ferguson Road

22 Ferguson Road

19-20 Ferguson Road and rear parking

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Ferguson Road, Springwood Access to public transport:

Springwood Railway Station is 400m east of the precinct on Ferguson Road. Pedestrian access to the station is good.

A public bus stop is located adjacent to the precinct on Ferguson Road.




Springwood Town Centre is located to the east of the precinct, approximately 500m.

Parking is provided to the rear of the sites as well as along Ferguson Road. Multi level decked parking is available at the railway station.

Amenity

Amenity: The precinct is attractive and well-maintained. Signposting is consistent throughout the precinct and the cottages represent the traditional streetscape. Off street parking is provided to the rear of the lots as well as on street parking on the southern side of Ferguson Road. 19-21 Ferguson Road have been landscaped.


Three lots within this precinct (19, 20 and 21 Ferguson Road) are located within a Period Housing Area. The 2005 LEP establishes a series of objectives for this protected area which are to be considered in the assessment of any proposal to develop the land. Proposals to develop the land within this protected area are to complement the traditional streetscape character.


The precinct is close to both the Great Western Highway and the railway line. Scale and character are domestic and represent the traditional streetscape.

Evolution

Changes over time: Judging by aerial photos taken of the precinct in 1995, the size and shape of the precinct appears to remain unchanged.

The Period Housing Area suggests that these properties have not had any significant change in the last 10 years.



The precinct is bound by the Great Western Highway to the north and the railway line to the south. Adjacent to these transport corridors is residential housing. Neighbouring land uses include a GP Superclinic at 16 Ferguson Road and a mix of residential and small business along Ferguson Road.

Occupancy rates: Neighbouring properties were 100% occupied and in active use at the time of the survey.


The surrounding properties are well maintained and appear to be owner occupied.



Irregular, parallel subdivisions.



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Ferguson Road, Springwood

Address Land use Total Lot Size (m²)

Zoning Ownership

A 22 Ferguson Road Springwood Community Arts Centre

642 Emp- Enterprise Blue Mountains City Council

B 21 Ferguson Road Graphic Design 616 Emp- Enterprise Private

C 20 Ferguson Road “Portobello Professional Centre”: Solicitor Psychologist Social Worker Speech Pathology

745 Emp- Enterprise Private

D 19 Ferguson Road Unit 1: Accountant Unit 2: Accountant

689 Emp- Enterprise Private

E 18 Ferguson Road Ambulance Station 1,462 Emp- Enterprise Ambulance Service of NSW



{7}

5 Railway Parade, Hazelbrook

1


Railway Parade, Hazelbrook Zoning and Land Use

Zoning:


The objectives under the Employment- Enterprise zone are as follows:







Legend


The types of industry located within this precinct include legal services, retail industries, professional services and clothing manufacturing.


Size of industry: Small scale retail and professional services businesses.

2


Railway Parade, Hazelbrook


Size of precinct: 3,331 m²

No of lots: 7


Parallel subdivisions with a roughly triangular corner lot.

Range of lot sizes: 171m²- 1107m²

Age of existing buildings

At least 1890s judging by photographs on display within the antique store at 35 Railway Parade. Use as shops have not changed in this time.

Ownership

Ownership: Multiple private.

Type/size of owners: Individual small private sector owners.



Occupancy

Occupancy rates: 5 of the 7 lots within the precinct were occupied at the time of the survey (71%) however only 3 of these lots appeared to be in active use. The owner of the antiques shop at 35 Railway Parade advised that one of the businesses opened on an appointment only basis and another only on the weekend.



Access to roads: Access to the precinct is via the underpass leading off the Great Western Highway and east along Railway Parade.





Hazelbrook Railway Station is adjacent to the precinct.

Bus stops are located at Hazelbrook Town Centre and on Railway Parade.



Looking west along Railway Parade June (2012)

Pedestrian connection to north Hazelbrook shops and railway station June (2012)

Looking east along Railway Parade June (2012)

3


Railway Parade, Hazelbrook Access to other infrastructure:

Hazelbrook Town Centre is located approximately 464m west of the precinct. Access is via the pedestrian bridge located adjacent to the precinct on Railway Parade and is walking distance.

A commuter car park is located 43m to the east on Railway Parade. At the time of the survey the car park was at 80% capacity (a Thursday).

Amenity

Amenity: The precinct is in close proximity to the railway line and Great Western Highway and as such is subject to noise issues. A high percentage of businesses along the strip were not observed to be in active use at the time of the survey. This contributed to an overall dilapidated image, however the character of the buildings is pleasant.


All buildings within this precinct are within the Railway Parade Heritage Conservation Area under Blue Mountains LEP 2005. 35, 39 and 41 Railway Parade are also individually listed heritage items under LEP 2005.


Domestic in style and character, close to the Great Western Highway and railway line on one side.

Evolution

Changes over time:

Buildings along this strip are within an Heritage Conservation Area and three buildings are heritage listed and as such, have not experienced a great deal of structural changes in the past 10 years. Photographs taken by Council in 1987 show that the uses have changed. The character of the precinct remains as it was in these photographs.



The precinct is bound by the railway line and Great Western Highway to the north, an antique store and housing to the west, housing to the south and a commuter car park to the east.

Occupancy rates:

All homes within a close proximity to the precinct as well as the neighbouring antique shop were in active use.


The surrounding residential areas appear to be owner occupied, judging by the high level of maintenance and activity observed.

Range of lot sizes: Surrounding lots are similar sizes to that of the precinct.


Predominantly rectangular, parallel subdivisions with triangle lots at corners.



