Business Lands Strategic Plan - Coffs Harbour City Council - NSW ...

Contents 

GLOSSARY .................................................................................................. 4 

Executive Summary ..................................................................................... 5 

Introduction ............................................................................................................................................................ 5 

Background ............................................................................................................................................................. 5 

Business Land Hierarchy......................................................................................................................................... 6 

Strategies and Actions ............................................................................................................................................ 8 

Precinct Futures and Zoning................................................................................................................................... 8 

Conclusion............................................................................................................................................................... 9 

1 INTRODUCTION.................................................................................. 10 

1.1 Background................................................................................................................................................ 10 

1.2 Scope of Work ........................................................................................................................................... 10 

1.3 Method and Structure............................................................................................................................... 10 

2 STUDY CONTEXT ................................................................................ 13 

2.1 Wider Economic Trends and Drivers......................................................................................................... 13 

2.2 Policy Context............................................................................................................................................ 15 

2.3 Economic Snapshot ................................................................................................................................... 23 

2.4 Assets and Infrastructure Overview ......................................................................................................... 24 

The Employment Challenge.................................................................................................................................. 27 

Issues and Opportunities...................................................................................................................................... 29 

3 SITUATION ANALYSIS .......................................................................... 33 

3.1 Audit Method and Coverage..................................................................................................................... 33 

3.2 Employment outside the Audit Area ........................................................................................................ 34 

3.3 Headline Audit Results .............................................................................................................................. 35 

3.4 Precinct-Level Results................................................................................................................................ 40 

4 THE EMPLOYMENT CHALLENGE ............................................................. 57 

4.1 Introduction............................................................................................................................................... 57 

4.2 Demand Forecasts ..................................................................................................................................... 57 

5 MEETING THE CHALLENGE ................................................................... 60 

5.1 Introduction............................................................................................................................................... 60 

5.2 Issues and Opportunities........................................................................................................................... 60 

5.3 Strategies and Actions............................................................................................................................... 63 

5.4 Precinct Futures and Zoning...................................................................................................................... 68 

Precinct Futures and Zoning................................................................................................................................. 85 

Business Lands Component – Page 1

APPENDIX 1 – Basic ABS Profile Data ........................................................... 87 

Demographic Profile ............................................................................................................................................. 87 

Labour Force Profile.............................................................................................................................................. 89 

Employment Profile .............................................................................................................................................. 93 

APPENDIX 2 – Land Audit Method...............................................................101 

APPENDIX 3 - Employment Forecast Method ................................................104 

APPENDIX 4 – Demand Adjustment Scenarios ...............................................105 

Scenario 2 – LGA Level Adjustment.................................................................................................................... 105 

Scenario 3 – Precinct Level Adjustment............................................................................................................. 105 

APPENDIX 5 – Floorspace Demand Forecasts (Totals by BLC) ..........................106 

Scenario 1 – Base Case........................................................................................................................................ 106 

Scenario 2 - LGA Level Adjustment .................................................................................................................... 108 

Scenario 3 - Precinct Level Adjustment.............................................................................................................. 111 

APPENDIX 6 – Proposed CBD By-Pass Route .................................................114 



Coffs Harbour Local Growth Management Strategy 

GLOSSARY 

ABS 

ANZSIC 

B1 

B2 

B3 

B4 

B5 

B7 

BLC 

BLS 

CBD 

DCP 

DEEWR 

DoP 

EDP 

ELS 

FSR 

GFA 

ILS 

IN1 

IN2 

IN3 

JTW 

LEP 

LGA 

LGMS 

LQ 

MNC 

MNCRA 

NCREP 

SEPP 

TDC 

Australian Bureau of Statistics 

Australia and New Zealand Standard Industrial Classification 

Neighbourhood Centre (zone classification in the Standard Instrument for LEP 

preparation) 

Local Centre (zone classification in the Standard Instrument for LEP preparation) 

Commercial Core (zone classification in the Standard Instrument for LEP preparation) 

Mixed Use (zone classification in the Standard Instrument for LEP preparation) 

Business Development (zone classification in the Standard Instrument for LEP 

preparation) 

Business Park (zone classification in the Standard Instrument for LEP preparation) 

Broad Land-use Category 

Business Lands Strategy 

Central Business District 

Development Control Plan 

Department of Education, Employment and Workplace Relations 

Department of Planning 

Economic Development Plan 

Employment Lands Strategy 

Floorspace Ratio 

Gross Floor Area 

Industrial Lands Strategy 

General Industrial (zone classification in the Standard Instrument for LEP preparation) 

Light Industrial (zone classification in the Standard Instrument for LEP preparation) 

Heavy Industrial (zone classification in the Standard Instrument for LEP preparation) 

Journey to Work 

Local Environmental Plan 

Local Government Area 

Local Growth Management Strategy 

Location Quotient 

Mid North Coast 

Mid North Coast Regional Strategy 

North Coast Regional Environmental Plan 

State Environmental Planning Policy 

Transport Data Centre 

Business Lands Strategy – Page 4


Executive Summary 

Introduction 

The Coffs Harbour City Business Lands Strategy (BLS) provides Council and the community with a 

strategic planning framework to guide the future development of commercial lands within the Coffs 

Harbour Local Government Area (LGA). The Strategy forms the Business Lands component of the Coffs 

Harbour City Local Growth Management Strategy (LGMS). The main objectives of the Strategy are: 

 

 

 

 

 

 

Provide a current situational analysis and overview of employment land stock in Coffs Harbour City 

LGA; 

Provide an understanding of key issues for employment land is Coffs Harbour City through 

consultation with key stakeholders; 

Identify the critical land characteristics required by various industry sectors; 

Outline demand forecasts for employment land in Coffs Harbour City LGA; 

Provide recommendations for short-term zoning and spatial prioritisation of land to accommodate 

future employment lands; and 

Develop strategies and actions to ensure a range of developable employment land is available to 

meet projected demand. 

Background 

In October 2008 Council commissioned SGS Economics and Planning to prepare an Employment Lands 

Strategy (ELS) to identify current and future employment land requirements for the Coffs Harbour LGA. 

The ELS considered both Industrial and Business zoned lands within the LGA. Upon completion the 

final draft ELS was presented to Council. As Council and the Department of Planning (DoP) had 

previously endorsed an Industrial Lands Strategy (ILS) sections of the ELS concerned with industrial 

land was noted but not endorsed as policy, the ILS was reinforced by Council resolution as Council’s 

adopted policy for industrial lands. 

Business and commercially zoned lands were therefore the focus of the ELS. Several resolutions of 

Council endorsed the ELS and associated site specific matters. 

The final ELS and accompanying Council report were forwarded to the DoP for endorsement as part of 

Council’s Local Growth Management Strategy. 

In July 2010 the DoP advised Council that the final ELS was not in a form which could be endorsed by 

the DoP or integrated with the other components of the Coffs Harbour City LGMS. 

To accord with DoP’s direction on this matter, Council have developed this BLS to address the format 

and inclusions, required by the DoP. 

The ELS document, as prepared by the consultant and modified by resolution of Council will be used as 

a reference document. 



Business Land Hierarchy 

The Business Lands Hierarchy was established by Council with the preparation of Local Environmental 

Plan (LEP) 2000. The rationale for development of the hierarchy was to reduce duplication of business 

services, reinforce the role and function of business centres throughout the LGA and provide a clear 

direction for business pursuits. In this way the hierarchy would implement a more coordinated land 

use strategy that prioritised the role of centres and reinforce the role and function of the City Centre 

as the focus of major retail, commercial, housing, cultural and recreational activities. 

• Regional Context 

The NSW State Government’s Mid North Coast Regional Strategy (MNCRS) seeks to encourage the 

growth and redevelopment of the Region’s four major regional centres and six major towns. Coffs 

Harbour is identified as one of the four major regional centres and Woolgoolga has been identified 

as one of the six major towns. The MNCRS aims to protect sensitive coastal and natural 

environments while strengthening the economic and administrative functions of Coffs Harbour 

and Woolgoolga while achieving increased housing density targets. 

• Local Context 

There are 18 areas within the Coffs Harbour City LGA currently serving as business areas, providing 

a range of sizes from neighbourhood or village centre to the Coffs Harbour Central Business 

District (CBD). 

These centres include: 

− 

− 

− 

− 

− 

− 

− 

− 

− 

City Centre (CBD) 

Park Beach Plaza 

Woolgoolga 

Toormina 

Moonee 

Sawtell 

Boambee 

North Side 

Bray Street 

− 

− 

− 

− 

− 

− 

− 

− 

− 

Jetty 

Sawtell 

Ulong 

Lowanna 

Coramba 

Red Rock 

Corindi Beach 

Nana Glen 

Emerald Beach 

Several other areas are currently zoned for business use activities that are yet to be developed for 

business purposes, these include: 

− 

− 

− 

− 

− 

Bakers Road; 

Korora; 

North Boambee Valley; 

South Coffs; and 

Safety Beach. 



Under Council’s City Centre Plan and Standard Instrument LEP processes two other business zoned 

areas are proposed, these include: 

− 

− 

along the Pacific Highway, north of the CBD, from Marcia Street to Bray Street; and 

along the Pacific Highway, south of the CBD, in the vicinity of Thompsons Road. 

Council has developed a business centre hierarchy to reduce duplication of business centres. 

Detailed redevelopment plans of some centres have been completed. Council is continuing to 

revitalise the centres through physical works and assistance within marketing and events. 

Prevailing planning controls need to be flexible to deal with the dynamic changes of business 

activities. The conundrum to overcome is that while strict planning controls can give certainly in 

business, they may preclude business innovation and not respond to the changes in market 

demand. 

To achieve an appropriate balance, as business centres become more resilient, a more flexible 

approach can be adopted to allow a greater range of business activities. 

• Draft LEP Preparation: Proposed Business Zone Hierarchy 

Council is preparing its draft Standard Instrument LEP concurrently with the preparation of this 

Strategy. 

In draft LEP 2010 it is proposed that six business zones under the Standard Instrument be used, 

including: B1 Neighbourhood Centre, B2 Local Centre, B3 Commercial Core, B4 Mixed Use, B5 

Business Development and B6 Enterprise Corridor. The draft LEP aims to maintain the primacy of 

the Coffs Harbour CBD as the principal business, office and retail hub of the city, and builds on the 

hierarchy of business zones which was established in Coffs Harbour City LEP 2000. 

The B1 Neighbourhood Centre zone is intended to directly equate to existing Business 3F 

Neighbourhood zones. The B2 Local Centre zone is being applied to larger regional shopping 

centres, including Toormina, Park Beach Plaza and Moonee. 

The B3 Commercial Core zone is intended to directly equate to the existing Business 3A City Centre 

zone. It is only being applied to the Coffs Harbour CBD. 

The B4 Mixed Use zone is being applied to a number of existing business and retail localities, being 

Sawtell, Jetty Village, and Woolgoolga town centre areas, and to other appropriate smaller 

locations such as The Promenade. The B5 Business Development is a targeted bulky goods zone 

and has been applied to the localities to the north and south of the city centre previously 

identified in the Industrial Lands Strategy 2009. The B6 Enterprise Corridor is applicable to 

targeted commercial precincts operating along movement corridors and replaces several Business 

3B City Support, Business 3D Tourist Service Centre, and Business 3G Mixed Use zones where 

appropriate. 



Strategies and Actions 

Protecting the commercial core and recognising the role of other centres was seen as the key strategy 

to respond to issues identified from analysis. A number of general actions were developed to inform 

future land use for commercial lands within Coffs Harbour: 

• A number of strategies specifically developed to inform the LEP preparation process are also 

separately reinforced. 

• The City Plan process will inform the land use outcomes for lands within the CBD, parts of Park 

Beach and the Jetty area. 

• Council work shopping and determinations have provided guidance for the employment lands in 

Woolgoolga and inform the zoning recommendations for these precincts. 

Precinct Futures and Zoning 

The current land-use in each precinct has been documented and the capacity to accommodate 

forecast demand under each scenario has been assessed. Future roles and recommended zoning for 

each precinct are summarised in the following table. 

Precinct Future Role Zoning 

Bakers Road 

Business Precinct 

Should continue as a small neighbourhood centre. No adjustments 

to the controls to respond to the supply-demand gap are 

recommended. 

B1 Neighbourhood 

Centre 

Boambee East 

(Ringtail Close) 


Bray Street 


Coffs Harbour 

North 


Coffs Harbour CBD 


Coramba 


Should continue as a small neighbourhood centre 


The precinct has a mix of retail and service businesses, good 

accessibility and proximity to residential areas position. These 

factors position the precinct to function as a local centre providing 

retail and service functions. The Precinct has ample capacity to 

meet forecast demand to 2031 

The future role of the CBD has been recognised through its 

designation under the MNCRS as a Major Regional Centre. The 

CBD should continue to function as the principal office location in 

the LGA and development controls should facilitate this. Some 

higher density residential development may be appropriate 

subject to the findings of a residential study, but these should not 

‘sterilise’ the CBD for further retail or commercial development. 

The proposed by-pass route will likely to have short term effect on 

the level of passing trade but this can be minimised with 

appropriate highway signage. In the longer term this would likely 

be more than offset by natural growth and the positive impact on 

the amenity of the CBD, Gaps between supply and demand 

emerge over the forecast period, large driven by a shift in shares 

for commercial sector to the CBD in scenario 3 and assumptions 

about FSRs based on the current controls. 

Should continue as a small neighbourhood centre. No 

adjustments to the controls to respond to the supply-demand gap 

are recommended. 


Centre 

B6 Enterprise 

Corridor 

B2 Local Centre 

B5 Business 

Development 

B3 Commercial Core, 

B2, Local Centre 

B4 Mixed Use 


Centre 




Corindi Beach’ 


Should continue as a small neighbourhood centre. 


Centre 

Emerald Beach Should continue as a small neighbourhood centre. No 




Centre 

Jetty 


Korora Bay 


Moonee Beach 


Nana Glen 


Safety Beach 


Sawtell 

Toormina 


West Woolgoolga 


Woolgoolga 

(Beach Street) 


The Jetty has an important future role to play as a mixed use 

precinct. The considerable amenity of the precinct may provide 

potential for the area to accommodate some higher density 

residential development. Industrial activities associated with the 

Marina should be preserved and conflict with other uses 

minimised. 


The precinct should continue as a small local centre serving the 

local community. The precinct should not grow to become a 

major employment destination in its own right. 





The precinct should be preserved and enhanced as a coastal 

village. The centre should not expand to become a major 

employment destination. 




The precinct’s local service functions should be preserved. 


local community. The precinct has the opportunity to expand its 

function to serve the needs of the surrounding population and 

would be the most appropriate site for future retail development. 

B4 Mixed Use 

IN4 Working 

Waterfront 


Centre 



Centre 


Centre 

B4 Mixed Use 


B4 Mixed Use (Raj 

Mahal and River 

Street) 

B6 Enterprise 

Corridor 

B4 Mixed Use 

Conclusion 

Council is committed to continuing the provisions of the Business Lands Hierarchy under this strategy 

and into the preparation of the Standard Instrument LEP. As such, the hierarchy provides important 

context for the outcomes of this study, particularly zoning recommendations. 



1 INTRODUCTION 

1.1 Background 

Coffs Harbour City Council resolved to prepare an ELS for the whole of the Coffs Harbour LGA in 2008. 

SGS Economics and Planning were consequently engaged by Council to complete an ELS to identify 

current and future employment land requirements for Coffs Harbour City LGA. 

The study is aimed at optimising the performance of local and regional employment generating 

businesses and land-uses by determining the land needs of local industry and making provision for 

their future requirements. 

The Strategy will enable Coffs Harbour City Council to respond to the State Government’s 

requirements to ensure an adequate supply of land is available to support economic growth and the 

local share of the additional 47,000 jobs projected for the Mid-North Coast region in the next 25 years. 

1.2 Scope of Work 

The scope of work for this study is as follows: 

• A current situational analysis and overview of employment land stock in Coffs Harbour City LGA; 

• An understanding of key issues for employment land is Coffs Harbour City through consultation 

with key stakeholders; 

• Identification of critical land characteristics required by various industry sectors; 

• Demand forecasts for employment land in Coffs Harbour City LGA; 

• Recommendations for short-term zoning and spatial prioritisation of land to accommodate future 

employment lands; and 

• Strategies and actions to ensure a range of developable employment land is available to meet 

projected demand. 

1.3 Method and Structure 

The study has been completed using both quantitative and qualitative research elements. The basic 

research components of the work are described below: 

Task 1: Baseline Analysis 

− 

− 

Strategy and Policy review. A review of all existing relevant policy and strategy 

documentation. This included documentation targeted to the LGA level, and relevant 

Regional and State level documents. This included recent local planning and policy 

documents such as the Retail Strategy, Economic Development Strategy and the Industrial 

Lands audit, as well as State government documents such as the Innovation Statement, 

State Plan and MNCRS. This review also includes the local strategy document detailed in 

the brief. 