41 Railway Parade (1987) 35 Railway Parade (1987) Looking west along Railway Parade (1987)

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Railway Parade, Hazelbrook

Address Land use Total Lot Size (m!) Ownership

A 35 Railway Parade Antiques 207 Private

B 36 Railway Parade Vacant 200 Private

C 37 Railway Parade Vacant 171 Private

D 38 Railway Parade Vintage Clothing 210 Private

E 39 Railway Parade Landscape Architect Clothing designer

407 Private

F 40 Railway Parade Solicitor 1,007 Private

G 41 Railway Parade Selwood Puzzle Shop 1,107 Private



{8}

6 Lawson Business Park

1


Lawson Business Park Zoning and Land Use

Zoning:

The precinct is zoned Employment- General and Employment- Enterprise under Blue Mountains LEP 2005. Several lots within this precinct are also zoned Environmental Protection under Blue Mountains LEP 1991.














(f) To allow for the provision of recreational facilities






2


Lawson Business Park

Legend


The types of industry and services located within this precinct include food wholesale, metal industry, retail industry, glass industry, vehicle repair and service industry, building supplies, self storage services.


Size of industry: Small scale construction and vehicle industries. RMS is larger.


Size of precinct: 249,920

No of lots: 109


Predominantly rectangular parallel lots (varying size).

Range of lot sizes: 1,025 to 2.962ha


Buildings are predominantly sheds of varying ages.

Ownership

Ownership: 101 private, 3 Council owned, 5 State owned (RMS and NPWS).

Type/size of owners: Individual small private sector owners, plus Council, National Parks and Wildlife Services and RMS.


BMCC: 3 lots

NPWS: 4 lots

Mainstar Developments Pty Ltd: 3 lots

3


Lawson Business Park M Loo: 2 lots

Laurence Browning Pty Ltd: 14 lots

A Royce: 3 lots

K Mifsud: 2 lots

Occupancy

Occupancy rates: There were a number of vacant lots within the precinct at the time of the survey. The sites that were occupied were in active use at the time of the survey, with the exception of 118-120 Somers Street where 3 of the advertised businesses were closed (10am on a Friday morning).



Access to roads: Vehicles enter the precinct off the Great Western Highway (the industrial area is signposted on the highway) and drive through residential areas.





Lawson Railway Station is located approximately 800m north west of the precinct.

Blue Mountains Bus Company runs services along the Great Western Highway, stopping at Lawson Town Centre and the railway station.




Lawson town centre is located approximately 700m west of the precinct.

Amenity

Amenity: The precinct is attractive and well maintained. Design features include steel entrance signposts (below), Water Sensitive Urban Design within the precinct and surrounding residential area, recent guttering and on street parking provided in the surrounding streets.


This precinct is subject to Slope Constraint, Ecological Buffer, Vegetation Constraint protected areas. Blue Mountains LEP 2005 establishes a series of objectives for these respective protected areas which are to be considered in the assessment of any proposal to develop the land.

The below map identifies the location of the relevant protected areas with the green areas representing Ecological Buffer areas, and the pink areas representing Slope Constraint areas (where the slope is greater than 20%). The dark green area at the southern end of the precinct represents a Vegetation Constraint areas, in this case swamp land.

Entry signage WSUD

4



Legend


Low density light industrial on sloping land, well vegetated with trees and adjacent to forested land to the south and suburban housing areas on the west.

Evolution

Changes over time:

Judging by aerial photos taken of the precinct in 1995, there has not been a significant amount of change in the overall size of the precinct.

Council received a government grant which it used to install new guttering and WSUD elements. The Blue Mountains Business Park was officially opened in February 2012. As yet little development has taken place.



Suburban housing areas and bushland surround the precinct.

Occupancy rates: Neighbouring properties had a high rate of occupancy at the time of the survey.


Residential properties surrounding the precinct were well maintained and had a high level of occupancy, leading to the assumption that they are for the most part owner occupied.

Range of lot sizes: 1,300m! to 4,500m!


Parallel subdivisions to the North-West of the precinct. Large undefined lots in the remaining surround.


Storage King.

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Zoning Ownership

A 40-44 Christabel Street

Car and tyres Mowing services

4,250 Emp- General Private

B 46-50 Christabel Street

Kitchens and shop fit outs 4,079 Emp- General Private

C 54-66 Christabel Street

Vacant 6,388 Emp- General Private

D 17 John Street Undeveloped woodland 2.962ha Emp- General Enviro Protection (7.84%)

BMCC

E 19 John Street • “CMS” (Carbon Management Solutions)

• Aussie Solar


F 2-6 Park Street RMS temporary storage site 4,735 Emp- General BMCC G 8-22 Park Street RMS Depot 2.251ha Emp- General Roads & Maritime Services

(RMS) H 9-11 Park Street Undeveloped woodland 4,505 Emp- General Private I 18 Cascade Street Auto electricians 1,191 Emp- General Private J 20-22 Cascade

Street Building Supplies 2,380 Emp- General Private

K 15-21 Cascade Street


L 23-27 Cascade Street

Vacant (for sale) 3,072 Emp- General Private

M 29-31 Cascade Street


N 24-28 Cascade Street

Vehicle Maintenance 4,300 Emp- General Enviro Protection

Private

O 30 Cascade Street Vacant 1,194 Emp- General (80.22%) Enviro Protection (19.78%)

Private

32-34 Cascade Street

Forested 4,776 (4 lots)

Emp- General Enviro- Protection

Private

P 36-38 Cascade Street


Emp- General Enviro Protection

Foundation for National Parks and Wildlife

1-7 Blaxland Street Vacant 4,769 (4 lots)