The aim of this exercise was to understand the planning and development parameters 

affecting development in the economic activity areas, and will ensure any resultant 

recommendations from this study recognise the existing strategy and policy framework. 



− 

Examination of Economic and Development Trends. Baseline analysis also included review 

of economic and development trends likely to affect prospects in the study region. The 

economy is changing rapidly and new challenges are looming – at a broad and local level. 

Drawing on the strategy and policy material, any documents supplied by Council and inhouse 

consultancy, we prepared a short paper of key considerations from these trends 

included in Chapter 2. 

Task 2: Supply Side Audit 

− 

Employment Lands Audit. Understanding the nature of existing industry and employment 

activities and their associated land consumption and needs is fundamental to this project. 

Zoning, cadastre and constrained land GIS layers were provided by Council. Activity (or 

vacancies) on each lot were recorded by ANZSIC (Australia and New Zealand Standard 

Industrial Classifications) and Broad Land-use (BLC) Category. 

Task 3: Demand Analysis 

− 

− 

Economic Baseline and Industry Specialisation. This task will examine the current 

economic and industry characteristics of the LGA by location – focussing on the different 

employment precincts. Data will be sourced largely from the Transport Data Centre (TDC) 

‘Journey to Work’ data sets. 

Employment and Floorspace Forecasting. We will use its employment and floorspace 

forecasting modelling to identify future growth. The employment forecasts are produced 

by taking both economic and population based drivers into account. The supply side survey 

material will assist, not only to inform appropriate floorspace ratios, but also of course to 

provide a base for ‘projecting from’. Data from the audit will also be used here to convert 

employment and floorspace by one digit ANZSIC into broad land-use categories BLCs. This 

is important as the BLC have a much better relationship to land-use than the ANZSIC 

categories. 

Task 4: Consultation 

− 

− 

Stakeholder Consultation. Project stakeholders were consulted to determine their visions 

for economic development in the LGA and to understand the nature of activity completed 

to date. 

Business Focus Groups. Individual business contacts and small focus group discussion were 

completed to tease out local market dynamics and issues affecting the development of the 

various employment precincts. These discussions were also used as a means to test issues 

emerging from the study and to refine draft strategies. 

Task 5: Reporting and Refinement 

In October 2008 Council commissioned SGS Economics and Planning to prepare an 

Employment Lands Strategy (ELS) to identify current and future employment land 

requirements for the Coffs Harbour LGA. 

The ELS considered both Industrial and Business zoned lands within the LGA. Upon completion 

the final draft ELS was presented to Council. As Council and the Department of Planning (DoP) 

had previously endorsed an Industrial Lands Strategy (ILS) sections of the ELS concerned with 

industrial land was noted but not endorsed as policy, the ILS was reinforced by Council 

resolution as Council’s adopted policy for industrial lands. 

Business and commercially zoned lands were therefore the focus of the ELS. Several 

resolutions of Council endorsed the ELS and associated site specific matters. 



The final ELS and accompanying Council report were forwarded to the DoP for endorsement as 

part of Council’s Local Growth Management Strategy. 

In July 2010 the DoP advised Council that the final ELS was not in a form which could be 

endorsed by the DoP or integrated with the other components of the Coffs Harbour City 

LGMS. 

To accord with DoP’s direction on this matter, Council have developed this BLS to address the 

format and inclusions, required by the DoP. 

The ELS document, as prepared by the consultant and modified by resolution of Council will be 

used as a reference document. 

This document is focussed on distilling the considerable amount of data generated by the study into a 

series of strategies and action for the employment precincts in the LGA. These are drawn directly from 

the combined assessment of all research components described above. 



2 STUDY CONTEXT 

2.1 Wider Economic Trends and Drivers 

Globalisation 

Globalisation has been marked by a rapid increase in global trade in goods and services and in 

particular capital flows. This has been facilitated by technological innovation in transport and 

communications, the promotion of deregulation in particular industry sectors, the removal of trade 

restrictions and exchange controls and innovation in the management and pricing of transaction risks 

(insurance, hedging, partnership formation etc). 

Globalisation is likely to continue to drive a separation between the ‘thinking’ sector of the value chain 

(design, brokerage, marketing, strategy formulation) and the ‘making’ (manufacturing) and 

‘distribution’ (transport, logistics, after sales service) aspects. Key services within the thinking part of 

the value adding process are showing increasing tendencies to centralise within one or two centres in 

advanced countries. 

More countries are opening up their economies and seizing the opportunities that come from closer 

integration into the global economy. China and India, as well as other countries such as Russia, Brazil 

and Mexico, are growing rapidly. 

Further, as communication and technology continue to improve, global production networks are 

becoming increasingly flexible, specialised and dispersed across continents. In an era where resources, 

technology and ideas can be moved rapidly to the most productive location, no economy can rely on 

its past strengths or traditional expertise. 

These trends have significant implications for the developed world. Under the globalisation paradigm, 

the current and future economic context is one of increased global competition, albeit also one of 

increasing interdependence of national and urban economies. For Australia the specific implications 

include: 

• Increased competition in lower order tertiary sectors of the economy; and 

• Opportunities for increased trade (namely in resources, advanced manufacturing and sophisticated 

services) 

The burgeoning middle classes in developing countries like China and India are providing new markets 

for very high quality manufactured goods from the developed world. 

Cities 

In the absence of trade barriers, the underlying characteristics and resources of nations have come to 

determine the activities in which they specialise. In general, more labour-intensive, lower-technology 

production is taking place in countries with an abundance of low-cost labour, whilst advanced 

economies with higher labour costs, and more developed skills and physical capital, concentrate on 

the production of high-value, knowledge-based goods and services. Importantly, these knowledge 

driven sectors rely on productivity and innovation for their competitive advantage. 



High-value, knowledge based jobs have an acute preference for locating in cities. This is because cities 

provide the most productive business environment and enhance firms’ propensity to innovate as a 

result of agglomeration economies. Cities are now being increasingly recognised for the benefits 

simply arising from workers and firms being located close together. 

The attraction and retention of high-value, knowledge based sectors are crucial to long-term 

prosperity. Successful national economies are increasingly measured by their capacity to generate 

wealth through innovation and productivity, and to attract the labour and capital to support an 

innovation based economy. Because these functions are concentrated in cities, the efficiency, amenity 

and quality of life available in cities is an increasingly important factor in economic success. 

Competitiveness 

An indicative list for assessing ‘local’ competitiveness includes the following: 

• Enabling infrastructure: ‘hard’ infrastructure such as transport systems, but also ‘soft’ 

infrastructure including R&D institutions, governance frameworks for economic development and 

peak body representation; 

• Education and health, which underpins a productive workforce and a lifelong learning and wellbeing 

agenda; 

• Adequate labour pool, within a reasonable geographic reach (which has implications for transport 

connections and adequacy); 

• Business sophistication, which relates to the quality of business leadership and management, 

which also includes maximising performance from sound locational decisions where clustering and 

agglomeration economies can be maximised; 

• Innovation and technological readiness, which refers to the ability of the economy to develop new 

technologies or ‘cutting-edge’ products in order to grow and maintain a competitive advantage, 

and/or adapt to existing technologies to enhance the productivity of its industries; 

• Sustainability, which will become increasingly relevant in ‘competitiveness’ judgements; and 

• Quality of life, covering lifestyle, amenities, access to recreation and quality residential offerings. 

While not necessarily definitive these variables do however display clear linkages, strengthening the 

assertion that competitiveness is the product of a range of interlocking factors. 

Home-based Work 

Home-based businesses are amongst the fastest growing industries annually, with an increasing 

number of people entering the marketplace in this fashion. The rise can be attributed to the 

affordability of computers, the internet and other communication technologies. In Australia, 

approximately 50% of business owners are occupied in home-based businesses, with this trend 

continuing to increase. 

When starting a home-based business, expansion is a key requirement for business choice. Industries 

that home-based businesses are more likely to be successful in include: e-commerce, health, nutrition, 

cosmetic, etc. These industries are new industries or industries that undergo frequent change. 

Because of the nature of home-based businesses innovation is critical. 

Consumer spending should also be considered; understanding consumer habits and trends of the 

market is crucial. Knowing where business is ‘going to deliver’ is important, so that target marks can 

be properly identified. 



Changes that are affecting home-based businesses include: 

 

 

 

The rapid development of the internet and associated technologies; 

Globalisation of the marketplace; and 

Changing purchasing habits of consumers. 

These have an impact on the efficiency of goods and services being delivered to consumers. Homebased 

businesses are facing competition not just from local sources but also internationally and they 

have to deal with ever-changing customers’ wants and demands. However, positives to emerge from 

these changes include cheaper and more extensive advertising, promotions and sales for a company. 

The attraction of home based work is flexibility in work hours and the avoidance of a commute to 

work. Thus, incidence of home based work is usually highest in areas that are distant from 

employment centres. It is also important to note that home based work is more suited to some types 

of work than others and professional service, white collar work has traditionally made up a large 

percentage of this type of employment. 

Home-based work is also attractive to mature age and disabled workers. For example in Coffs Harbour 

almost 50% of people who work at home are 55 years and older. 

Defining home-based work can be difficult. The Australian Bureau of Statistics in 2005 indicated that 

around 2.5 million employed persons (24%) worked some hours from home. According to the Sensis 

Telework Insights Report (June 2005) 30% of individuals and 34% of small to medium size businesses 

reported some form of home-based work. The difficulty here is in understanding the proportion of 

home-based workers who are working for home-based businesses. This has important implications for 

this study as it impacts on the need for workspace in employment areas. 

2.2 Policy Context 

NSW State Plan 

The NSW State Plan sets out a range of key initiatives for Government Action. The State Plan focuses 

on five areas of activity of the NSW government. 

Of relevance to this study, is Chapter 5 of the State Plan, titled ‘Growing Prosperity in NSW’. In this 

chapter, the NSW Government affirms that NSW is open for business and outlines the following 

priorities for achieving this: 

• maintaining and investing in infrastructure to support the growing economy; 

• cutting red tape; 

• increasing participation in education and training; and 

• maintaining the State’s AAA rating. 

The State Plan also proposes increasing business investment in rural and regional NSW as a high 

priority. The Plan clearly highlights that investing in regional and rural areas to foster economic 

development is a key priority for the NSW Government. This will potentially impact on demand for 

industrial land within many regions and rural areas throughout NSW. 



State Infrastructure Strategy 

The State Infrastructure Strategy 2008/09-2017/18 is the guiding document for NSW’s infrastructure 

investment over the next 10 years. Key capital works for Coffs Harbour, as outlined in the Strategy 

include: 

• Coffs Harbour Education Campus (to include automotive, health facilities; 

• Upgrades to Coffs Harbour Base Hospital; 

• Coffs Harbour Pacific Highway Bypass; 

• Regional sewerage works; and 

• Electricity distribution upgrades. 

NSW Government Statement on Innovation 

The NSW Government Statement on Innovation identifies clear comparative advantages for NSW in 

the sectors of: 

• High value-added manufacturing; 

• Entertainment, design, media and creative arts; 

• Financial and business services; 

• Logistics and transaction services; and 

• Energy and related services, particularly coal. 

The Statement proposes that these sectors be the focus of boosting infrastructure and capacity. 

Currently, Coffs Harbour City Council has industry strengths in manufacturing and agriculture. 

However, ‘finance and business services’ was one of the fastest growing sectors (in terms of 

employment) between 2001 and 2006. 

It has since largely been repealed by the provision of the MNCRS. Select clauses from the REP 

continue to operate as a State Environmental Planning Policy – none of these however have direct 

bearing on the content of this strategy. 

Mid North Coast Regional Strategy 

The MNCRS is the key strategic planning document for the Mid North Coast. It applies to the eight 

local government areas of Clarence Valley, Coffs Harbour, Bellingen, Nambucca, Kempsey, Port 

Macquarie-Hastings, Greater Taree and Great Lakes. The Strategy aims to ensure that adequate land is 

available and appropriately located to accommodate the projected housing and employment needs for 

the Region’s population over the next 25 years. 

The strategy forecasts an additional 47,000 jobs will need to be created by 2031 for the Mid North 

Coast. Of this 47,000, the Strategy outlines that 75% of these will be needed to meet the demands 

arising from the housing and servicing of additional population. The remaining 25% of jobs will need 

to be created in new industries or services supplying markets outside the Mid North Coast. The 

anticipated employment growth translates to a need for an additional 225 hectares or industrial land 

and about 203 hectares of commercial land. 



The Strategy designates Coffs Harbour as a major regional centre within the Mid North Coast Region. 

Due to the size and regional centre roles of Coffs Harbour and Port Macquarie, the draft Strategy 

recommends that the projected industrial land requirements will primarily be focused upon these 

areas to support their future growth. The Coffs Coast Region (Coffs Harbour, Bellingen and Nambucca 

Local Government Areas) will require an additional 83 hectares of industrial land within the next 25 

years. Similarly for commercial development, it is expected that Taree, Port Macquarie, Coffs Harbour 

and Grafton will take the majority of commercial development as these centres have the greatest 

capacity for redevelopment. 

The draft Strategy also defines potential areas for growth within each LGA. The Department has 

released these as the draft ‘Growth Areas Map’ for the region. The draft Growth Areas Maps indicate 

the land which is proposed as employment lands, which refers to land identified to provide the 

necessary projected industrial or commercial land. 

The proposed growth areas identified in the strategy for Coffs Harbour are confined to South 

Woolgoolga, on the western side of the Pacific Highway directly adjacent to the existing Woolgoolga 

industrial estate and within North Boambee Valley adjoining the existing Isles Drive Industrial Estate. 



Figure 1. 

Draft Mid North Coast Regional Strategy Map 

Source: Department of Planning, 2006 



North Coast Regional Environmental Plan 

The North Coast Regional Environmental Plan (REP) was prepared by the DoP to establish a regional 

planning framework for the North Coast region of New South Wales. 

It has since largely been repealed by the provisions of the MNCRS. Select clauses from the REP 

continue to operate as a State Environmental Planning Policy – none of these however have direct 

bearing on the content of this Strategy. 

Clause 47 Plan preparation and development control—principles for commercial and industrial 

Development 

This clause requires Council, when preparing a draft local environmental plan relating to commercial or 

industrial development, to take into consideration the following principles: 

• strong multi-functional town centres should be maintained to focus the drawing power of 

individual businesses and maintain the integrity of the main business area by only zoning land for 

further commercial or retail development where that development adjoins or is adjacent to the 

existing town centre 

• provisions contained in local environmental plans relating to retail, commercial, business and 

industrial zones should be flexible, especially to enable the development of light service industry 

near the central business district 

• there should be an adequate supply of zoned industrial land located where it is physically capable 

of development for industrial purposes, is not environmentally fragile and can be serviced at a 

reasonable cost 

Clause 48 Plan preparation—maintenance of industrial development zonings 

NCREP requires that a draft LEP applying to an urban area should not substantially reduce existing 

zonings of land for industrial development. 

Coffs Harbour City Local Environmental Plan 2000 

Coffs Harbour City LEP 2000 is the principle Local Environmental Planning Instrument applying to all 

land within the Coffs Harbour LGA. The Plan establishes a policy framework for land-use decisions 

embedded in the designated land-use zone categories. Each zone category sets out what development 

is allowed or not allowed. 

The land-use zones relevant to this study are business and industrial land-use zones. LEP 2000 

includes seven business zones and one industrial zone. These are: 

• Zone 3A – Business 3A City Centre Zone 

• Zone 3B – Business 3B City Support Zone 

• Zone 3C – Business 3C Town Centre Zone 

• Zone 3D - Business 3D Tourist Service Centre Zone 

• Zone 3E - Business 3E Town Centre Support Zone 

• Zone 3F - Business 3F Neighbourhood Zone 

• Zone 3G - Business 3G Mixed Use Zone 

• Zone 4A – Industrial 4A Zone 



In addition, LEP 2000 allows employment generating uses in a number of other, more specialised 

zones including Residential 2E Tourist Zone, Special Uses 5A Community Purposes Zone and Open 

Space 6C Private Recreation Zone. 

As noted by GeoLink (2008), Coffs Harbour City has only one industrial zone. This has allowed a variety 

of uses, including commercial uses such as bulky goods to occupy industrial land in Coffs Harbour. 

Although these uses have a legitimate role and are sometimes justified within an industrial area, 

having them permissible in every industrial estate within the LGA is not considered best planning 

practice. 

Our Living City Settlement Strategy Document, 2008 

The Our Living City Settlement Strategy (OLCSS) Document was prepared by Council in accordance with 

the requirements of the North Coast Regional Environmental Plan. The overarching goal of the 

strategy is to provide a framework for economically, environmentally and socially sustainable growth 

and expansion of the LGA until 2031. 

The OLCSS identifies that the LGA will experience considerable population growth by 2031. This 

population growth will in turn create demand for business and employment opportunities, which will 

create demand for additional employment land. 

The Settlement Strategy outlines a number of specific recommendations that relate specifically to this 

employment lands strategy. These are discussed below. 

Land Availability 

• There is a need to make allowances to increase employment lands within Coffs Harbour LGA. 

However, limited data is available as to the current resources and potential land release areas. 

There is a need to assess the demand for additional employment zones, large lots and current 

zoning boundaries. Council needs to consider rezoning land to enable more appropriate land-uses. 

This is one of the key roles of this strategy. 

Retail Floorspace 

• There is limited demand for retail floorspace in the next five years due to a current estimated 

oversupply of 25,000m 2 of retail floorspace. Based on an assessment that average trading levels 

are not sustainable in key retail areas, it is concluded that consolidation must first occur before 

expansion. Not until the higher end of the Coffs Harbour average or the low end of industry 

benchmarks are met can new retail development be considered. The expansion of the Grafton 

Shopping centre will also add to the current oversupply of retail space. This is supported by the 

AEC Group Retail Strategy; however the estimate of oversupply is significantly higher (45,000m 2 ). 

• Analysis projects that there will be additional demand for groceries and specialty food, food and 

liquor catering, clothing and accessories, motor vehicles and parts, other goods and personal 

services. This type of retailing is predominately driven by population growth. The Strategy makes 

it clear that there is no demand for any new supermarkets in the next five years given the recent 

approval of Moonee Beach Shopping Centre and Aldi developments. 

• There is no potential for additional bulky goods floorspace over the next 10 years as the market 

consolidates. Adding to this problem is the showroom developments opposite ‘The Good Guys’. 



Coffs Harbour Economic Development Plan, 2005 

The Coffs Harbour Economic Development Plan (EDP) was produced in 2005. It provides a formal 

strategic plan for Coffs Harbour to facilitate the growth and establishment of business and industry. 

The Economic Development Plan is structured around a number of themes, these themes are: 

• Leadership – Promoting a shared economic vision by involving key stakeholders and establishing a 

coordinated approach that is inclusive of the community; 

• Infrastructure Facilitation – Endorsing appropriate infrastructure such as land, 

telecommunications, jobs, transport linkages and support facilities that will support economic 

growth and stimulate investment and population; 

• Industry Development – Encouraging cluster development to support growth and focussing on 

development in key industry sectors such as health, tourism, education, manufacturing, 

agribusiness, and communications and technology; 

• Business Development – assisting businesses in expanding and attracting new businesses to the 

area through seminars and workshops; 

• Liveability – Enhance the social, economic, service levels, environment, recreation, cultural, built 

and climatic characteristics; and 

• Investment Attraction – Attract new investment into the City to increase capacity and develop 

competitive advantages. 

Coffs Harbour Gateway Strategy, 2005 

The Coffs Harbour Gateway Strategy is essentially an urban design strategy. The aim of the Strategy is 

to create a sense of arrival into the local community by creating ‘gateways’ into the City of Coffs 

Harbour, and to provide safe pedestrian movement between either side of the Pacific Highway. Whilst 

the focus of the study is on urban design, the Gateway Strategy makes a number of recommendations 

concerning land-use in Coffs Harbour that provide context for this study. These are summarised 

below: 

• A review of LEP 2000 in regards to development consent required for ‘home industry or ‘home 

occupation’ uses in residential areas should also be considered. 

• The LEP recognises the CBD as Coffs Harbour’s commercial precinct. Adjustments to the LEP to 

support future development and business investments are recommended. 

• Council has attempted to address land-use and zoning conflict with LEP 2000. This is to protect 

businesses that are economically sound while also maintaining the low density residential 

character of the area. It has been suggested that the zoning changes to a mixed use zone allowing 

retail, commercial, social or housing development opportunities to occur. This will also assist 

maximising the land with appropriate development. 



Coffs Harbour Regional Airport Master Plan, 2006 

The Coffs Harbour Regional Airport Master Plan (currently under review) establishes a framework for 

the potential future development of the lands surrounding the airport. The Master Plan proposes 

specific areas at the airport to be developed for a defined development focus to ensure like uses are 

situated in proximity and are compatible and appropriate to the existing use of the site. Council has 

prepared a land-use plan for the location which identifies a number of controls for the subject site. 

These are: 

• Zone A: Industrial Focus 

− Permitted uses: industries, light industries, warehouse or distribution centres, depot, vehicle 

repair station, vehicle body repair shop, subdivision of land. 

• Zone B: Industrial/Aviation Focus 

− Permitted uses: industries, light industries, warehouse or distribution centres, depot, vehicle 

repair station, vehicle body repair shop, aviation related, and subdivision of land. 

• Zone C: Airport Terminal Focus 

− Permitted uses: aviation related, shops (with a floor area less than 80 square metres) business 

premises (with a floor area less than 80 square metres), office premises (with a floor area less 

than 80 square metres), motel, service station, subdivision of land. 

• Zone D: Community Focus 

− Permitted uses: community facility, place of worship, child care centres, advertisement, car 

park, communications facility, subdivision of land. 

• Zone E: Employment Focus 

− Permitted uses: business premises (only permitted if associated with aviation uses), office 

premises (only permitted if associated with aviation uses), motel (only permitted if associated 

with aviation uses), shops (restricted to a gross floor area of no greater than 200 square 

metres), retail plant nursery, community facility, tourism facility, education facility, veterinary 

hospital, place of worship, child care centres, depot, light industry, advertisement, restaurant, 

car park, communications facility, dwelling or dwelling-houses (only permitted if associated 

with aviation uses), home industry, home occupation, subdivision of land. 

• Zone F: Residential Focus 

− Permitted uses: dwelling or dwelling-houses (only permitted if associated with aviation uses), 

multi unit housing (only permitted if associated with aviation uses), motel (only permitted if 

associated with aviation uses), subdivision of land. 

• Zone G: Aviation Focus 

− Permitted uses: associated with aviation uses, subdivision of land. 



2.3 Economic Snapshot 

Summary of Key Trends 

• Population in Coffs Harbour is increasing. In 2006, the population of Coffs Harbour was 66,614. 

This equates to 23% of the population of the Mid North Coast. Coffs Harbour experienced a higher 

growth rate between 1996 to 2001 and 2001 to 2006, compared to both the Mid North Coast and 

NSW. 

• Coffs Harbour is characterised by an Ageing Population. Compared to the NSW average, Coffs 

Harbour has a higher proportion of older people and a lower proportion of people aged between 

25 and 39. This profile may be attributed to the flight of younger people to the capital cities, the 

‘sea change’ phenomenon and the movement of retirees to non-metropolitan areas, particularly 

coastal locations. 

• Coffs Harbour has a high proportion of low to middle income households. Coffs Harbour has a 

higher proportion of low to middle income households compared to NSW. This is particularly 

evident in the $250-$499 and $500-$799 income brackets. 22% of households in Coffs Harbour 

earn between $500 and $799 per week compared to 14.7% in NSW. Further, the proportion of 

households earning $1,700-$2,499 and $2,500 or higher in Coffs Harbour is considerably lower 

than the NSW average. 

• Unemployment is above the NSW average. Unemployment in Coffs Harbour is 6.7%. This is 2.1 

percentage points higher than the NSW average. Unemployment is a key challenge in the region. 

Interestingly, the labour force participation rate is below the NSW average for persons aged 

between 25 and 34. This also suggests that young adults are leaving Coffs Harbour in search of 

work opportunities. 

• Retail trade is an important component of the Coffs Harbour economy. Whilst Coffs Harbour is 

characterised by a diverse economy, retail trade accounts for a significant share of total jobs. In 

2006, retail trade accounted for around 20% of total jobs. Between 2001 and 2006, jobs in retail 

trade grew by 10%. This reflects Coffs Harbour’s role as a service centre for the coastal hinterland 

and as well as being a tourist destination. 

• Health and education are strategic industry sectors. Employment in the health and education 

sectors account for a significant proportion of jobs in Coffs Harbour. ‘Health and Community 

Services’ jobs account for 14% of total jobs, whilst the ‘Education’ sector accounts for 9%. Analysis 

also indicates that Coffs Harbour has specialisation in these industry sectors in the field of ‘hospital 

and nursing homes’ and ‘post school education’. This reflects many of the key assets in place at 

Coffs Harbour. 

• Construction, Transport and Storage, Finance and Insurance and Health are high growth sectors. 

Industry sectors that experienced the highest growth include ‘Construction’ (33.2%), ‘Transport 

and Storage’ (30.6%), ‘Finance and Insurance’ (30.5%) and ‘Health and Community Services’ 

(27.6%). However, while finance and insurance is a fast growing sector, the proportion of people 

employed this sector is small (2.6% of total working residents). Conversely, ‘Communication 

Services’, ‘Agriculture, Forestry and Fishing’, ‘Wholesale Trade’ and ‘Cultural and Recreational 

Services’ all experienced decline in employment between 2001 and 2006. 

• Horticulture and fruit growing remain key industry specialisations in Coffs harbour. Location 

quotient analysis demonstrates that the ‘Horticulture and Fruit Growing’, ‘Forestry and logging’ 

and ‘Saw Milling and Timber Dressing’ are key industry specialisations in Coffs Harbour. This is 

despite the fact that on the whole the ‘Agriculture, Forestry and Fishing’ industry sector 

experienced a decline in total employment. 



2.4 Assets and Infrastructure Overview 

Coffs Harbour is located approximately half way between the metropolitan areas of Sydney and 

Brisbane and is a regional centre providing a broad range of services to all communities within the 

Coffs Coast Region. The Coffs Harbour LGA is bound to the north and northwest by the Clarence Valley 

LGA and to the south and south-west by the Bellingen Shire LGA. The LGA encompasses 1,174km 2 and 

has a coastline that is approximately 78.8 kilometres. 

The MNCRS designates Coffs Harbour as a major centre for the Mid–North Coast Region. In its role as 

the major centre for the LGA, Coffs Harbour supports the major town of Woolgoolga as well as a 

number of other smaller coastal towns including Red Rock, Corindi Beach, Mullaway, Safety Beach, 

Emerald Beach, Moonee Beach, and Sawtell, and inland settlements including Coramba, Nana Glen 

and Glenreagh. 

Coffs Harbour has a number of key assets and infrastructure that support its role as the major hub of 

the LGA and that reflect many of the industry strengths of the region. These include: 

• Baringa Private Hospital; 

• Coffs Harbour Base Hospital; 

• Coffs Harbour Health Campus; 

• North Coast Institute of TAFE and Technology Centre; 

• Coffs Harbour Regional Airport; 

• Coffs Harbour International Marina; 

• Pacific Highway; and 

• North Coast Railway Line. 

These are illustrated in Figure 2 on the following page. 



Figure 2. 

Coffs Harbour LGA Overview 

Former 

* Health Campus 

Source: SGS Economics and Planning, 2009 



• Issues 

− 

− 

− 

− 

− 

− 

− 

− 

− 

− 

Coffs Harbour needs to overcome the traditional regional city challenges of above-average 

unemployment and below average earnings by creating strong job growth in a diversified 

economy. 

There is a need to encourage more commercial and retail development within easy walking 

distance of residential areas. 

It is imperative that the current business zone hierarchy be maintained whereby the Coffs 

Harbour City Centre CBD is the primary retail and commercial centre for the LGA. 

There is a need to strengthen pedestrian-oriented retail precincts, such as the Jetty strip, to 

ensure that the City Centre includes a variety of retail experiences which enliven the 

surrounding areas. 

Over the last 10 years, Coffs Harbour has experienced growth in the number of people working 

at home. Improvements in communication technology, a flexible working environment and 

relatively low establishment costs are the key drivers for this growth. Home occupations and 

industries are allowed, subject to certain restrictions, without the need for Council approval. 

Broadening the home occupation policy by permitting larger-scale home-based businesses 

may undermine the business centre hierarchy. Transfer of large-scale business activity to 

residential areas impacts on the critical mass of business activities and can negate the benefits 

of business centres as nodes of activity. 

Information on the planning rules for home-based business is not well communicated to the 

wider community. Disputes often arise in relation to the permissibility of retailing and hiring 

from dwellings. 

There is a need to plan for technological service provision as our City grows. 

Land suitable for business growth needs to be identified early to protect it from competing 

land uses. 

The highest priority should be in areas where the provision of land for employment close to 

the labour markets (i.e. residential areas) will reduce vehicle trips and deliver associated 

benefits. 

• Actions 

− 

− 

− 

− 

− 

− 

− 

− 

Generally adopt a like for like strategy when applying new zones to existing land uses 

wherever possible i.e. B1 Neighbourhood Centre is equivalent to the Business 3F 

Neighbourhood zone under LEP 2000. 

Adopt “open zones” for all business zones. “Open zones” are those that specifically list the 

prohibited uses and permit all others. 

Introduce floor space ratios (FSRs) under the draft Standard Instrument LEP within the City to 

calculate allowable intensity of development of sites. The introduction of FSRs into a LEP 

offers incentives for site amalgamations and innovative building design, with the intention of 

improving urban design within the City. 

Apply six business zones in the draft LEP: B1 Neighbourhood Centre, B2 Local Centre, B3 

Commercial Core, B4 Mixed Use, B5 Business Development and B6 Enterprise Corridor. 

Maintain the primary use of the Coffs Harbour CBD as the principal business, office and retail 

hub of the City and continue the hierarchy of business zones which was established under LEP 

2000. 

Directly equate the existing Business 3F Neighbourhood zone with the B1 Neighbourhood 

Centre zone. 

Apply the B2 Local Centre zone to larger regional shopping centres such as Toormina, Park 

Beach Plaza and Moonee. 

Apply the B3 Commercial Core zone only to the Coffs Harbour CBD. 



− Apply the B4 Mixed Use zone to certain existing business localities such as Sawtell, Jetty 

Village, Woolgoolga Main (Beach) Street and River Street precincts and the Promenade. 

− Apply the B6 Enterprise Corridor zone to targeted commercial precincts operating along 

movement corridors. This will replace several areas where the Business 3B City Support, 

Business 3D Tourist Service Centre and Business 3G Mixed Use and Industrial 4A zones 

currently exist. 

− Incorporate height of building controls into the draft LEP instead of into the new consolidated 

DCP. 

− Generally apply an 8.5 metre height limit in the B1 and B6 zones, 15.5 metres in the B2 and B4 

zones, 11 metres in the B5 zone and show these clearly on the Height of Buildings Map. 

− Apply a 15.5 metre height limit in the Woolgoolga Beach Street business zone and an 8.5 

metre height limit in the Sawtell and Toormina town centres and show these clearly on the 

Height of Buildings Map. 

− Apply the following FSRs to business zones in the draft LEP: 

- B1 1:1 

- B2 (Moonee) 1:1 

- B2 (Toormina and Park Beach Plaza) 0.5:1 

- B4 1:1 

- B5 0.5:1 

- B6 (Stadium Drive, South Coffs) 0.5:1 

- B6 (all other areas) 0.8:1 

− Apply a B4 Mixed Use zone and a minimum tenancy size of 1,000m 2 gross floor area (GFA) to 

Lot 55, DP776362; corner of Pullen Street and Pacific Highway, Woolgoolga; to allow for the 

development of a major retail development (supermarket). 

The Employment Challenge 

The MNCRS forecasts an additional 47,000 jobs will need to be created in the region by 2031. The 

Strategy designates Coffs Harbour as a major regional centre within the Mid North Coast Region. Due 

to the size and regional centre roles of Coffs Harbour and Port Macquarie, the draft Strategy 


areas to support their future growth. The employment challenge for Coffs Harbour LGA will be 

accommodating changing forecast demand for business and industrial uses in its current precincts 

while translating the existing land-use zones to the Standard Instrument zones under draft LEP 2010. 

To test the capacity of the LGA to accommodate growth, three demand–side scenarios have been 

modelled: 

Scenario 1 

Scenario 2 

Trend-based forecast. Employment growth by industry at a national level is produced 

using the Treasury’s ‘TRYM’ model. Coffs Harbour LGA shares of employment by 

sector in each forecast period are based on shares observed in 2001 and 2006. 

Employment by ANZSIC category is converted to Broad Land-use Categories (BLCs) 

using the ANZSIC-BLC matrix developed from land audit data. 

LGA Level adjustment. The LGA’s share of forecast regional growth in some sectors 

has been adjusted to take account of issues emerging from data analysis and 

consultation. Notes on the Adjustment for Scenario 2 are shown in Appendix 4. The 

conversion of employment forecasts by BLC to floorspace forecasts follows the same 

method outlined above. 



Scenario 3 

Precinct-level adjustment. Floorspace shares produced in Scenario 2 have been 

adjusted between the precincts to take account of each precinct’s competitive position 

to accommodate employment in the various BLCs. The adjustment to the share of 

floorspace by BLC between the precincts is shown in Appendix 4. 

At an LGA level, the supply demand gap under each scenario is illustrated below. 