Private

Q 13-15 Blaxland Street


Emp- General Foundation for National Parks and Wildlife

R 30-56 Flinders Street Construction site 1.425ha (14 lots)

Emp- General Laurence Browning Pty Ltd

S 58-62 Flinders Street Wetland 2,759 (3 lots)

Emp- General BMCC

11 Flinders Street Vacant 1,011 Emp- General Private T 15 Flinders Street Smash repairs 1,011 Emp- General Mr A J Royce U 17 Flinders Street Smash repairs 1,012 Emp- General Mr A J Royce V 19 Flinders Street Unit 1: Electrical Wholesalers

Unit 2: Vacant 3,672 Emp- General Private

W 25 Flinders Street Kitchens Electrical Supplies

2,023 Emp- General Proprietors of Sp 38513

X 18-20 Livingstone Street

Storage King 4,046 Emp- General Mrs K S Mifsud

Y 33 Flinders Street Wreckers Cabinetmaker


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Lawson Business Park Z 37 Flinders Street Vacant 2,022 Emp- General Mr A J Hensbergen

Mr M Loo Ms E Loo

AA 41 Flinders Street Timber craft 2,022 Emp- General Private AB 45 Flinders Street Vehicle servicing 4,043

(2 lots) Emp- General Mr P A Boccanfuso

AC 49 Flinders Street Scrap metal 2,016 Emp- General Private AD 53 Flinders Street Welding 2,020 Emp- General Private AE 8 Livingstone Street Building supplies 2,024 Emp- General Private AF 10 Livingstone Street Smash repairs 1,564 Emp- General Mr A J Royce 12 Livingstone Street 1,831 Emp- General Private AG Corner Livingstone

Street Unit 1: Disability services Unit 2: Vacant Unit 3: Sheet metal Unit 4: Vacant

2,023 Emp- General

AH 22-24 Livingstone Street

Landscaping 2,023 Emp- General Private

26 Livingstone Street Residential 1,011 Emp- General Private 28 Livingstone Street Residential 1,011 Emp- General Private AI 30 Livingstone Street Vacant 2,023 Emp- General Multiple private AJ 38-40 Livingstone

Street I.T solutions (new building)


AK 42-44 Livingstone Street

Building Supplies 2,024 Emp- General Private

AL 7 Livingstone Street Storage King 3,242 Emp- General Mr R A Mifsud Mrs K S Mifsud

9 Livingstone Street 802 Emp- General Private AM 11 Livingstone Street Vacant 2,021 Emp- General McKenzie (NSW) Pty Ltd AN 15 Livingstone Street Vacant 2,022 Emp- General McKenzie (NSW) Pty Ltd AO 17 Livingstone Street Self storage (vacant) 4,044 Emp- General Private AP 19 Livingstone Street Vacant 4,045

(2 lots) Emp- General Private

AQ 25 Livingstone Meals on Wheels 2,022 Emp- General Private AR 28 Adeline Street Vacant 4,046 Emp- General

(2 lots) Vonjepet Investments Pty Ltd

AS 35 Livingstone Street Steel framing 2,022 Emp- General Private AT 41 Livingstone Street Glass 612 Emp- General Private AU 43 Livingstone Street Kitchens 1,235 Emp- General Private AV 118-120 Somers

Street Unit 1: Vacant Unit 2: Food wholesaler Unit 3: Vacant Unit 4: Security Unit 5: Appliance Servicing Unit 6: Dog Groomer

2,302 Emp- General Multiple private

6 Adeline Street 2,020 Emp- General Private 8 Adeline Street 2,023 Emp- General Private AW 24 Adeline Street Vacant 2,021 Emp- General Private AX 32 Adeline Street Smash repairs 2,026 Emp- General Ms E M C Loo AY 114-116 Somers

Street Food Wholesale Dog Groomer (as at 118-120 Somers Street)

2,703 Emp- General Multiple private

7-9 Adeline Street Residential 3,233 Emp- Enterprise Private 11 Adeline Street Residential 3,235 Emp- Enterprise Private 17 Adeline Street Residential 3,235 Emp- Enterprise Private

8


Lawson Business Park AZ 21 Adeline Street Vacant 3,231 Emp- Enterprise Private BA 29 Adeline Street Vacant 3,250 Emp- Enterprise Mainstar Developments Pty Ltd BB 33-35 Adeline Street Vacant 3,237 Emp- Enterprise Mainstar Developments Pty Ltd BC 110-112 Somers

Street Vacant 3,538 Emp- Enterprise Mainstar Developments Pty Ltd

106-108 Somers Street

Residential 3,277 Emp- Enterprise Private

23 Cataract Street Residential 3,234 Emp- Enterprise Private 102-104 Honour

Avenue Residential 3,237 Emp- Enterprise Private



{9}

7 Highland Street, Leura

1


Highland Street, Leura Zoning and Land Use

Zoning:









Legend


The only land use within this precinct is the mechanic located at 115 Great Western Highway.


Size of industry: Small scale vehicle servicing.

2


Highland Street, Leura Size and Subdivision Analysis

Size of precinct: 13, 410m!

No of lots: 20


Predominantly rectangular parallel subdivisions.

Range of lot sizes: 405m! to 3,521m!


Buildings appear no more than 20 years old but have dated.

Ownership

Ownership: 5 private, 14 RMS.

Type/size of owners: Individual small private sector owners plus State Government.


J & K Vella: 4 lots

RMS: 14 lots

Occupancy

Occupancy rates: 115 Great Western Highway was the only developed lot. The business was in active use at the time of the survey however it is for sale.