Industrial Capacity After Accommodating Forecast Demand (2006-2031) 

3,000,000 

2,500,000 

2,000,000 

1,500,000 

1,000,000 

500,000 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Scenario One (Max Allowable) 1,904,428 1,883,190 1,873,987 1,874,508 1,874,250 

Scenario One (Max Observed) 2,436,639 2,415,401 2,406,198 2,406,719 2,406,461 

Scenario Two (Max Allowable) 1,916,510 1,854,574 1,834,420 1,820,520 1,814,534 

Scenario Two (Max Obserevd) 2,448,721 2,386,785 2,366,631 2,352,731 2,346,745 

Scenario Three (Max Allowable) 1,940,887 1,881,225 1,863,048 1,850,690 1,845,505 

Scenario Three (Max Observed) 2,473,098 2,413,436 2,395,259 2,382,901 2,377,716 

Scenario Three (75% of Max Allowable) 1,432,985 1,373,323 1,355,146 1,342,788 1,337,603 



Commercial Capacity After Accommodating Forecast Demand (2006-2031) 

600,000 

500,000 

400,000 

300,000 

200,000 

100,000 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Scenario One (Max Allowable) 222,076 201,297 188,350 179,921 173,878 

Scenario One (Max Observed) 494,352 473,572 460,626 452,196 446,153 

Scenario Two (Max Allowable) 230,965 204,391 186,681 175,413 168,036 

Scenario Two (Max Obserevd) 503,241 476,667 458,957 447,689 440,312 

Scenario Three (Max Allowable) 235,269 206,817 187,227 174,480 166,390 

Scenario Three (Max Observed) 480,679 452,228 432,637 419,891 411,800 

Scenario Three (75% of Max Allowable) 76,591 48,140 28,549 15,803 7,712 

The LGA level supply demand gap analysis shows that there is sufficient capacity to accommodate 

demand to 2031 in all scenarios for both commercial and industrial zoned land. However, commercial 

capacity is very low in 2031 for scenario 3. This is largely driven by a shift in shares for the CBD to take 

account of its designation in the MNCRS and FSR assumptions based on the current controls. 

Issues and Opportunities 

Coffs Harbour is the hub of a growing region... 

Coffs Harbour is identified as a ‘major regional centre’ within the Mid North Coast Region in the 

MNCRS. Due to the size and regional centre roles of Coffs Harbour and Port Macquarie, the draft 

Strategy recommends that the projected industrial land requirements will primarily be focused upon 

these two areas to support future growth in the region. Similarly, for commercial development, it is 

expected that Taree, Port Macquarie, Coffs Harbour and Grafton will experience the majority of 

commercial development, as these centres have the greatest capacity for redevelopment. 

...with a socio-economic landscape that is typical of non-metropolitan coastal regions 

This includes higher than average unemployment, an aging population profile, under-representation of 

young adults and a higher proportion of low to middle income households. These trends have 

implications for the future economic development in Coffs Harbour. The key issue will be to strike a 

balance between gearing towards a higher value-added economy and providing employment 

opportunities that match the local labour force profile, while meeting the needs of current and future 

resident populations. 



Coffs Harbour’s lifestyle attributes are an important attractor... 

The importance of the lifestyle attributes of the Coffs Harbour area was a recurring theme raised by 

contacts during the consultation phase. The area has proved very attractive for empty nesters as well 

as families moving from the city seeking more space and a healthier lifestyle. In some cases, these 

families are prepared to accept poorer career opportunities and salaries as a trade off. 

...and tourism is still a significant employer in the LGA 

Accommodation, cafes and restaurants and retail trade are the ANZSIC categories most heavily 

influenced by tourist trade. Both of these sectors are forecast to experience strong growth between 

2006 and 2031. 

...but the area has other important strategic assets 

Coffs Harbour has a number of key assets and infrastructure to support its role both as a service centre 

to the region, as a tourist destination and, potentially, for the attraction of other strategic industries. 

The area’s strategic assets include major health facilities, regional education and training facilities, a 

regional airport and an international marina. 

Retail trade is a prominent component of the Coffs Harbour economy 

The results of the land audit indicate that retail trade makes up the greatest amount of employment 

floorspace, accounting for around 30% of total floorspace. In 2006, the Retail Trade ANZSIC category 

accounted for around 20% of total jobs. Previous studies have documented very high levels of retail 

floorspace in Coffs Harbour LGA. Indeed, simple rule of thumb measures 1 suggest that the overall 

level of retail floorspace is in excess of requirements. In part, this level of retail activity is driven by the 

addition of tourist trade to the expenditure of local residents. However, retail floorspace levels are 

also driven by the fact that many smaller shop owners are prepared to accept lower than typical profit 

levels as a trade off for the lifestyle benefits of the area. The effect is a higher level of retail floorspace 

with lower average Retail Turnover Densities (RTDs). 

... but the retail land-use in Coffs Harbour is complex, with a range of retail formats… 

Retailing in Coffs Harbour is characterised by a range of different types of retailing formats and these 

have significant implications for land-use. Big Box Retailing, Bulky Goods Retailing, and Mainstreet 

Retail activities are all present in the LGA. These different broad land-use types have different landuse 

requirements and this should be reflected in planning policy and controls. For example, bulky 

goods retailing will typically require large, flat lots with good highway access and exposure. 

1 

2006 2011 2016 2021 2026 2031 

Coffs Harbour LGA 68,021 73,992 79,836 85,650 91,425 96,934 

Regional Catchment 3,871 3,871 3,871 3,871 3,871 3,871 

Visitors 16,172 16,172 16,172 16,172 16,172 16,172 

Total Persons 88,064 94,035 99,879 105,693 111,468 116,977 

Retail Floorspace 372,598 372,598 391,985 395,014 391,379 384,715 

Rate of Provision 4.23 3.96 3.92 3.74 3.51 3.29 



…and a significant level of retail activity occurring ‘out of centre’ 

The presence of out-of-centre retailing, particularly in the form of Big Box Retail and Bulky Goods 

Retail could potentially impact the viability of businesses and industry in town centres. In addition the 

spatial distribution of different retailing formats could contribute to unsustainable travel patterns and 

negative land-use conflicts. This not only impacts on the local community, but it also impacts on the 

competitiveness of local business and industry. However, some Bulky Goods Retail activities are either 

unable to find suitable sites in centres or generate externalities (such as noise and traffic impacts) that 

warrant a position away from traditional retail areas. 

...with some of these businesses located in industrial zones 

There are numerous examples of Bulky Goods Retail activity occurring in industrial zones. Some of the 

operations are classed as ‘Timber and Building Supplies’ and so have a legitimate claim to being local 

service industrial operations. However, others are ostensibly retail functions that simply have a large 

retail format (rather than selling truly ‘bulky’ goods or having significant adverse impacts) and could 

just as easily operate from ‘in centre’ locations. The existence of these uses in industrial areas has the 

potential to adversely affect retail operators in the traditional (and more expensive) commercial 

centres as well as affecting the industrial operators located in the same industrial zone. 

...and others in extended strips along the highway 

Strips of Bulky Goods Retail and Local Light Industrial activity exist to the north and south of Coffs CBD 

along the highway. Some businesses require highway access and could not locate in centres – such 

businesses might be expected in these locations. However, extended strips of activity are not desirable 

from either a place-making or a trip minimisation (sustainability) perspective. Corridor activity is more 

desirable where it clearly connects to and supports the function of a commercial centre such as Coffs 

Harbour CBD. 

The CBD is a vital component in the economy 

The CBD is a vital component of the Coffs Harbour economy and its role is bolstered by the Major 

Regional Centre designation in the Mid North Coast Regional Strategy. At a local level the CBD is a first 

order centre in the business hierarchy – this role should be maintained. The CBD hosts the majority of 

the LGAs ‘Mainstreet Retail’ and ‘Office’ BLC floorspace and would be expected to accommodate an 

increasing level of regional administrative and community functions in the future. 

...but it struggles to attract commercial interest 

Although the CBD does already function as the administrative heart of the LGA (and despite its Major 

Regional Centre designation), it struggles to attract commercial interest. Many of those consulted 

suggested that the CBD lacks the competitive offer of other locations because it lacks a sense of place 

and is divided by the Pacific Highway. The proposed by-pass route would be likely to have a negative 

impact on trade in the CBD in the short term, but this would be more than offset by natural growth 

over the medium to long term and the substantial potential amenity improvements. 

...and it may be threatened by significant levels of retail activity at Park Beach Plaza 

The scale of retail activity at Park Beach Plaza is such that competition for trade with the CBD is likely. 

While there is no dispute that the retail operation at Park Beach Plaza serves an important function, 

it’s important that this activity does not jeopardise the economic viability of the CBD and threaten 

public investment in the CBD. 



At face value there is ample supply of employment land to meet demand 

At the LGA level, there is sufficient capacity in the existing employment lands to accommodate 

demand forecasts to 2031. Under scenario three, total demand for commercial floorspace by 2031 is 

114,994m 2 . Under the same scenario the total supply of commercial floorspace after demand has 

been accommodated is 116,390m 2 (maximum allowable) and 411,800 (maximum observed). For 

industrial precincts, total demand to 2031 is 96,381m 2 . After demand has been accommodated 

remaining supply is 1,845,505m 2 (maximum allowable) and 2,377,716m 2 (maximum observed). 

Some of the land is strategically positioned... 

At face value, there are some very large industrial land areas which are strategically positioned to 

accommodate jobs. For example, the Isles Industrial Estate and parts of Boambee South industrial 

areas have excellent access to the existing highway route and would also likely feel a positive impact 

from the proposed new by-pass route in terms of highway accessibility and visibility. Also, the South 

Jetty industrial precinct (Christmas Bells Road) is strategically positioned in proximity to the airport and 

rail line and is removed from populated areas. 

…but much of the available land is constrained 

Much of the ‘available’ land is subject to development constraints. The most notable constraint is 

flood prone land and large portions of some industrial precincts and the CBD are below the 1:100 flood 

level. In the supply-demand gap analysis, constrained land that is not already developed has been 

removed from the supply side of the equation. 

...and significant competition exists in the industrial land marketplace 

Industrial land areas in Coffs Harbour face some tough competition from areas such as Macksville and 

Grafton where large and relatively unencumbered lots are available at comparable or lower cost. The 

lack of clear definition of the role of Coffs Harbour’s industrial areas as well as the nature of the land 

areas themselves are thought to contribute to the position Coffs industrial land in the marketplace. 



3 SITUATION ANALYSIS 

3.1 Audit Method and Coverage 

The employment lands audit has been completed to provide an up to date record of land-use in the 

Study area. Audit data is important to show not only how much land is being used and by which 

industry sectors, but also the way in which land is being used. Key audit outputs include: 

• Land-use by industry and zone; 

• Site coverage ratios; 

• Actual FSRs; 

• Existing capacity under existing planning controls; and 

• Vacant land/ floorspace. 

Figure 3. 

Audited Areas in Coffs Harbour LGA 

Source: SGS Economics and Planning (2009) 

Although audited, the West Korora (Big Banana) Precinct numbers have been excluded from the LGA 

level summary data presented in this section, as the profile for this precinct skews the results. Figure 3 

illustrates the audited precincts (industrial and business zoned land). 



3.2 Employment outside the Audit Area 

A proportion of employment in Coffs Harbour is generated on land outside the audited areas. This 

predominately includes employment associated with: 

• Agriculture; 

• Dispersed accommodation that services the tourism industry; and 

• Large education and health facilities on ‘special uses’ zoning. 

The purpose of this study is to provide an employment lands strategy for business zoned land. Some 

demand for land/floorspace (especially for the types of employment listed above) will be met by areas 

outside the business and industrial zoned land. 

To understand the extent to which employment is generated outside the audited areas, a spatial 

analysis of employment densities by census collector districts was completed for the following ANZSIC 

industry categories: 

 

 

 

 

Agriculture, Forestry and Fishing; 

Accommodation and Food Services; 

Education and Training; and 

Health Care and Social Assistance. 

Agriculture, Forestry and Fishing 

Previous analysis has indicated that Coffs Harbour has industry specialisations in horticulture and fruit 

growing, forestry and logging and saw milling and timber dressing. The spatial analysis of employment 

in ‘Agriculture, Forestry and Fishing’ shows a cluster of these types of jobs west and North West of the 

Coffs Harbour LGA. 

Accommodation and Food Services 

Clusters of employment associated with accommodation and food services are evident to the 

immediate south and east of the CBD and east of the Northern Business Area. Agglomerations are also 

evident around the Jetty area and the Sawtell precinct. 

Education and Training 

Spatial analysis of jobs in the ‘education and training’ industry sector reveals small concentrations to 

the east and south of the CBD and in the area around the Sawtell precinct. In addition to reflecting 

major education infrastructure in the area, this analysis would also reflect pre-schools and primary and 

secondary schools not located in the audited areas. 

Health Care and Social Assistance 

Spatial analysis of jobs in the ‘health care and social assistance’ industry sector reveals concentrations 

to the east and west of the CBD and in the area around the Sawtell precinct. As expected, these 

concentrations align with the location of major health infrastructure including the Coffs Harbour Base 

Hospital and the Baringa Private Hospital. 



3.3 Headline Audit Results 

Retail trade dominates 

Figure 4 shows the use of current floorspace in Coffs Harbour by one 

digit ANZSIC category. The top three uses of occupied floorspace are 

‘Retail Trade’, ‘Wholesale Trade’ and ‘Accommodation, Cafes and 

Restaurants’. ‘Retail Trade’ occupies the greatest proportion of 

floorspace, accounting for 280,676m 2 or 30% of the total occupied 

floorspace in Coffs Harbour. ‘Wholesale Trade’ accounts for 

112,717m 2 or 12% and ‘Accommodation, Cafes and Restaurants’ 

accounts for 76,265m 2 or nine percent. 

Figure 4. 

350,000 

Floorspace by 1 digit ANZSIC Category 

316,764 

300,000 

250,000 

200,000 

150,000 

100,000 

50,000 

0 

777 0 

76,301 

1,298 

51,846 

119,406 

94,312 

57,993 

4,591 

17,083 

57,701 

38,371 

3,161 

25,892 29,355 

56,857 

89,004 

Agriculture, Forestry & Fishing 

Mining 

Manufacturing 

Electricity, Gas & Water Supply 

Construction 

Wholesale Trade 

Retail Trade 

Accommodation, Cafes & Restaurants 

Transport & Storage 

Communication Services 

Finance & Insurance 

Property & Business Services 

Government Admin. & Defence 

Education 

Health & Community Services 

Cultural & Recreational Services 

Personal & Other Services 

Other 




ANZSIC-BLC Matrix 

Figure 5 shows the ANZSIC by BLC matrix. The matrix illustrates how 

floorspace by ANZSIC industry categories have been split across the 

Broad Land-use Categories (BLCs). For example, in ‘Retail Trade’ 

ANZSIC floorspace is split across the BLCs of ‘Mainstreet Retail, ‘Bulky 

Goods Retail’, ‘Big Box Retail’ and ‘Local Light Industry and Urban 

Support’. Similarly, the matrix illustrates that Manufacturing ANZSIC 

floorspace is predominately occupied by ‘Light Manufacturing. 

Figure 5. 

ANZSIC-BLC Floorspace Matrix 




Floorspace by BLC 

Using the ANZSIC to BLC matrix, Figure 6 shows the floorspace audited 

by Broad Land-use Category (BLC). The graph illustrates that ‘Local 

Light Industrial’ (205,795m 2 ), ‘Mainstreet Retail’ (170,158m 2 ), ‘Bulky 

Goods Retail’ (124,637m 2 ) and ‘Big Box Retail’ (80,148m 2 ) occupy the 

greatest proportions of floorspace. The dominance of retail 

emphasises Coffs Harbour’s role as a retail service centre and aligns 

with trends in employment. 

Figure 6. 

Coffs Harbour Floorspace BLC 

250,000 

232,713 

200,000 

198,898 

150,000 

125,567 

100,000 

59,834 

75,427 

77,633 

71,585 

90,076 

50,000 

0 

21,775 

0 0 

0 

5,638 

23,350 25,633 

32,582 

Accommodation (Short Term) 

Agriculture and Mining 

Business / Office Parks 

Dispersed Activities 

Freight and Logistics 

Local light industrial and urban support 

Manufacturing Heavy 

Manufacturing Light 

Office 

Retail Big Box 

Retail Bulky Goods 

Retail Main Street 

Special Activities 

Urban Services 

Vacant Building 

Residential 




Zone Split by BLC. 

4A zone has many uses 

Retail dominates centres 

Figure 7 shows the distribution of BLC floorspace across the various 

land-use zones that are in the Coffs Harbour City Local Environmental 

Plan (LEP). The graph shows that the majority of employment 

generating activity occurs in Business Zones 3A, 3B and 3C and 

Industrial Zone 4A. 

The highest proportion of floorspace is in Industrial Zone 4A (over 

450,000m 2 ). This is the only industrial zone in the Coffs Harbour City 

LEP and there are a number of different land-uses occurring within the 

4A zoning including Bulky Goods Retail, light manufacturing, local light 

industry and urban services and freight and logistics. 

The business centre zones are predominately occupied by the office, 

Big Box Retail and Mainstreet Retail Broad Land-use Categories (BLCs). 

Figure 7. 

Zone Split by BLC 




Actual FSRs by BLC 

Figure 8 shows the actual floorspace ratios by Broad Land-use 

Category. The actual floorspace ratios were derived from the SGS land 

audit. Main Street Retail (0.60:1) Big Box Retail (0.57:1) and, Office 

(0.53:1) BLCs have the highest floorspace ratios. 

Figure 8. 

Actual FSR by BLC 

0.60 

0.50 

0.40 

0.36 

0.45 

0.41 

0.49 

0.52 

0.38 

0.43 

0.30 

0.25 

0.22 

0.28 0.28 

0.23 

0.20 

0.17 

0.10 

0.00 

0.00 0.00 

0.00 









Office 







Residential 




Site Coverage 

Figure 9 illustrates the site coverage ratios for each of the Broad Landuse 

Categories. The site coverage ratios vary from 0.52:1 for Office to 

0.1:1 for Urban Support. 

Figure 9. 

Site Coverage by BLC 

0.50 

0.45 

0.44 

0.40 

0.35 

0.35 

0.40 

0.39 

0.40 

0.32 

0.33 

0.30 

0.28 

0.27 

0.25 

0.23 

0.22 

0.22 

0.20 

0.17 

0.15 

0.10 

0.05 

0.00 

0.00 0.00 

0.00 









Office 







Residential 


3.4 Precinct-Level Results 

Coffs Harbour LGA has numerous commercial areas. These have been split up into precincts and are 

analysed in detail in the following section. Land-use is described by Broad Land-use Categories (BLC). 

If a site is split between several land-use categories, the use with the largest share is shown. 



Description 

Bray Street 

Business 

Gross Land Area (Ha) 0.5 

Vacant Sites (Ha) 0.0 

Vacant Buildings (m 2 ) 0.0 

Land-use Split (m 2 ) 

Bray Street Business is a small precinct, serving as a retail and entertainment centre 

for surrounding residents and visitors. Significant off street parking is provided for 

the centre. Bray Street Business precinct is currently zoned Business 3F- 

Neighbourhood Zone. 

AST 

AGM 

BP 

D 

FL 

LL 

MH 

ML 

O 

RB 

RBG 







Heavy Manufacturing 

Light Manufacturing 

Office 

Big Box Retail 

Bulky Goods Retail 

RM Mainstreet Retail 2,214 76% 

S 

US 

VBL 




RES Residential 708 24% 



Description 

Coffs Harbour North 




Vacant Buildings (m 2 ) 1,462 


The Coffs Harbour North Business precinct is located north of the North Coast rail 

line, with the Pacific Highway dissecting the precinct. The highway provides optimal 

exposure for businesses. The precinct is largely zoned Business 3B ‘City Support 

Zone’. With a smaller amount of Business 3D ‘Tourist Service Centre’. Lot Sizes 

within the precinct mainly range from 2000-6,000m 2 . However, there are a few very 

large lots occupied by Big Box Retail 

AST 

AGM 

BP 




D Dispersed Activities 1,299 1% 

FL 


LL Local light industrial and urban support 1,334 1% 

MH 

ML 



O Office 634 1% 

RB Big Box Retail 48,610 50% 

RBG Bulky Goods Retail 28,875 29% 


S 

US 



VBL Vacant Building 1,461 1% 

RES 

Residential 



Description 





Vacant Buildings (m 2 ) 4,420 


The CBD is the commercial heart of the LGA and hosts the largest share of 

floorspace in Office, Main Street Retail, and Short Term Accommodation BLCs. The 

CBD is also the administrative and cultural centre of the LGA and will play an 

increasingly important role in the social and economic function of the LGA and the 

wider region with its designation as a major regional centre. 

AST Accommodation (Short Term) 11,100 4% 

AGM Agriculture and Mining -- 

BP Business / Office Parks -- 


FL Freight and Logistics -- 


MH Heavy Manufacturing -- 

ML Light Manufacturing -- 

O Office 56,279 22% 


RBG Bulky Goods Retail 10,430 4% 


S Special Activities -- 

US Urban Services 1,267 0% 

VBL Vacant Building 9,770 4% 

RES Residential 18,074 7% 



Description 

Coramba 






The Coramba Business Precinct is a small local service precinct fronting Gale Street 

consisting of a few small retail stores, a service station and a post office. 

AST Accommodation (Short Term) -- 








O Office -- 

RB Big Box Retail -- 

RBG Bulky Goods Retail -- 



US Urban Services -- 

VBL Vacant Building -- 

RES Residential - 0% 



Description 

Corindi Beach 


Local Store 

Post Office 


Vacant Site Area (Ha) 0.25 

Vacant Buildings (m 2 ) - 

Land Use Split (m 2 ) 

Corindi Beach is situated east of the Pacific Highway, approximately 24 kilometres 

north of Woolgoolga. The area is predominantly comprised of low density detached 

dwellings with a caravan park located at the beachfront. The business zoned land is 

currently vacant. A general store and local post office are located on residentially 

zoned land as marked. 

AST Accommodation (Short Term) - - 

AGM Agriculture and Mining - - 

BP Business / Office Parks - - 

D Dispersed Activities - - 

FL Freight and Logistics - - 

LL Local light industrial and urban support - - 

MH Heavy Manufacturing - - 

ML Light Manufacturing - - 

O Office - - 

RB Big Box Retail - - 

RBG Bulky Goods Retail - - 

RM Mainstreet Retail - - 

S Special Activities - - 

US Urban Services - - 

VBL Vacant Building - - 

RES Residential - - 

VSI Vacant Site 2,500 100% 



Description 

Emerald Beach 






Emerald Beach Business Precinct is a small retail centre which currently consists of a 

mixture of small shops and residential development. 




D Dispersed Activities -- 


LL Local light industrial and urban support -- 



O Office -- 










Description 

The Jetty 




Vacant Buildings (m 2 ) 881 


Located east of Coffs Harbour CBD, the Jetty precinct is an urban and tourist centre 

on the coast. High Street and Orlando Streets provide access to the centre and are 

the focus of activity in the precinct. The Jetty precinct is surrounded by residential 

areas and currently zoned 3B Town Centre Zone, 3E Tourist Service Centre Zone and 

3G Mixed Use Zone. Lot sizes in the Jetty precinct vary. Smaller lot sizes average 

500m 2 while large lot sizes average 3,000m 2 . Coffs Harbour Railway Station is 

located just outside the borders of the precinct; however it is not a significant 

feature of the centre because it is only served by Country Link trains. 

AST Accommodation (Short Term) 820 2% 

AGM 

BP 




FL Freight and Logistics 1,400 3% 


MH 


ML Light Manufacturing 

O Office 5,884 13% 

RB 


RBG Bulky Goods Retail 275 1% 


S 


US Urban Services 

VBL Vacant Building 881 2% 




Description 

Korora Bay 





Land-use Split (m 2 ) AST 

Korora Bay Business precinct is located just off the Pacific Highway. It is bounded by 

Old Coast Road (east) and Korora Basin Road (north). The precinct is surrounded by 

bush land and is the smallest precinct in Coffs Harbour. The area is zoned 3F 

Business Neighbourhood Zone, and is made up of three lots. The smallest lot size is 

3,929m 2 and the largest lot size is 8,087m 2 . 

AGM 

BP 

D 

FL 

LL 

MH 

ML 

O 

RB 

RBG 

RM 

S 

US 

VBL 









Office 



Mainstreet Retail 







Description 

Moonee Beach 






Moonee Beach Business precinct is a predominantly retail focussed centre which is 

positioned alongside the Pacific Highway and is to the west of the Moonee Beach 

residential area. The precinct has a rage of retail activities and, most significantly 

has a large Coles supermarket in the centre of the site. 









O Office -- 










Description 

Nana Glen 






Nana Glen is a small neighbourhood centre consisting of two small main street retail 

shops and some local light industrial activity. The precinct serves the population in 

the immediately surrounding area. 









O Office -- 







RES Residential - 0% 



Description 

Boambee East (Linden Avenue) 






Boambee East Precinct is situated on Linden Avenue, adjacent to Ringtail Close. It is 

a recently built retail centre to service the surrounding residents. There is a large 

supermarket within the complex as well as several smaller main street retail uses. 

The precinct is zoned Business 3F-Neighbourhood zone and has one lot covering 

nearly 8,200m 2 . 

AST 

AGM 

BP 

D 

FL 

LL 

MH 

ML 

O 

RB 

RBG 









Office 




S 

US 

VBL 

RES 




Residential 



Description 

Safety Beach 






The Safety Beach Precinct is a site of around 0.5 hectares zoned for neighbourhood 

business purposes. There is no current commercial activity on site. 









O Office -- 



RM Mainstreet Retail -- 







Description 

Sawtell 




Vacant Buildings (m 2 ) 380 


Sawtell Business precinct is a coastal village located south of Coffs Harbour. The 

precinct is centred on First Avenue which is the focus for activity in the area. 

Sawtell is surrounded by residential areas, located close to the coast and away from 

the highway. The urban centre is zoned 3C Town Centre and attracts many small 

retail businesses. The average lot size is about 600m 2 the largest lot being 5,637m 2 . 

AST 

AGM 

BP 




D Dispersed Activities 114 1% 

FL 

LL 

MH 




ML Light Manufacturing 


RB 

RBG 




S 


US Urban Services 

VBL Vacant Building 379 2% 

RES Residential 621 3% 



Description 

Toormina 





Land-use Split (m 2 ) AST 

Toormina Business Precinct is surrounded by a residential area and bound by 

Toormina Road (west), Minorie Drive (south), Wirrabilla Drive (east) and Sawtell 

Road (north). The precinct is located south of Toormina Industrial with its 

connections to the highway being Lamberts Road and Lyons Road. Toormina 

Business Precinct is zoned 3C Town Centre. 

AGM 

BP 





FL 

LL 

MH 

ML 







RBG 



S Special Activities 

US 

VBL 

RES 



Residential 



Description 







The West Woolgoolga Business Precinct is a retail focussed area which runs 

alongside the Pacific Highway. It incorporates the River Street 3C area and the 

Highway tourist service centre zoned lands. Current uses in the precinct are a mix of 

main street retail activities, local service industrial, with some landmark buildings at 

the northern (the Raj Mahal emporium) and southern (Guru Nanak Sikh Temple) 

ends. 









O Office 1,512 1% 




S Special Activities 4,030 4% 

US Urban Services 816 1% 





Description 

Woolgoolga (Beach Street) 





45Land-use Split (m 2 ) 

The Woolgoolga (Beach Street) Business Precinct is the main retail centre for 

Woolgoolga. The precinct is dominated by main street retail land-uses but also has 

pockets of residential development. 









O Office -- 




S Special Activities 8,936 9% 

US Urban Services 2,749 3% 





4 THE EMPLOYMENT CHALLENGE 

4.1 Introduction 

The MNCRS forecasts an additional 47,000 jobs will need to be created in the region by 2031. The 

Strategy designates Coffs Harbour as a major regional centre within the Mid North Coast Region. Due 

to the size and regional centre roles of Coffs Harbour and Port Macquarie, the draft Strategy 


areas to support their future growth. The draft Strategy also defines potential areas for growth within 

each LGA. The Department has released these as the draft ‘Growth Areas Map’ for the region. The 

proposed growth areas identified in the strategy for Coffs Harbour are confined to South Woolgoolga, 

on the western side of the Pacific Highway directly adjacent to the existing Woolgoolga industrial 

estate and within North Boambee Valley adjoining the existing Isles Drive Industrial Estate. 

The employment challenge for Coffs Harbour LGA will be accommodating changing forecast demand 

for business and industrial uses in its current precincts while translating the existing land-use zones to 

the Standard Instrument zones. 

4.2 Demand Forecasts 

The employment forecasts used in this study have been generated by: 

• Scaling up 2006 base data to account for the Census undercount; 

• Examining National employment forecasts by sector using the TRYM model; and 

• Apportioning Coffs Harbour’s share of the NSW employment forecasts according to 2001 and 2006 

shares. 

Three demand–side scenarios have been modelled: 

Scenario 1 

Scenario 2 

Trend-based forecast. Employment growth by industry at a national level is produced 

using the Treasury TRYM model. Coffs Harbour LGA shares of employment by sector in 

each forecast period are based on shares observed in 2001 and 2006. Employment by 

ANZSIC category is converted to Broad Land-use Categories (BLCs) using the ANZSIC- 

BLC matrix developed from land audit data. Percentage growth by BLC is applied to 

the floorspace recorded in the land-use audit to produce floorspace forecasts by 

precinct by BLC. 

LGA Level adjustment. The LGA’s shares of forecast regional growth in some sectors 

have been adjusted to take account of issues emerging from data analysis and 

consultation. Shares were adjusted in the following sectors: Property and Business 

Services, Government Administration and Defence, Cultural and Recreation Services, 

Personal and Other Services, and Retail Trade. Notes on the Adjustment for Scenario 2 

are shown in Appendix 4. The conversion of employment forecasts by BLC to 

floorspace forecasts follows the same method outlined above. 



Scenario 3 

Precinct-level adjustment. Floorspace shares produced in Scenario 2 have been 

adjusted between the precincts to take account of each precinct’s competitive position 

to accommodate employment in the various BLCs. The adjustment to the share of 

floorspace by BLC between the precincts is shown in Appendix 4. 

Scenario 1 

For scenario 1, cumulative employment forecasts for the LGA are shown in Figure 10. 

Figure 10. Scenario 1 - Cumulative Employment Forecast 2006-2031 

2,500 

2,000 

1,500 

1,000 

500 

0 

-500 

-1,000 

-1,500 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Agriculture, Forestry & Fishing -30 -80 -120 -160 -220 

Mining 0 10 10 10 10 

Manufacturing -50 -240 -450 -730 -920 

Electricity, Gas & Water Supply -10 -20 -30 -40 -60 

Construction 210 410 630 850 1,070 

Wholesale Trade 50 100 120 110 90 

Retail Trade 770 1,090 1,140 1,080 970 

Accommodation, Cafes & Restaurants -10 40 100 140 160 

Transport & Storage 60 140 220 310 400 

Communication Services -30 10 70 120 180 

Finance & Insurance 140 220 300 370 450 

Property & Business Services 50 250 460 670 870 

Government Admin. & Defence -70 -20 20 60 90 

Education 180 90 10 50 70 

Health & Community Services 770 1,140 1,500 1,850 2,190 

Cultural & Recreational Services -50 -20 10 40 70 

Personal & Other Services 100 120 140 150 160 

Source: SGS 2009 



Scenario 2 

For scenario 2, cumulative employment forecasts for the LGA are shown in Figure 11. 

Figure 11. Scenario 2 - Cumulative Employment Forecast 2006-2031 

2,500 

2,000 

1,500 

1,000 

500 

0 

-500 

-1,000 

-1,500 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Agriculture, Forestry & Fishing -30 -80 -120 -160 -220 

Mining 0 10 10 10 10 

Manufacturing -50 -240 -450 -730 -920 

Electricity, Gas & Water Supply -10 -20 -30 -40 -60 

Construction 210 410 630 850 1,070 

Wholesale Trade 50 100 120 110 90 

Retail Trade 0 280 330 270 180 

Accommodation, Cafes & Restaurants -10 40 100 140 160 

Transport & Storage 60 140 220 310 400 

Communication Services -30 10 70 120 180 

Finance & Insurance 140 220 300 370 450 

Property & Business Services 210 430 650 880 1,090 

Government Admin. & Defence 50 100 150 200 230 

Education 180 90 10 50 70 

Health & Community Services 770 1,140 1,500 1,850 2,190 

Cultural & Recreational Services 60 100 130 170 200 

Personal & Other Services 80 160 240 320 330 

Source: SGS 2009 

Scenario 3 

For Scenario 3, the total figures for the LGA have been kept the same as Scenario 2. The change in 

shares between precincts is described in Appendix 4. The effect at a precinct level is documented in 

the next section. 



5 MEETING THE CHALLENGE 

5.1 Introduction 

This section summarises the main issues and opportunities emerging from this study. These issues are 

addressed in a series of strategic directions for employment lands in Coffs Harbour. This section 

concludes with summaries of supply-demand gaps, proposed futures and recommended zoning for 

each precinct. 

5.2 Issues and Opportunities 

Coffs Harbour is the hub of a growing region... 

Coffs Harbour is identified as a ‘major regional centre’ within the Mid North Coast Region in the 

MNCRS. Due to the size and regional centre roles of Coffs Harbour and Port Macquarie, the draft 

Strategy recommends that the projected industrial land requirements for the region will primarily be 

focused on these areas to support future growth. Similarly, for commercial development, it is 

expected that Taree, Port Macquarie, Coffs Harbour and Grafton will take the majority of commercial 

development as these centres have the greatest capacity for redevelopment. 