65 Great Western Highway (vacant lot) was also for sale.

All other lots were undeveloped.



Access to roads: The precinct is north of the Great western Highway and vehicular access is via Leura Mall.

Roads are sloped, narrow and winding making them unsuitable for large vehicles.





Leura Railway Station is located 200m south of the precinct and is easy walking distance for pedestrians.




Leura town centre is located 250m south of the precinct.

Amenity

Amenity: The precinct is well maintained and attractive. The roads are new and this contributes to the overall amenity. Although it is bound by the highway, the precinct is set lower and the highway does not impact greatly on amenity.


This precinct is subject to Slope Constraint protected areas. Blue Mountains LEP 2005 establishes a series of objectives for this protected area which are to be considered in the assessment of any proposal to develop the land.

The location of the constrained areas are shown in pink on the below map. Slope Constraint areas exist where the slope is greater than 20%. The blue line represents a Water Catchment protected area however this area is south of the precinct and only impacts parcels of land within the road reserve.

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Highland Street, Leura

Legend


Domestic in scale and character, bound by the Great Western Highway to the south and suburban housing on other sides.

Evolution

Changes over time: The precinct underwent a change with the widening of the Great Western Highway. Judging by aerial photos taken in 1995, the precinct was previously located directly on the highway. Works associated with the highway works include the construction of the overpass bridge leading to Leura Mall and the construction of Den Hogan Drive.

Aerial photos suggest that the building that was previously located at 115 Great Western Highway was demolished during these works.



Surrounding properties are suburban housing.



Mix of tenanted and owner occupied.

Range of lot sizes: 629m! to 2,323m!


Predominantly parallel subdivisions (varying size).



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Highland Street, Leura

Address Land use Total Lot Size (m!) Ownership

A 3-5 Wentworth Street Vacant 3,521 RMS

B 115 Great Western Highway

Mechanic (for sale) 1,699 (4 lots) J. A. Vella K. Vella

C 91-99 Great Western Highway

Vacant 2,397 (3 lots) RMS

D 89 Great Western Highway

Vacant 405 RMS

E 85-87 Great Western Highway

Vacant 2,402 (2 lots) RMS

F 65 Great Western Highway

Vacant (for sale) 1,592 Private

G Road reserve Footpath RMS



{10}

8 Megalong Street, Katoomba

1


Megalong Street, Katoomba (South) Zoning and Land Use

Zoning:

The precinct is zoned Employment- General and Employment- Enterprise under Blue Mountains LEP 2005. Four lots within this precinct are also zoned Environmental Protection under Blue Mountains LEP 1991.




















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Megalong Street, Katoomba (South)

Legend


The types of industry and services provided within this precinct include retail industries, vehicle industries, an art gallery, building industries, gas industries, storage services, plumbing industries, construction industries, glass industries, childcare services, scientific services (industrial and medical engineering), metal industries, equipment hire services and landscaping services.


Size of industry: Small to medium scale local business. The Blue Mountains Bus Company is larger and services the upper mountains area.

60 Megalong Street (vacant- for sale), June (2012)

New development at 44 Wilson Street, June (2012)

Looking east at 8 Kanimbla Street, June (2012)

3





No of lots: 107


Mix of even and irregular parallel subdivisions.



Predominantly sheds, some of which are new and others dated.

Ownership

Ownership: Private with 3 undeveloped Council owned lots and 1 State Government (housing department).

Type/size of owners: Individual small to medium private sector owners, some corporates, plus Council and State Government.


Council: 3 lots

G J Wilson/ G S Wilson: 2 lots

K H Pfister/ M A Pfister: 4 large lots

W O Redpath: 2 lots

G J Egan/ J L Egan: 4 large lots

Car park and landscaping at Home Hardware- 12-14 Kanimbla Street, (June 2012)

Looking south at 60 Wilson Street, June (2012)

New development at 60 Govett Street, June (2012)

Looking over Home Hardware site from 60 Wilson Street, June (2012)

68 Govett Street, June (2012)

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Megalong Street, Katoomba (South) Industrial Units Pty Ltd: 3 lots

Occupancy

Occupancy rates: There were a number of cleared, vacant lots for sale within the precinct. A number of these were advertised as DA approved for multi unit development. There is also a high percentage of residential properties and while these were observed as being occupied at the time of the survey, they impact on the use of the area for employment purposes.



Access to roads: Access to the precinct is constrained for a number of reasons. Vehicles are required to pass through Leura or Katoomba town centre and then residential areas to access the area. Roads are steep and narrow in places, impacting the accessibility of larger vehicles.

Megalong/Lovel Street is the main connection (besides the Great Western Highway) for vehicles wishing to move between Leura and Katoomba. There is a high volume of local traffic on this road.





Katoomba Railway Station is located approximately 900m to the west of the precinct.

Leura Railway Station is located approximately 1km to the east of the precinct.

While the walk to this precinct from the railway stations is difficult, a public bus route runs along Megalong/Lovel Street.




Leura and Katoomba town centre are located approximately 1km to the east and west of the precinct.

Amenity

Amenity: Overall the precinct is well maintained. Recent developments enjoy a higher degree of amenity such as the Home Hardware sites, which have landscaping, WSUD, new parking areas, new guttering and signage. Most sites provide off street parking.


This precinct is subject to Slope Constraint, Ecological Buffer, Vegetation Constraint and Water Supply Catchment protected areas. Blue Mountains LEP 2005 establishes a series of objectives for these respective protected areas which are to be considered in the assessment of any proposal to develop the land.

The below map identifies the location of the relevant protected areas with the green areas representing Ecological Buffer areas, and the pink areas representing Slope Constraint areas (where the slope is greater than 20%).

Development within an Ecological Buffer Protected Area is to be designed in such a way so as not to impact on the ecological and hydrological functions of the buffer. Examples of Water Sensitive Urban Design (WSUD) are present on a number of lots within this precinct, most notably the Home Hardware site (shown in the below photos) which is subject to these constraints (shown in the below map). This development is one of the more recent within the area.

5



Map 1: Protected Areas

Legend

WSUD Examples

6


Megalong Street, Katoomba (South) A number of lots within the precinct are flood prone, as identified within the South Leura

Floodplain Risk Management Plan. The below map identifies the parcels of land prone to flash flooding within the precinct.

Map 2: Flood Prone Areas


Low density light industrial on sloping land, cleared lots with watercourse present. Close proximity to railway line and Great Western Highway to the north. Adjacent to housing.

Evolution

Changes over time:

Judging by aerial photos of the precinct taken in 1995, the size of the precinct has increased slightly. Obvious changes are the development of the Home Hardware buildings and the bus depot.



This precinct is neighboured by residential areas to the east, west and south and is bound by the railway line and Great western Highway to the north.



The surrounding residential areas appear to be a mix of owner and tenant occupied properties as judged by their overall upkeep.

Range of lot sizes: 800m² to 1.020ha.


Mix of even and irregular parallel subdivisions.


Home Hardware, ELGAS, Mazda, Hertz, AutoOne.

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Zoning Ownership

A 23 Megalong Street Landscaping Supplies 7,264 Emp- General Private B 29 Megalong Street - 3,364 Emp- General Private C 35 Megalong Street Gas Storage 2,309 Emp- General Private D 34 Lovel Street - 568 Emp- General Private E 36 Lovel Street - 333 Emp- General Private F 38-40 Lovel Street Auto Electrician

Laundromat 635 Emp- General Private

G 41 Megalong Street Interior fit outs 681 Emp- General Private H 43 Megalong Street - 695 Emp- General Private 45- 55 Megalong

Street* Residential 3,887

(6 lots) Emp- General Multiple Private

I 48 Govett Street Mechanic 1,355 Emp- General Private 46 Govett Street Residential 706 Emp- General Private 44 Govett Street Residential 640 Emp- Enterprise Private 42 Govett Street Residential 692 Emp- Enterprise Private 19 Wilson Street Residential 397 Emp- Enterprise Private 42-56 Lovel Street* Residential 4,767

(8 lots) Emp- Enterprise Mixed Private

J 56A Lovel Street Art Gallery 687 Emp- Enterprise Private 58 Lovel Street Residential 885

(2 lots) Emp- Enterprise Mr G J Wilson

Mrs G S Wilson 60 Lovel Street Residential 454 Emp- Enterprise Private 62 Lovel Street Residential 434 Emp- Enterprise Housing Department- State Gov 64-72 Lovel Street* Residential 3,600

(5 lots) Emp- Enterprise Mixed Private

K 12 Clarence Street - 455 Emp- Enterprise Private L 33 Govett Street Plumbing Supplies 1,200

(2 lots) Emp- General Mr K H Pfister

Mr M A Pfister 31 Govett Street Residential 601 Emp- General Private M 29 Govett Street Vacant lot 589 Emp- General Private 57 Megalong Street Residential 1,212 Emp- General Private N 59 Megalong Street Vacant (undeveloped lots)- For

Sale 2,725 Emp- General Private

O 67 Megalong Street Mazda Service Centre 913 Emp- General Private P 69 Megalong Street - 905 Emp- Enterprise Private Q 82 Megalong Street Scotts AutoOne

Hertz Car Rental 613 Emp- General Mr W O Redpath

Mrs A K Redpath R 78 Megalong Street Electrical Wholesalers 3,696 Emp- General

Enviro Protection Mr W O Redpath

S 66-76 Megalong Street Blue Mountains Bus Company Depot


64 Megalong Street Residential 944 Emp- General Private 37 Govett Street Residential 3,073 Emp- General

Enviro Protection Private

62 Megalong Street Residential 850 Emp- General Private T 58- 60 Megalong

Street Vacant- For Sale 689 Emp- General Private

56 Megalong Street Residential 683 Emp- General Private 54 Megalong Street Residential 689 Emp- General Private U 52 Megalong Street Blinds 690 Emp- General Private V 48 Megalong Street Vacant- For Sale 12,140 Emp- General Private

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Megalong Street, Katoomba (South) Enviro Protection

W 52 Govett Street Vacant (undeveloped) 3,908 Emp- General Enviro Protection

BMCC

50 Govett Street Residential 653 Emp- General Private X 56 Govett Street Vacant (undeveloped) 781 Emp- General

Enviro Protection BMCC

58 Govett Street Residential 920 Emp- General Private Y 60 Govett Street Vacant (newly constructed) –

For Sale 919 Emp- General Private

Z 25 Kanimbla Street Vacant (undeveloped) 2,282 Emp- General Enviro Protection

BMCC

AA 26 Megalong Street “Megalong Centre” • Kitchens • Glass • “Reid” Medical

Engineering • Carpet • Bathrooms • Event Hire • Fabrics • Steel Works • Gym/Fitness • Paints • Lighting • Furnishings • Automotives • Gyprock • Takeaway shop

12,950 Emp- General Mrs P K Pfister

AB 53-59 York Street - 10,660 Emp- General Mrs P K Pfister AC 44 Wilson Street Vacant- New building 2,272 Emp- General Private AD 8-10 Kanimbla Street Self Storage 2,818