...with a socio-economic landscape that is typical of non-metropolitan coastal regions 

This includes higher than average unemployment, an aging population profile, under-representation of 

young adults and a higher proportion of low to middle income households. These trends have 

implications for the future economic development in Coffs Harbour. The key challenge will be to strike 

a balance between gearing towards a higher value-added economy and providing employment 

opportunities that match the local labour force profile while meeting the needs of current and future 

resident populations. 

Coffs Harbour’s lifestyle attributes are an important attractor... 

The importance of the lifestyle attributes of the Coffs Harbour area was a recurring theme raised by 

contacts during the consultation phase. The area has proved very attractive for empty nesters as well 

as families moving from the city seeking more space and a healthier lifestyle. In some cases, these 

families are prepared to accept poorer career opportunities and salaries as a trade off. 

...and tourism is still a significant employer in the LGA 

Accommodation Cafes and Restaurants and Retail trade are the ANZSIC categories most heavily 

influenced by tourist trade. Both of these sectors are forecast to experience strong growth between 

2006 and 2031. 

...but the area has other important strategic assets 

Coffs Harbour has a number of key assets and infrastructure to support its role both as a service centre 

to the region, as a tourist destination, and also potentially for the attraction of other strategic 

industries. The area’s strategic assets include major health facilities, regional education and training 

facilities, a regional airport, and an international marina. 



Retail trade is a prominent component of the Coffs Harbour economy 

The results of the land audit indicate that retail trade makes up the greatest amount of employment 

floorspace, accounting for around 30% of total floorspace. In 2006, the Retail Trade ANZSIC category 

accounted for around 20% of total jobs. Previous studies have documented very high levels of retail 

floorspace in Coffs Harbour LGA. Indeed, simple rule of thumb measures 2 suggest that the overall 

level of retail floorspace is in excess of requirements. In part, this level of retail activity is driven by the 

addition of tourist trade to the expenditure of local residents. However, retail floorspace levels are 

also driven by the fact that many smaller shop owners are prepared to accept lower than typical profit 

levels as a trade off for the lifestyle benefits of the area. The effect is a higher level of retail floorspace 

with lower average Retail Turnover Densities (RTDs). 

... but the retail land-use in Coffs Harbour is complex, with a range of retail formats… 

Retailing in Coffs Harbour is characterised by a range of different types of retailing formats and these 

have significant implications for land-use. Big Box Retailing, Bulky Goods Retailing, and Mainstreet 

Retail activities are all present in the LGA. These different broad land-use types have different landuse 

requirements and this should be reflected in planning policy and controls. For example, bulky 

goods retailing will typically require large, flat lots with good highway access and exposure. 

…and a significant level of retail activity occurring ‘out of centre’ 

The presence of out-of-centre retailing, particularly in the form of Big Box Retail and Bulky Goods 

Retail could potentially impact the viability of businesses and industry in town centres. In addition the 

spatial distribution of different retailing formats could contribute to unsustainable travel patterns and 

negative land-use conflicts. This not only impacts on the local community, but it also impacts on the 

competitiveness of local business and industry. However, some Bulky Goods Retail activities are either 

unable to find suitable sites in centres or generate externalities (such as noise and traffic impacts) that 

warrant a position away from traditional retail areas. 

...with some of these businesses located in industrial zones 

There are numerous examples of Bulky Goods Retail activity occurring in industrial zones. Some of the 

operations are classed as ‘Timber and Building Supplies’ and so have a legitimate claim to being local 

service industrial operations. However, others are ostensibly retail functions that simply have a large 

retail format (rather than selling truly ‘bulky’ goods or having significant adverse impacts) and could 

just as easily operate from ‘in centre’ locations. The existence of these uses in industrial areas has the 

potential to adversely affect retail operators in the traditional (and more expensive) commercial 

centres as well as affecting the industrial operators located in the same industrial zone. 

2 

2006 2011 2016 2021 2026 2031 

Coffs Harbour LGA 68,021 73,992 79,836 85,650 91,425 96,934 

Regional Catchment 3,871 3,871 3,871 3,871 3,871 3,871 

Visitors 16,172 16,172 16,172 16,172 16,172 16,172 

Total Persons 88,064 94,035 99,879 105,693 111,468 116,977 

Retail Floorspace 372,598 372,598 391,985 395,014 391,379 384,715 

Rate of Provision 4.23 3.96 3.92 3.74 3.51 3.29 



...and others in extended strips along the highway 

Strips of Bulky Goods Retail and Local Light Industrial activity exist to the north and south of Coffs CBD 

along the highway. Some businesses require highway access and could not operate from sites within 

centres. These businesses might be expected in industrial locations. However, extended strips of 

activity are not desirable from either a place-making or a trip minimisation (sustainability) perspective. 

Corridor activity is more desirable where it clearly connects to and supports the function of a 

commercial centre such as Coffs Harbour CBD. 

The CBD is a vital component in the economy 

The CBD is a vital component of the Coffs Harbour economy and its role is bolstered by the Major 

Regional Centre designation in the Mid North Coast Regional Strategy. The CBD hosts the majority of 

the LGAs ‘Mainstreet Retail’ and ‘Office’ BLC floorspace and would be expected to accommodate an 

increasing level of regional administrative and community functions in the future. 

...but it struggles to attract commercial interest 

Although the CBD does already function as the administrative heart of the LGA (and despite its Major 

Regional Centre designation), it struggles to attract significant commercial interest. Many of those 

consulted suggested that the CBD lacks the competitive offer of other locations because it lacks a 

sense of place and is divided by the Pacific Highway. The proposed by-pass route would likely to have 

a negative impact on trade in the CBD in the short term but this would be more than offset by natural 

growth over the medium to long term and the substantial amenity improvements. 

...and it may be threatened by significant levels of retail activity at Park Beach Plaza 

The scale of retail activity at Park Beach Plaza is such that competition for trade with the CBD is likely. 

While there is no dispute that the retail operation at Park Beach Plaza serves an important function, 

it’s important that this activity does not jeopardise the economic viability of the CBD and threaten 

public investment in the CBD. 

At face value there is ample supply of employment land to meet demand 

At the LGA level, there is sufficient capacity in the existing employment lands to accommodate 

demand forecasts to 2031. Under scenario three, total demand for commercial floorspace by 2031 is 

114,994m 2 . Under the same scenario the total supply of commercial floorspace after demand has been 

accommodated is 116,390 m 2 (maximum allowable) and 411,800 (maximum observed). For industrial 

precincts, total demand to 2031 is 96,381 m 2 . After demand has been accommodated remaining 

supply is 1,845,505m 2 (maximum allowable) and 2,377,716m 2 (maximum observed). 

Some of the land is strategically positioned but much of the available land is constrained 

Much of the ‘available’ land is subject to development constraints. The most notable constraint is 

flood prone land in the CBD with areas below the 1:100 flood level. In the supply-demand gap 

analysis, constrained land that is not already developed has been removed from the supply side of the 

equation. 



5.3 Strategies and Actions 

General Strategies 

The strategic directions emerging from this study, community consultation and Council resolution are 

summarised below: 

Strategy 1 

Action 1.1 

Protect the Commercial Core and Recognise the Role of Other Centres 

Coffs Harbour CBD is a vital component of the LGAs economy and its role has been 

bolstered by ‘Major Regional Centre’ designation. As the city grows into this role, 

increased government and administrative functions are expected. It is important that 

future retail or commercial activity elsewhere in Coffs Harbour does not undermine the 

function of the CBD. The Business Lands Hierarchy will be maintain in this regard and 

will continue to inform land use policy for commercially zoned lands. 

Zone Some Corridor Activity as B5 ‘Business Development’ 

Some uses requiring direct arterial access and large sites simply cannot locate in centres. 

Expansive strips of activity along the highway can produce poor built form and 

sustainability outcomes. If of a significant scale, these activities can also threaten the 

viability of centres. Currently, these areas have 4A industrial zoning. 

In Coffs Harbour, strips of mixed light industrial and bulky goods retail activity have 

emerged along the highway at the Boambee North Precinct and North Coffs Harbour 

Precinct. These areas are appropriate for B5 Business Development zoning. 

Action 1.2 

Investigate Options to Improve the Competitive Offer of the CBD 

The CBD has struggled to attract any significant commercial or high density residential 

development. As the CBD is such an important component of the economy and is the 

focus of significant public investment, it is important that its economic viability is 

maintained. 

Council should explore options to improve the competitive offer of the city for 

development. This will require some understanding of the market for development and 

the competitor set in which the CBD operates. The feasibility of various development 

forms at selected sites is currently being tested as part of the work on the City Strategy. 

Outcomes from this process should help to inform decision-making. 

Consideration should be given to zoning part of the CBD as B3 Commercial core with 

appropriate controls to attract investment. 

Action 1.3 

Zone ‘Satellite’ Centres as B2 ‘Local Centre’ 

The centres to the north and south of Coffs CBD (Park Beach Plaza and Toormina Centro) 

should be zoned as local centres in recognition of the existing levels of retail and related 

floorspace and the function that these centres perform in providing services for the local 

community. 



However, these centres should not function as significant employment destinations such 

that the role and function of the CBD is jeopardised. 

The local centre function of Moonee Beach and Woolgoogla East should also be 

recognised by B2 Local Centre zoning. 

Action 1.4 

Preserve Small Outlying Centres as B1 ‘Neighbourhood Centres’ 

The small outlying centres have an important role to play as neighbourhood centres to 

serve the needs of the residents in the immediately surrounding area. These areas 

should not accommodate any users that draw trade from a broad catchment nor should 

they host any significant employers that would position the centre as an employment 

destination. B1 ‘Neighbourhood Centre’ zoning is appropriate for these areas. 

In Coffs Harbour LGA, the B1 Neighbourhood Centre zone should be applied to: 

- Bakers Road 

- Bray Street 

- Coramba 

- Corindi 

- Emerald Beach 

- Korora Bay 

- Nana Glen 

- Ringtail Close 

- Safety Beach 

- Sawtell South 

Action 1.5 

Discourage Retail Activity outside Established Business Centres 

Out of centre retail activity can threaten the viability of centres and promote poor 

sustainability and place making outcomes. Retail activity should be strongly discouraged 

from areas that are outside of the centres particularly where located in B5 zones. In 

general industrial areas, retail should be prohibited. 

Strategies for LEP Preparation 

Council is preparing its draft Standard Instrument LEP concurrently with the preparation of this 

Strategy. 

In draft LEP 2010 it is proposed that six business zones under the Standard Instrument be used, 

including: B1 Neighbourhood Centre, B2 Local Centre, B3 Commercial Core, B4 Mixed Use, B5 Business 

Development and B6 Enterprise Corridor. The draft LEP aims to maintain the primacy of the Coffs 

Harbour CBD as the principal business, office and retail hub of the city, and builds on the hierarchy of 

business zones which was established in Coffs Harbour City LEP 2000. 

The B1 Neighbourhood Centre zone is intended to directly equate to existing Business 3F 

Neighbourhood zones. The B2 Local Centre zone is being applied to larger regional shopping centres, 

including Toormina, Park Beach Plaza and Moonee. 

The B3 Commercial Core zone is intended to directly equate to the existing Business 3A City Centre 

zone. It is only being applied to the Coffs Harbour CBD. 



The B4 Mixed Use zone is being applied to a number of existing business and retail localities, being 

Sawtell, Jetty Village, and Woolgoolga town centre areas, and to other appropriate smaller locations 

such as The Promenade. The B5 Business Development is a targeted bulky goods zone and has been 

applied to the localities to the north and south of the city centre previously identified in the Industrial 

Lands Strategy 2009. The B6 Enterprise Corridor is applicable to targeted commercial precincts 

operating along movement corridors and replaces several Business 3B City Support, Business 3D 

Tourist Service Centre, and Business 3G Mixed Use zones where appropriate. 

The proposed hierarchy of these centres is shown on the following table: 

Centre 

City Centre (CBD) 

Park Beach Plaza 

Woolgoolga 

− Beach Street 

− River Street 

− Clarence Street 

Moonee 

Sawtell 

Jetty 

Toormina 

Boambee 

Coramba 

Corindi Beach 

Emerald Beach 

Lowanna 

Nana Glen 

Red Rock 

Ulong 

Bray Street 

Korora 

North Boambee Valley 

North Side 

Safety Beach 

South Coffs 

Pacific Highway North 

Marcia Street to Bray Street 

Pacific Highway South 

Hierarchy/Status 

Primary Regional Centre/City Centre 

City Centre Support 

Town Centre 

Town Centre 

Neighbourhood/Shopping Centre Site 

Town Centre 

Town Centre 

Town Centre 

Town Centre Support 

Town Centre Support 

Neighbourhood (Village) Centre 







Neighbourhood Centre 






Neighbourhood Enterprise Corridor 

Neighbourhood Enterprise Corridor 

} Major 

} Town 

} Centre 

Note: 

The Bakers Road site is proposed to be a Neighbourhood Centre, however due to site constraints 

the location may not be appropriate and further research is required to confirm a suitable business 

site in this precinct. 



Draft Standard LEP – City Centre Plan Project 

Coffs Harbour City LEP 2000 is currently the sole LEP for the entire Coffs Harbour Local Government 

Area. The focus of draft Coffs Harbour City Centre LEP 2010 is the Coffs Harbour City Centre area. 

Lands outside the City Centre Plan boundary will continue to be governed by LEP 2000 until a new LEP 

is prepared for these lands in accordance with the Department of Planning’s Standard Instrument 

requirements. This means that for short period, until a new LEP is prepared for the whole of the LGA, 

the City Centre area of Coffs Harbour will have its own LEP (Coffs Harbour City Centre LEP 2010). 

Proposed Woolgoolga Business Zones 

The ELS and report to Council of 13 May 2010 identified a shortfall of commercial land in Woolgoolga 

and made recommendations that the findings of the ELS be incorporated into draft LEP 2010. Initially, 

it was recommended that the character of the Woolgoolga beach side area be retained as a local 

centre, but that some additional land on the northern side of Beach Street between Boundary Street 

and Wharf Street be zoned a business (neighbourhood) zone, and that land adjacent to the current 

Pacific Highway in the located of Pullen Street to the Woolgoolga Street bridge on both sides of the 

highway be zoned to a business zone permitting retail development. At present, this highway land is 

zoned Business 3D Tourist Service Centre under LEP 2000, and retail premises (shops) are prohibited. 

DoP have advised that Council needs to consider Woolgoolga in light of the business hierarchy 

proposed for the remainder of the LGA, in accordance with Ministerial 117 Direction “1.1 Business and 

Industrial Zones” (which requires that areas and locations of existing business and industrial zones 

must be retained, and that new zones must be in accordance with a planning strategy). 

The DoP have further advised that Council must consider Ministerial 117 Direction “5.4 Commercial 

and Retail Development along the Pacific Highway, North Coast”. This requires that new commercial 

and retail development along “in town” segments of the Pacific Highway must be concentrated within 

distinct centres, and must consider the impact the proposed development has on the safety and 

efficiency of the highway. They also requested that Council discuss the matter with the RTA. 

Council has consulted with the RTA in terms of the possible future use of the Raj Mahal site for a 

supermarket. Initial feedback from the RTA is that while the contract for the Sapphire to Woolgoolga 

Pacific Highway upgrade has been let, it is likely that the highway will remain in use in its current 

location until late 2013. Any planning proposal (rezoning) or major development application such as a 

supermarket could be considered on the current highway route, but only if accompanied by a 

comprehensive Traffic Impact Assessment. 

Such an assessment would need to demonstrate that there would be no significant adverse impact on 

the operation of the road’s functionality and safety, or that appropriate mitigation measures could be 

implemented to ensure no significant impact on the operation of the road as a consequence of the 

rezoning or development. Given a major development project would take time to achieve approval 

and construction, the timeframe between finalisation of the Pacific Highway upgrade in 2013 and the 

major development may be similar and thus the impact on the highway may only be for a short period. 



A Traffic Impact Assessment was undertaken by RoadNet for this site as part of a development 

proposal in 2007. This assessment found that there would be no impact to the Pacific Highway if a 

supermarket was built in this location. Whilst the assessment has not formally been referred to the 

RTA, Council’s engineers have advised that, whilst a detailed assessment of the RoadNet model has not 

been undertaken, it seems that the conclusion that the Pacific Highway/Pullen Street roundabout has 

capacity to cater for increased traffic from redevelopment of the site without adversely affecting 

Pacific Highway service levels is valid. Impact on pedestrian access across the Pacific Highway however 

was not adequately addressed in the report. 

Council’s engineers have further advised that given the now committed timeframe for the Pacific 

Highway Woolgoolga Bypass, the information provided in the RoadNet report is sufficient to allow 

consideration of a Planning Proposal for the Raj Mahal site without the need for a Pacific Highway 

Traffic Study. 