(2 lots) Emp- General Mr G J Egan

AE 12-14 Kanimbla Street • “Home” Hire Centre • “Home” Building and

Landscape Supplies • Rock and Fill • EGAN Constructions

16,200 Emp- General Enviro Protection

Mr G J Egan Mr J L Egan

AF 46-56 Wilson Street “Home” Hardware 6,856 Emp- General Enviro Protection

Mr G J Egan Mr J L Egan

AG 35-37 Wilson Street Excavations Cabinet Makers


AH 39 Wilson Street Engineering (welding) 3,259 (2 lots)


Private

AI 43 Wilson Street Childcare Centre 1,625 Emp- General Enviro Protection

Private

JL 45- 47 Wilson Street Residential 4,868 (3 lots)

Emp- General Industrial Units Pty Ltd

49 Wilson Street Residential 1,620 Emp- General Private AK 51 Wilson Street Vacant (for sale) 1,620 Emp- General Mixed private AL 88 Govett Street Unit 1: Printing

Unit 2: Vacant Unit 3: Auto care


AM 68 Govett Street Vacant (undeveloped lot)- For Sale

3,216 (2 lots)


Private

AN 64 Govett Street Auto Care 3,210 Emp- General Enviro Protection

Private



{11}

9 Woodlands Road, Katoomba

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Woodlands Road & Barton Street, Katoomba (North) Zoning and Land Use

Zoning: The precinct is zoned Employment- General and Employment- Enterprise under Blue Mountains LEP 2005. Several lots within this precinct are also zoned Environmental Protection under Blue Mountains LEP 1991.




















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Woodlands Road & Barton Street, Katoomba (North)

Legend


The types of industry and services located within this precinct include vehicle industry, food storage and distribution, retail industry, equipment hire services, graphic artist, tourist industry and self storage services.


Size of industry: Small local businesses and Council. Colless Foods and Parmalat are larger.

The Council depot is larger and occupies 6 lots.


Size of precinct: 382,906 (includes Whitton Rd/Cooper St precinct)

No of lots: 196 (includes Whitton Rd/Cooper St precinct)


Predominantly rectangular lots (varying size).

Range of lot sizes: 463m! to 1.99ha


Variety of buildings, some new and others dated.

Ownership

Ownership: 8 Council and 35 private.

Type/size of owners: Individual small private sector owners plus Council.


Council: 2 lots

3


Woodlands Road & Barton Street, Katoomba (North) Occupancy

Occupancy rates:

There was a high rate of occupancy at the time of the survey, and most vacant lots were for sale. Businesses were observed to be in active use throughout the precinct.



Access to roads: Vehicles must pass through residential areas, a primary school and a pre school to access the precinct. Many roads (such as Mistral Street) are narrow, winding and sloped making access for larger vehicles difficult.

At the time of the survey, a large semi trailer was observed attempting to reverse into 9 Mistral Street. This manoeuvre took several attempts and held up traffic waiting to pass for approximately 10 minutes (see photographs below).





Katoomba Railway Station is approximately 1.7km south of the precinct.




Katoomba town centre is approximately 1.7 km south of the precinct. The precinct is not accessible to pedestrians.

Amenity

Amenity: The precinct has a number of cleared lots and is well vegetated with bushland which creates a pleasant outlook. The streets are in relatively good condition however the slope creates difficulties getting around. Woodlands Road overlooks the waste management facility to the north which is not pleasant. The cemetery on Woodlands Road is also clearly visible.


This precinct is subject to Slope Constraint and Ecological Buffer protected areas. Blue Mountains LEP 2005 establishes a series of objectives for these respective protected areas which are to be considered in the assessment of any proposal to develop the land.

The below map identifies the location of the relevant protected areas with the green areas representing Ecological Buffer areas, and the pink areas representing Slope Constraint areas (where the slope is greater than 20%).

4



Legend


Low density light industrial on sloping land, well vegetated and adjacent to forested land to the east and suburban housing areas to the west.

Evolution

Changes over time:

Aerial photographs taken in 1995 do not show any considerable change within the precinct besides the addition of the large “Colless Foods” building.



Surrounding land uses include residential to the west, waste management facility to the north, cemetery and forested land to the east and the Great Western Highway to the south.

Katoomba Public Hospital is located at the end of Woodlands Road.

Occupancy rates: Land to the east includes the Council depot and tip. Low density housing to the west appears occupied.


A number of properties off Woodlands Road appear to be tenanted as there was a lesser degree of maintenance.

Range of lot sizes: Surrounding residential properties are approximately 1,000m!.


Predominantly parallel subdivisions of similar size. Large undefined lots to the east.


Parmalat.

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Address Land use Total lot size (m!)

Zoning Ownership

A 2-38 South Street Council depot 8.322 ha (6 lots)


BMCC

B 70-78 Woodlands Road Undeveloped lot 1.999 ha Emp- General Enviro Protection

BMCC

C 68 Woodlands Road Undeveloped lot 954 Emp- General Private D 64-66 Woodlands Road Undeveloped lots 2,058 Emp- General Private E 62 Woodlands Road • Film production

• Electrician • Auto electrician • Mechanic


F 60 Woodlands Road Mechanic 1,029 Emp- General Private G 46-56 Woodlands Road Vacant, undeveloped lot (for

sale) 1.8ha (12 lots)


Private

H 32 Woodlands Road • Colless Foods- storage and distribution

• Chefs Market (food retail warehouse)

2.292 ha Emp- General Enviro Protection

Private

I 7-15 Twynam Street - J 17 Twynam Street - K 19 Twynam Street - L 23-37 Barton Street • Mechanic

• Graphic Artist • Mechanic • Smash Repairs

(second lot is undeveloped)

3.351 ha (2 lots)


Private

M 41 Barton Street Grasshopper (skip bin hire) 1.666 ha (2 lots)

Emp- General Private

N 79 Barton Street Unit 1: KFM media Unit 2: Auto services Unit 3: Textiles Unit 4: Vacant


Private

O 89 Barton Street Engineering Emp- General Private P 91 Barton Street Travel Agency Emp- General

Enviro Protection Private

Q 29 Mistral Street Undeveloped bushland 1.131ha Emp- General Mixed Private R 25 Mistral Street Commservice Industries 696 Emp- General Private S 9-11 Mistral Street Distro Distributors (shipping

crates) Emp- General Private

T 16 Mistral Street Parmalat Milk Depot Emp- General Enviro Protection

Private

U 12-14 Mistral Street Landscaping supplies storage yard


Private

29 10 Mistral Street Building supplies storage yard Emp- General Private 30 6-8 Mistral Street Residential

Vacant (undeveloped) 2 lots Emp- General Mixed Private



{12}

10 Whitton Street, Katoomba

1


Whitton Street & Cooper Street, Katoomba (North) Zoning and Land Use

Zoning:

The precinct is zoned Employment- General and Employment- Enterprise under Blue Mountains LEP 2005. Several lots within this precinct are also zoned Environmental Protection under Blue Mountains LEP 1991.




















2


Whitton Street & Cooper Street, Katoomba (North)

Legend


The types of industry and services located within this precinct include electrical power industry, retail industry, pet food manufacturing, vehicle industry, building supplies and timber industry.


Size of industry:

Small local businesses, with Integral Energy substation and National Parks and Wildlife Services headquarters larger.


Size of precinct: 382,906 (includes Woodlands Rd/Barton St precinct).

No of lots: 196 (includes Woodlands Rd/Barton St precinct).


Mixed regular and irregular parallel subdivisions.

Range of lot sizes: 561m! to 1.274 ha


Variety of sheds and buildings, some of which are new and others dated.

Ownership

Ownership: All lots within this precinct are privately owned.

Type/size of owners: Small private sector businesses. Endeavour Energy and National Parks and Wildlife Services are larger.

3


Whitton Street & Cooper Street, Katoomba (North) Owners of multiple sites in precinct:

Endeavour Energy: 3 lots

W Eggleton/W M Eggleton/ D Eggleton: 2 lots

L McCloghry/ S McCloghry: 2 lots

Land Tax Developments Pty Ltd: 2 lots

D Goodman: 2 lots

Occupancy

Occupancy rates:

There were a high percentage of vacant lots and buildings within this precinct at the time of the survey. Cooper Street especially had a high number of sites for sale. There was a new building under construction on Cooper Street adjacent to the vacant sites.



Access to roads: Access to the precinct is off the Great Western Highway at Mort Street. Vehicles must enter the site through residential areas. Sloping land makes movement around the precinct difficult for larger vehicles.

At the time of the survey a large truck was observed driving up one of the more sloped streets (Camp Street). The truck was required to move slowly which impacted on traffic.





Katoomba Railway Station is located approximately 500m to the east of the precinct.




Katoomba town centre is located approximately 500m east of the precinct, which is a walkable distance for pedestrians.

Amenity

Amenity: The precinct was not particularly well maintained or attractive. There was a high percentage of vacant buildings and lots. Buildings are aged and dilapidated.


This precinct is subject to Slope Constraint, Ecological Buffer and Period Housing protected areas. Blue Mountains LEP 2005 establishes a series of objectives for these respective protected areas which are to be considered in the assessment of any proposal to develop the land.

The map overleaf identifies the location of the relevant protected areas with the green areas representing Ecological Buffer areas, and the pink areas representing Slope Constraint areas (where the slope is greater than 20%). The black outline represents Period Housing protected areas.

4



Legend


Low density industrial area characterised by steep slopes and difficult access despite being within close proximity to the Great Western Highway and suburban housing.

Evolution

Changes over time: Judging by aerial photos taken of the area in 1995, change has been minimal.



The precinct is bound by the Great Western Highway to the south and housing. There is a sporting oval (Melrose Park) on Camp Street.



Surrounding housing appears to consist of a mix of tenanted and owner occupied dwellings.

Range of lot sizes: Surrounding lots are approximately 600m!.


Predominantly rectangular parallel subdivisions of similar size.


Repco, Integral Energy, Reece.

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Zoning Ownership

A 102 Camp Street Joinery and Timber Storage 921 Emp- Enterprise Private B 98-100 Camp Street Produce Store Two Lots:

1,084 904

Emp- Enterprise Private

C 1 Cooper Street Integral Energy Sub station 1,711 (2 lots)

Emp- General Endeavour Energy Australia

D 7 Cooper Street Vacant lot 652 Emp- General Mr W B Eggleton Ms W M F Eggleton Mr D C Eggleton

E 7A Cooper Street Vacant lot 654 Emp- General Mr W B Eggleton Ms W M F Eggleton Mr D C Eggleton

F 9 Cooper Street Residential (for sale) 648 Emp- General Mr L J McCloghry Mrs S M McCloghry

G 11 Cooper Street Residential (for sale) 672 Emp- General Mr L J McCloghry Mrs S M McCloghry

H 13 Cooper Street Residential (for sale) 651 Emp- General Land Tax Developments Pty Ltd

I 15 Cooper Street Residential (for sale) 649 Emp- General Land tax Developments Pty Ltd