Workshopping the proposed hierarchy of business zones in Woolgoolga with Councillors has revealed 

the general thought that the Beach Street and River Street areas need to retain their existing 

commercial and retail permissibilities under the draft LEP, and that the area north of Beach Street 

should be included. In the longer term it is preferred that Council prepare a new Masterplan for the 

Woolgoolga business lands. 

Given that Council needs to finalise draft LEP 2010, it is recommended that the entire Beach Street 

area, including additions on the northern side of the street, be zoned to the B4 Mixed Use zone to 

allow for a mix of commercial, business, retail, shops, residential and tourist and visitor 

accommodation. It is also recommended that a B4 Mixed Use zone would be appropriate for use in 

the River Street area, which currently permits retail development. This is consistent with the proposed 

business hierarchy for the LGA. 

It is recommended that a B4 zone be permitted on the Raj Mahal site, which would allow for retail 

development, but that the remainder of land on both sides of the highway be given a B6 Enterprise 

Corridor zone as this is the most equivalent zone under the Standard Instrument LEP. This zone would 

allow for neighbourhood shops, offices and some business development, but not retail development. 

Modification of the ELS to reflect these recommended zonings will allow Council to comply with 

Ministerial 117 Direction 5.4. 



5.4 Precinct Futures and Zoning 

Precinct by precinct summaries to illustrate supply demand gaps under each scenario and the 

recommended future role and zoning are given over the following pages. 

Current Role 

Issues and 

Opportunities 

Supply Demand Gaps 

Bakers Road 

A small neighbourhood centre 


Is well positioned to provide small retail services for the surrounding residential areas. Has 

a small supply-demand gap in Scenario 3. 

1,000 

500 

0 

-500 

-1,000 

Future Role 

-1,500 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Scenario One (Max Allowable) 821 823 825 826 829 

Scenario One (Max Observed) 781 783 785 787 789 

Scenario Two (Max Allowable) 821 823 825 826 829 

Scenario Two (Max Obserevd) 781 783 785 787 789 

Scenario Three (Max Allowable) -76 -183 -236 -253 -247 

Scenario Three (Max Observed) -1,105 -1,211 -1,265 -1,282 -1,276 

Scenario Three (75% of Max Allowable) -570 -677 -731 -748 -742 

Should continue as a small neighbourhood centre. We do not recommend any adjustment 

to the controls to respond to the supply-demand gap. 

Strategies and Actions Strategy 1 Protect the Commercial Core and Recognise the Role of Other Centres 

Action 1.4 Preserve Small Outlying Centres as B1 ‘Neighbourhood Centres’ 

Zoning 

B1 Neighbourhood Centre 



Current Role 

Issues and 

Opportunities 


Bray Street 



Is well positioned to provide small retail services for the surrounding residential areas 

2,000 

1,500 

1,000 

500 

0 

-500 

-1,000 

-1,500 

-2,000 

Future Role 

-2,500 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Scenario One (Max Allowable) -1,533 -1,696 -1,779 -1,829 -1,862 

Scenario One (Max Observed) -1,638 -1,801 -1,884 -1,933 -1,966 

Scenario Two (Max Allowable) -1,311 -1,375 -1,386 -1,380 -1,350 

Scenario Two (Max Obserevd) -1,416 -1,479 -1,491 -1,485 -1,455 



Scenario Three (75% of Max Allowable) 116 -7 -69 -88 -80 




Zoning 




Current Role 

Issues and 

Opportunities 




Coffs Harbour North Precinct hosts Park Beach Plaza shopping centre and ‘Homebase’ 

bulky goods retail outlets. 

The Precinct functions well as a retail centre serving the local community. In total, the 

precinct has some 98,122m 2 of floorspace of which 48,610m 2 is taken up by an enclosed 

Big Box shopping centre. The scale of development and proximity to the CBD means that 

great care should be taken that any further development at this precinct does not affect 

economic viability in the CBD and trade. 

90,000 

80,000 

70,000 

60,000 

50,000 

40,000 

30,000 

20,000 

10,000 

0 

-10,000 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 







Scenario Three (75% of Max Allowable) 11549 4617 -30 -2336 -3506 

Future Role 

The precinct has a mix of retail and service businesses, good accessibility and proximity to 

residential areas. These factors position the precinct to function as a local centre providing 

retail and service functions. The Precinct has ample capacity to meet forecast demand to 

2031 

Strategies and Actions Strategy 1 Protect the Commercial Core 

Action 1.1 Zone some corridor activity as B5 ‘Business Development’ 

Action 1.3 Zone ‘Satellite’ Centres as B2 ‘Local Centre’ 

Zoning 


B5 Business Development (Homebase) 



Current Role 

Issues and 

Opportunities 



The CBD is the commercial heart of the LGA and hosts the largest share of floorspace in 

Office, Main Street Retail, and Short Term Accommodation. The CBD is also the 

administrative and cultural centre of the LGA and will play an increasingly important role in 

the social and economic function of the LGA and the wider region with its designation as a 

major regional centre. 

The CBD has not been successful in attracting any significant volume of commercial 

development or high density residential development. Consultation also suggests that retail 

performance is patchy with significant vacancy levels. These issues are partly driven by the 

CBDs poorer competitive offer for development than other locations. In particular, there is 

a need to increase permeability and accessibility in the CBD. 

The CBD has sufficient capacity to meet the forecast demand for floorspace in 2031 if future 

development capacity is assumed to be at the maximum FSR currently observed. Large 

supply shortfalls are observed when development capacity is assumed to be at the max 

allowable FSR or 75% of the max allowable FSR. However, this result is driven by the max 

FSR assumptions required in this study rather than real supply shortfalls. 


60,000 

40,000 

20,000 

0 

-20,000 

-40,000 

-60,000 

-80,000 

-100,000 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 




Scenario Two (Max Obserevd) 36,107 23,552 13,809 5,770 -935 

Scenario Three (Max Allowable) -40,440 -53,347 -63,177 -70,760 -76,639 

Scenario Three (Max Observed) 30,995 18,087 8,257 674 -5,205 

Scenario Three (75% of Max Allowable) -56,318 -69,226 -79,056 -86,639 -92,518 

Future Role 

Strategies and 

Actions 

Zoning 

The future role of the CBD has been recognised by the Major Regional Centre designation. 

The CBD should continue to function as the principal office location in the LGA and 

development controls should facilitate this. Some higher density residential development 

may be appropriate subject to the findings of a residential study, but these should not 

‘sterilise’ the CBD for further retail or commercial development. The proposed by-pass 

route will be likely to have short term effect on the level of passing trade but this can be 

minimised with appropriate highway signage. In the longer term this would likely be more 

than offset by natural growth and the positive impact on the amenity of the CBD, 

Strategy 1 Protect the Commercial Core and Recognise the Role of Other Centres 

Action 1.2 Investigate Options to Improve the Competitive Offer of the CBD 



B4 Mixed Use 



Current Role 

Issues and 

Opportunities 


Coramba 



The centre is well positioned to provide small-scale retail services for the surrounding 

residential areas 

9,000 

8,000 

7,000 

6,000 

5,000 

4,000 

3,000 

2,000 

1,000 

Future Role 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 











Zoning 




Current Role 

Issues and 

Opportunities 

Supply Demand 

Gaps 

Corindi Beach 


There is currently no development on business zoned land in Corindi. There is a small retail 

development positioned on land currently zoned residential. 

The current vacant site would suit convenience retail uses for the surrounding population. 

This would be permitted under the B1 Neighbourhood Centre Zone. Given the amount of 

land area zoned and size of the surrounding population, the supply and demand analysis 

assumes that if developed, the site would possess a similar floorspace composition to 

Coramba, however as there is no existing activity this would need to be confirmed through 

local study. 

3,000 

2,500 

2,000 

1,500 

1,000 

500 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Scenario One (Max Allowable) 1,080 973 899 854 816 

Scenario One (Max Observed) 1,030 923 849 804 766 

Scenario Two (Max Allowable) 1,225 1,096 1,001 955 911 

Scenario Two (Max Obserevd) 1,175 1,046 951 905 861 


Scenario Three (Max Observed) 1,158 1,054 993 952 941 


Future Role 


Actions 

Zoning 

Corindi should develop as a small neighbourhood centre to serve the local population. 






Current Role 

Issues and 

Opportunities 


Emerald Beach 





3,000 

2,500 

2,000 

1,500 

1,000 

500 

0 

-500 

-1,000 

-1,500 

-2,000 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 







Scenario Three (75% of Max Allowable) 620 465 415 424 457 

Future Role 


Actions 

Zoning 

Should continue as a small neighbourhood centre. No adjustments to the controls to 

respond to the supply-demand gap are recommended. 






Current Role 

Issues and 

Opportunities 


Jetty 


The Jetty precinct is a thriving mixed use area with a small cafe and retail strip, short term 

accommodation, residential and a small pocket of light industrial uses. 

The precinct has the potential for expansion of higher density residential development to 

supplement existing strip development. 

100,000 

90,000 

Future Role 

80,000 

70,000 

60,000 

50,000 

40,000 

30,000 

20,000 

10,000 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 








The Jetty has an important future role to play as a mixed use precinct. The considerable 

amenity of the precinct may provide potential for the area to accommodate some higher 

density residential development. Industrial activities associated with marina function 

should be preserved via an appropriate land use zoning. 



Zoning 

B4 Mixed Use 

IN4 Working Waterfront 



Current Role 

Issues and 

Opportunities 


Korora Bay 





14,000 

12,000 

10,000 

8,000 

6,000 

4,000 

2,000 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 








Future Role 


Actions 

Zoning 







Current Role 

Issues and 

Opportunities 


Moonee Beach 





60,000 

50,000 

40,000 

30,000 

20,000 

10,000 

Future Role 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 








The precinct should continue as a small local centre serving the local community. The 

precinct should not grow to become a major employment destination in its own right. 



Zoning 




Current Role 

Issues and 

Opportunities 


Nana Glen 





1,000 

800 

600 

400 

200 

0 

Future Role 

-200 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 





Scenario Three (Max Allowable) 849 805 781 771 772 

Scenario Three (Max Observed) 18 -26 -50 -60 -60 


Should continue as a small neighbourhood centre. We do not recommend any adjustment 

to the controls to respond to the supply-demand gap. 



Zoning 




Current Role 

Issues and 

Opportunities 


Boambee East (Ringtail Close) 





6,000 

5,000 

4,000 

3,000 

2,000 

1,000 

0 

Future Role 

-1,000 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Scenario One (Max Allowable) 80 -117 -147 -111 -43 

Scenario One (Max Observed) -36 -233 -263 -226 -159 


Scenario Two (Max Obserevd) 242 48 -30 9 87 







Zoning 




Current Role 

Issues and 

Opportunities 


Safety Beach 


The precinct supports a commercial zone but currently has no employment activity. 

Although the precinct currently has no employment activity, it is well positioned to provide 

small-scale retail services for the surrounding residential areas 

1 

1 

1 

1 

1 

1 

0 

0 

Future Role 

0 

0 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 





Scenario Three (Max Allowable) 0 0 0 0 0 

Scenario Three (Max Observed) 0 0 0 0 0 





Zoning 




Current Role 

Issues and 

Opportunities 


Sawtell 


Sawtell village functions as a small retail and services centre. 

The precinct functions well as a mall centre serving the location community. There may be 

some future opportunities for higher density residential to complement uses in this location. 

60,000 

50,000 

40,000 

30,000 

20,000 

10,000 

0 

-10,000 

-20,000 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 

Scenario One (Max Allowable) 2,574 1,965 1,460 1,128 914 




Scenario Three (Max Allowable) -548 -1,709 -2,322 -2,553 -2,542 



Future Role 


Actions 

Zoning 

The precinct should be preserved and enhanced as a coastal village. The centre should not 

expand to become a major employment destination. 

Strategy 1 

B4 Mixed Use 

Protect the Commercial Core 



Current Role 

Issues and 

Opportunities 


Toormina 


Toormina Business Precinct is dominated by the Centro Shopping Centre. The precinct 

provides retail and service functions for the surrounding residential areas 

The precinct serves the local community well but consultation suggests that there are 

issues surrounding the viability of any significant volumes of specialty retail at the precinct. 

180,000 

160,000 

140,000 

120,000 

100,000 

80,000 

60,000 

40,000 

20,000 

Future Role 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 








The precinct should continue as a small local centre serving the local community. The 

precinct should not grow to become a major employment destination in its own right. 

There is no identified shortfall of employment zoned land in the Toormina locality. 



Zoning 




Current Role 

Issues and 

Opportunities 


West Woolgoolga Business Industrial 

The West Woolgoolga Business Pricinct adjoins the Pacific Highway, it incorporates the 

River Street business area and Tourist Service Centre lands. 

The Precinct is spread out along the highway with a mixture of uses. Some 2.3 hectares of 

the precinct is currently taken up by vacant sites. Consolidation of a retail core would help 

to create a better sense of place for the precinct. Care should be taken that activity in this 

precinct does not jeopardise the role and function of the main Woolgoolga commercial 

area to the east. 

80,000 

70,000 

60,000 

50,000 

40,000 

30,000 

20,000 

10,000 

Future Role 

0 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 








The local service functions of the retail and industrial components play an important future 

role and zoning should aim to preserve and enhance these. In addition, given the 

precinct’s land availability and arterial access, there is an opportunity to provide space for 

bulkier land uses that are unable to find sites in the main Woolgoolga Business Precinct and 

serve a broad catchment. Some such uses (e.g. building supplies) might locate in the light 

industrial zone. Though significant retail or commercial expansion is not anticipated in this 

study, this may be appropriate where detailed local planning investigations and retail 

simulation modelling demonstrates that expansion would not be to the detriment of the 

Woolgoolga East precinct and where expansion to accommodate forecast demand at 

Woolgoolga East is not possible given development encumbrances. 



Zoning 

B4 Mixed Use (Raj Mahal and River Street) 

B6 Enterprise Corridor 



Current Role 

Issues and 

Opportunities 


Woolgoolga (Beach Street) 


The Woolgoolga (Beach Street) Business precinct is the main Woolgoolga shopping area. 

The precinct is dominated by main street retail land-uses but also has pockets of residential 

development within the precinct. 

Although demand forecasts for the Precinct are relatively low, the Precinct has no vacant 

sites or vacant floorspace and so has little opportunity to accommodate future demands 

other than through redevelopment (and intensification of uses) on existing sites. 

60,000 

50,000 

40,000 

30,000 

20,000 

10,000 

0 

-10,000 

Future Role 

-20,000 

2006-2011 2006-2016 2006-2021 2006-2026 2006-2031 





Scenario Three (Max Allowable) -2,039 -3,279 -3,930 -4,300 -4,340 



The precinct should continue as a small local centre serving the local community and the 

principal retail centre for Woolgoolga. Under Scenario 3, the precinct has a supply-demand 

shortfall of around 12,000m 2 . Opportunities to accommodate demand (through an 

expansion of the zoned B2 area or through an adjustment to development controls) to 

meet future demand should be explored through detailed local planning studies. 


Zoning 

B4 Mixed Use (this includes additional land parcels fronting Beach Street to Boundary 

Street which were previously zoned for residential purposes). 



Precinct Futures and Zoning 

The current land-use in each precinct has been documented and the capacity to accommodate 

forecast demand under each scenario has been assessed. Future roles and recommended zoning for 

each precinct are summarised in the following table. 


Bakers Road 


Should continue as a small neighbourhood centre. No adjustments 

to the controls to respond to the supply-demand gap are 

recommended. 


Centre 

Boambee East 

(Ringtail Close) 


Bray Street 



North 




Coramba 




The precinct has a mix of retail and service businesses, good 

accessibility and proximity to residential areas position. These 

factors position the precinct to function as a local centre providing 

retail and service functions. The Precinct has ample capacity to 

meet forecast demand to 2031 

The future role of the CBD has been recognised through its 

designation under the MNCRS as a Major Regional Centre. The 

CBD should continue to function as the principal office location in 

the LGA and development controls should facilitate this. Some 

higher density residential development may be appropriate 

subject to the findings of a residential study, but these should not 

‘sterilise’ the CBD for further retail or commercial development. 

The proposed by-pass route will likely to have short term effect on 

the level of passing trade but this can be minimised with 

appropriate highway signage. In the longer term this would likely 

be more than offset by natural growth and the positive impact on 

the amenity of the CBD, Gaps between supply and demand 

emerge over the forecast period, large driven by a shift in shares 

for commercial sector to the CBD in scenario 3 and assumptions 

about FSRs based on the current controls. 





Centre 

B6 Enterprise 

Corridor 


B5 Business 

Development 


B2, Local Centre 

B4 Mixed Use 


Centre 

Corindi Beach’ 


Emerald Beach 

Jetty 


Korora Bay 


Moonee Beach 






The Jetty has an important future role to play as a mixed use 

precinct. The considerable amenity of the precinct may provide 

potential for the area to accommodate some higher density 

residential development. Industrial activities associated with the 

Marina should be preserved and conflict with other uses 

minimised. 