J 17 Cooper Street Auctions 2,003 Emp- General Private K 16-18 Cooper Street Mufflers

Engineering 1,229 Emp- General Private

L 12-14 Cooper Street Plumbing Supplies 1,520 Emp- General Private M 6 Cooper Street Under Construction 2,325 Emp- General Private N 4 Cooper Street Chimney sweep 1,277 Emp- General Private O 2 Cooper Street Vacant (residential) 612 Emp- General Private P 14 Whitton Street Residential (for sale) 643 Emp- General Mr D Goodman Q 12 Whitton Street Repco Service Centre 644 Emp- General Mr D Goodman

Mrs L E Goodman R 25 Whitton Street VPI Building Products 3,649 Emp- General Private S 27 Whitton Street “Business Centre”

Pet Shop Op Shop Vacant Auto Parts Exhaust Centre Reece Plumbing Supplies

6,149 Emp- General Enviro- Protection

Multiple Private

T 29-33 Whitton Street Vacant 4,061 Emp- General Enviro Protection

Private

U 54-60 Camp Street National Parks and Wildlife Service Endeavour Energy Depot

1.274ha Emp- General Endeavour Energy Australia

V 22 Whitton Street Vacant 590 Emp- General Private W 24 Whitton Street Vacant 626 Emp- General Private X 26 Whitton Street Vacant- Undeveloped Lot 499 Emp- General Private



{13}

11 Station Street, Blackheath

1


Station Street, Blackheath Zoning and Land Use

Zoning: The land is zoned Employment- General under Blue Mountains LEP 2005.




(c) To ensure that industrial development incorporates measures to mitigate the impact of its operation on the environment on the environment from noise generation and pollution.




Legend


The types of industry and services provided within this precinct include retail industries, vehicle industries, a community art gallery, building industries, storage services, plumbing industries, fire fighting services and glass industries. Residential uses remain mixed in the precinct.


Size of industry: Small scale industries as well as a large branded hardware outlet and community arts centre.

2


Station Street, Blackheath Size and Subdivision Analysis

Size of precinct: 20,150m!

No of lots: 35


Predominantly parallel lots (varying size).

Range of lot sizes: 224m!- 2,304m!


Mix of sheds and buildings, some of which are new and others dated. Residential uses remain in legacy housing that forms part of the precinct.

Ownership

Ownership: 2 Council, 33 private.

Type/size of owners: Individual small private sector owners, plus Council.


The Hume family own a large proportion of the precinct (8 precincts), BMCC owns 2 lots and W G Dick owns 2 lots.

BMCC lots are occupied by a fire station and community arts centre.

Occupancy

Occupancy rates: Only 2 lots were vacant at the time of the survey.



Access to roads: Vehicles enter the precinct off the Great Western Highway and cross the level railway crossing.





Blackheath Railway Station is located adjacent to the precinct on Railway Parade. Bus stops are located at Blackheath Town Centre.




Blackheath village centre is adjacent to the precinct.

Amenity

Amenity: The precinct is not particularly well maintained, especially outside the Mitre 10 where building supplies spill out onto the footpath. The roads had several potholes and parking was limited.


There are no environmental constraints within this precinct.


Low density retail and building industries adjacent to railway line and highway on the east and suburban housing on the other sides.

Evolution

Changes over time: Minimal change over time.



Bound by the railway line and housing adjacent to the north, west and south. Blackheath village centre is across the road/railway line.

3


Station Street, Blackheath Occupancy rates: Low density housing which appears occupied.


Mixed.

Range of lot sizes: Varying sizes.


Mixed- single detached dwellings and dual occupancy.


Mitre10.

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Station Street, Blackheath

Address Land use

Total Lot Size (m!) Ownership

A 1 Bundarra Street Residential 322 Private

B 3 Bundarra Street Residential (vacant) 322 Private

C 5 Bundarra Street Residential 370 Private

1 Haviland Ave Residential 382 Mr W R M Hume Mr D Hume

3 Haviland Ave Residential 563 Mr D Hume Miss J Hume

5-7 Haviland Ave Residential 695 Mr D Hume Miss J Hume

D 8 Haviland Ave Building supplies yard 1,542 Mr D Hume Mr W R M Hume

E 124 Station Street Green Gables Collectables St Vincent De Paul

500 Private

F 125-130A Station Street

Takeaway Mitre 10

1,543 Mr D Hume Mr W R M Hume

G 131 Station Street Hardware Storage 224 Estate Late Miss M M Hume Miss J M Hume

132-133 Station Street Residential 971 Private H 134-135 Station Street “Blackheath Trade and Business Centre”

Unit 1: House of Beauty Unit 2: Chainsaws& Mowers Unit 3: Antique Restorations Unit 4: Blackheath Traders Unit 5: Plantation shutters Unit 6: Climbing Supplies Unit 7: Glass blowing and crafts

2,304 Private

I 137 Station Street Vacant

897 Mr W G Dick

J 138 Station Street Mechanical repairs

1,161 Private

K 139 Station Street Rural Fire Service

1,576 BMCC

L 139A Station Street Blackheath Art Society 757 BMCC 140 Station Street Residential

1,597 Private

6-8 Bradley Ave Residential

812 Private

M 2 Railway Avenue Mitre 10 1,557 Mrs S J Hume Mr W R M Hume

N 4 Railway Avenue Residential

591 W M Hume P/L

8 Railway Avenue Residential

518 Private

O 5 Railway Avenue Residential

915 Mr W G Dick

Documents

Planning Study for Employment Land in the Blue Mountains · November 2012 {6} • There has been a contraction in demand for and development of employment lands due to the GFC, as