Centre 


Centre 

B4 Mixed Use 

IN4 Working 

Waterfront 


Centre 





Nana Glen 





Centre 


Safety Beach 




Centre 

Sawtell 

The precinct should be preserved and enhanced as a coastal 

village. The centre should not expand to become a major 

employment destination. 

B4 Mixed Use 

Toormina 




Woolgoolga 

(Beach Street) 





The precinct’s local service functions should be preserved. 


local community. The precinct has the opportunity to expand its 

function to serve the needs of the surrounding population and 

would be the most appropriate site for future retail development. 


B4 Mixed Use (Raj 

Mahal and River 

Street) 

B6 Enterprise 

Corridor 

B4 Mixed Use 



APPENDIX 1 – Basic ABS Profile Data 

Demographic Profile 

Population Growth 

In 2006, the population of Coffs Harbour was 66,614. This equates to 23.0% of the population of the 

Mid North Coast. Table 1 shows the population change that has occurred between 1996 and 2006 

based on ABS Estimated Resident Population (ERP) data. Coffs Harbour experienced a higher growth 

rate between 1996 to 2001 and 2001 to 2006, compared to both the Mid North Coast and NSW. 

Table 1. Population Change 1996-2006 

1996 

Change 1996- 

2001 

2001 

Change 

2001-2006 

2006 

Change 

1996-2006 

Coffs Harbour 59,818 5.7% 63,213 5.4% 66,614 10.2% 

Mid North Coast 262,849 4.7% 275,089 4.5% 287,592 8.6% 

NSW 6,038,696 5.5% 6,371,745 3.4% 6,585,733 8.3% 

Source: ABS ERP data, 2008 

Age Profile 

Figure 12 shows the age profile of Coffs Harbour, the Mid North Coast and NSW in 2006. It shows that 

both Coffs Harbour and the Mid North Coast have a lower proportion of 25-39 year olds (15.7% and 

14.4%) compared to NSW (20.9%). 

However, both Coffs Harbour and the Mid North Coast have a significantly higher proportion of 50-64 

year olds, with 20.1% and 21% compared to 17.5% respectively. Coffs Harbour and the Mid North 

Coast also have higher proportions of 65-74 and 75 plus year categories. To some extent, this trend 

may be attributed to the ‘sea change’ movement and retirees choosing to move out of the city. 



Figure 12. 

Age Distribution 

25.0% 

20.0% 

15.0% 

10.0% 

5.0% 

0.0% 

0-14 years 15-24 years 25-39 years 40-49 years 50-64 years 65-74 years 75+ years 

Coffs Harbour 20.3% 12.4% 15.7% 14.9% 20.1% 8.6% 8.0% 

Mid North Coast 19.6% 10.9% 14.4% 14.6% 21.0% 10.2% 9.3% 

NSW 19.8% 13.3% 20.9% 14.6% 17.5% 7.1% 6.7% 

Source: ABS, 2006 

Household Income 

Figure 13 shows household income for Coffs Harbour against the Mid North Coast and NSW. It is 

apparent that both Coffs Harbour and the Mid North Coast share a similar trend, with a higher 

proportion of households having an income between the $250-$499, the $500-$799 and the $800- 

$1199 income brackets compared to NSW. This is particularly evident in the $500 to $799 income 

bracket, with 22% of Coffs Harbour households and 23% of Mid North Coast households being in this 

income category. This compares to 14.7% of households being within this income bracket for in NSW 

as a whole. 

However, NSW has a considerable proportion more households earning over $1,700. 14.1% of NSW 

households earn over $2,500, compared to Coffs Harbour (4.3%) and the Mid North Coast (3.7%). This 

indicates that wealth is less evenly balanced compared to NSW, as there is a strong cluster of middle 

income earners. 



Figure 13. 

Household Income 

25.0% 

20.0% 

15.0% 

10.0% 

5.0% 

0.0% 

$0-$249 $250-$499 $500-$799 $800-$1199 $1200-$1699 $1700-$2499 $2500+ 





Labour Force Profile 

Labour Force Participation 

The labour force participation rate for Coffs Harbour, the Mid North Coast and NSW is shown in Figure 

14. The labour force includes all people who are of working age, between 15 and 64. 

Coffs Harbour has a higher labour force participation rate in younger people compared to NSW. This is 

particularly evident in the 15-19 year old age category with 52.5%, compared to NSW with 46.2%. 

Coffs Harbour’s participation rate declines below NSW’s in the 25-34 and 55-64 year age groups. 



Figure 14. 

Labour Force Participation Rate 

90.0% 

80.0% 

70.0% 

60.0% 

50.0% 

40.0% 

30.0% 

20.0% 

10.0% 

0.0% 

15-19 years 20-24 years 25-34 years 35-44 years 45-54 years 55-64 years 

Coffs Harbour 52.5% 73.5% 73.6% 77.4% 76.0% 47.7% 

Mid North Coast 49.5% 72.5% 71.0% 75.2% 73.7% 43.8% 

NSW 46.2% 73.6% 75.9% 77.0% 76.8% 53.7% 


Unemployment 

Table 2 shows the 2008 unemployment rate for Coffs Harbour, the Mid North Coast and NSW from the 

Department of Education, Employment and Workplace Relations (DEEWR) data. The labour force for 

Coffs Harbour in 2008 was 30,170, with an unemployment rate of 6.7%. This is relatively high 

compared to NSW’s unemployment rate of 4.6%. This reinforces unemployment is a key challenge in 

the region. 

Table 2. 

Unemployment Rate (DEEWR) 

Unemployment June 2008 Unemployment % June 2008 Labour Force 2008 

Coffs Harbour 2,024 6.7% 30,170 

Mid North Coast 8,508 7.0% 121,056 

NSW 163,400 4.6% 3,562,700 

Source: DEEWR, 2008 

Figure 15 shows the labour force unemployment rate by age from ABS 2006 data. This shows that 

Coffs Harbour has a higher rate of unemployment for all age categories compared to NSW; but is lower 

than the Mid North Coast. 



Figure 15. 

Labour Force Unemployment Rate by Age 


Qualifications 

20.0% 

18.0% 

16.0% 

14.0% 

12.0% 

10.0% 

8.0% 

6.0% 

4.0% 

2.0% 

0.0% 

15-19 20-24 25-34 35-44 45-54 55-64 

Coffs Harbour 16.2% 14.1% 9.5% 7.5% 6.1% 8.8% 

Mid North Coast 17.8% 16.1% 10.9% 8.7% 7.5% 9.0% 

NSW 15.1% 9.3% 5.6% 4.9% 4.3% 4.6% 

Post-school qualifications are shown in Figure 16 for Coffs Harbour, the Mid North Coast and NSW. A 

high proportion of Coffs Harbour’s population has obtained a ‘Certificate III or IV’ (34.1%) or a 

‘Bachelor Degree’ (15.6%). This is compared to NSW that has 25.1% and 22.2%, respectively. When 

benchmarked against the Mid North Coast, Coffs Harbour has a higher proportion of people with 

qualifications expect for in ‘Certificate III or IV’. There is a lower proportion of ‘Bachelor Degrees’ and 

‘Postgraduate Degrees’ compared to NSW. 

Occupations 

Figure 17 shows the number of people who live in Coffs Harbour and their occupation type. The 

majority of people who live in Coffs Harbour are either ‘Professionals’ (17.9%), ‘Clerical and 

Administrative Workers’ (15.1%) and ‘Technicians and Trades Workers’ (13.3%). ‘Machinery Operators 

and Drivers’ account for the lowest proportion of occupations (4.9%). 



Figure 16. 

Qualification 

40.0% 

35.0% 

30.0% 

25.0% 

20.0% 

15.0% 

10.0% 

5.0% 

0.0% 

Postgraduate 

Degree 

Graduate 

Diploma and 

Graduate 

Certificate 

Bachelor Degree 

Advanced 

Diploma and 

Diploma 

Certificate nfd 

Certificate III & 

IV 

Certificate I & 

II 





Figure 17. 

Occupation by Residents, Coffs Harbour 

20.0% 

18.0% 

16.0% 

14.0% 

12.0% 

10.0% 

8.0% 

6.0% 

4.0% 

2.0% 

0.0% 

Managers 

Professionals 

Technicians 

and Trades 

Workers 

Community 

and Personal 

Service 

Workers 

Clerical and 

Administrative 

Workers 

Sales Workers 

Machinery 

Operators And 

Drivers 

Labourers 

Coffs Harbour 12.8% 17.9% 13.3% 11.2% 15.1% 12.8% 4.9% 11.1% 




Employment Profile 

Employment by Industry 

Figure 18 shows employment by industry at a 1 digit level, from ABS JTW data. Coffs Harbour has a 

high proportion of Retail Trade (20.7%); this is compared to the Mid North Coast (19.6%) and NSW 

(14.3%). This reflects Coffs Harbour’s role as a regional service centre. This is followed by Health and 

Community Services with 14.4% and Accommodation, Cafes and Restaurants with 9.8%. Electricity, 

Gas and Water Supply and Mining had the lowest employment. 

Figure 18. 

Employment by Industry, 1 digit 

25.0% 

20.0% 

15.0% 

10.0% 

5.0% 

0.0% 

Coffs Harbour Mid North Coast NSW 

Source: ABS JTW data, 2006 



Figure 19 illustrates the change in employment by industry from 2001 to 2006. Industry sectors that 

experienced the highest growth include Construction (33.2%), Transport and Storage (30.6%), Finance 

and Insurance (30.5%) and Health and Community Services (27.6%). However, whilst finance and 

insurance is a fast growing sector, the proportion of people this sector employs is small (2.6% of total 

working residents). 

Communication Services, Agriculture, Forestry and Fishing, Wholesale Trade and Cultural and 

Recreational Services all experienced decline in employment. 

Figure 19. Employment by Industry, Change 2001-2006 

40.0% 

30.0% 

33.2% 

30.6% 30.5% 

27.6% 

20.0% 

16.8% 14.9% 13.6% 

10.4% 8.9% 8.5% 

6.3% 6.3% 

0.0% 

10.0% 

0.0% 

-10.0% 

-6.9% 

-9.2% 

-10.6% 

-14.3% 

-20.0% 

Source: JTW, TPDC 2006, 1993 ANZSIC Category 



Table 3 shows employment by industry for the top 20 industries, at a three digit level. At a three digit 

level we are able to gain a finer grain of employment within certain industries. Table 3 shows that 6% 

of jobs in Coffs Harbour are e in ‘School Education’, compared to 6.4% for the Mid North Coast and 

4.6% for NSW. Coffs Harbour also has high proportions of employment in ‘Hospitals and Nursing 

Homes’ (5.8%), ‘Government Administration’ (4.6%) and ‘Specialised Food Retailing’ (4%). 

Table 3. 

Employment by Industry, 3 digit, Top 20 Industries 

Industry 

Code Industry Coffs Harbour 

Mid North 

Coast 

842 School Education 6.0% 6.4% 4.6% 

861 Hospitals and Nursing Homes 5.8% 5.7% 4.2% 

811 Government Administration 4.6% 4.7% 3.8% 

512 Specialised Food Retailing 4.0% 3.9% 2.8% 

571 Accommodation 3.9% 2.7% 1.2% 

511 Supermarket and Grocery Stores 3.6% 3.5% 2.2% 

872 Community Care Services 2.7% 3.0% 1.9% 

573 Cafes and Restaurants 2.5% 2.3% 2.1% 

525 Other Personal and Household Good Retailing 2.4% 2.3% 1.7% 

011 Horticulture and Fruit Growing 2.3% 1.3% 0.4% 

786 Other Business Services 2.3% 2.0% 3.0% 

523 Furniture, Houseware and Appliance Retailing 2.1% 2.0% 1.5% 

532 Motor Vehicle Services 2.1% 2.2% 1.5% 

411 Building Construction 2.1% 2.1% 2.3% 

784 Legal and Accounting Services 2.0% 1.7% 2.4% 

952 Other Personal Services 1.8% 1.7% 1.6% 

862 Medical and Dental Services 1.8% 1.8% 1.5% 

611 Road Freight Transport 1.8% 1.7% 1.7% 

522 Clothing and Soft Good Retailing 1.7% 1.5% 1.2% 

863 Other Health Services 1.6% 1.4% 1.2% 

Source: ABS JTW data, 2006 

NSW 



Industry by Occupation 

Figure 20 shows the number of people who work in Coffs Harbour, the Mid North Coast and NSW, and 

their occupation type. Coffs Harbour has a higher proportion of ‘Technicians and Trades Workers’ 

(14.5%), ‘Community and Personal Service Workers’ (10.9%), Sales Workers (12.2%) and ‘Labourers’ 

(21.1%) than NSW. The High proportion of ‘Technicians and Trades Workers’ is representative of the 

higher proportion of ‘Certificate III and IV’ qualifications. 

Figure 20. 

Industry by Occupation 

25.0% 

20.0% 

15.0% 

10.0% 

5.0% 

0.0% 

Managers 

Professionals 

Technicians and 

trades workers 

Community and 

personal service 

workers 

Clerical and 

administrative 

workers 

Sales workers 

Machinery 

operators and 

drivers 

Coffs Harbour 12.7% 16.8% 14.5% 10.9% 14.1% 12.2% 5.1% 12.1% 

Mid North Coast 13.3% 15.7% 15.0% 10.8% 13.0% 11.4% 6.0% 13.2% 

NSW 13.6% 21.2% 13.6% 8.6% 15.4% 9.7% 6.4% 9.5% 


Labourers 

Industry Specialisation 

The capacity of a region to provide more goods and services than required, and to then export the 

products of these industries to other regions is known as industry specialisation and can be illustrated 

by Location Quotient Analysis (LQ). This involves dividing the share of jobs in an industry in the study 

region (in this case Coffs Harbour LGA) by the share of that industry in a benchmark region. 

• Where the ratio, or LQ value is close to, or equal to, one it suggests that the local industry sector 

produces just sufficient to satisfy local demand for the products of that industry; 

• An LQ value less than 1 suggests the local industry produces less than sufficient to satisfy local 

demand and that such products must be imported into the community; 

• An LQ value greater than 1 assumes that the local industry produces well above the amount to 

satisfy local demand and that some goods and services will be exported to other regions and 

communities. A high LQ will normally be one in which the community will have clearly developed 

as a specialist industry. 



Figure 21 illustrates location quotient analysis at a one-digit ANZSIC level correlated with industry 

employment shares. The matrix shows that the following industries have an LQ greater than one: 

• Accommodation, Cafes and Restaurants (1.2 LQ) 

• Cultural and Recreational Services (1.2 LQ) 

• Property and Business Services (1.2 LQ) 

• Finance and Insurance (1.1 LQ) 

• Retail Trade (1.1 LQ) 

Figure 21. 

Employment Analysis Matrix (Coffs Harbour vs. Mid-North Coast) 

Source: SGS Economics and Planning, 2009 

Interestingly, Figure 21 shows that whilst some of these industries have a high LQ ratio, they do 

account for a large proportion of jobs. ‘Retail Trade’ and ‘Health and Community Services’ display 

industry specialisation and also account for a high proportion of jobs (i.e. > 10%). 



Table 4 shows the three-digit ANZSIC LQ for Coffs Harbour benchmarked against the Mid North Coast, 

for the top 20 industries. The industries with the highest specialisation at a three digit industry level in 

Coffs Harbour are: 

• ‘Machinery and Equipment Manufacturing, undefined’ – 2.5 LQ with 66 jobs; 

• ‘Electrical Equipment and Appliance Manufacturing’ – 1.9 LQ with 66 jobs; 

• ‘Horticulture and Fruit Growing’ – 1.8 LQ with 550 jobs; 

• ‘Post School Education’ – 1.5 LQ with 358 jobs; 

• ‘Fabricated Metal Production’ – 1.5 LQ with 91 jobs; and 

• ‘Accommodation’ – 1.5 LQ with 925 jobs. 

Table 4. 

Location Quotient (LQ) Analysis, Coffs Harbour to Mid North Coast, Top 20 Industries (with 

greater than 50 jobs) 

Industry LQ Number of Jobs 

280 Machinery and Equipment Manufacturing, undefined 2.5 66 

285 Electrical Equipment and Appliance Manufacturing 1.9 66 

011 Horticulture and Fruit Growing 1.8 550 

843 Post School Education 1.5 358 

276 Fabricated Metal Product Manufacturing 1.5 91 

571 Accommodation 1.5 925 

774 Machinery and Equipment Hiring and Leasing 1.4 69 

751 Services to Finance and Investment 1.4 117 

923 Parks and Gardens 1.3 54 

742 Other Insurance 1.3 72 

521 Department Stores 1.3 328 

785 Marketing and Business Management Services 1.3 168 

526 Household Equipment Repair Services 1.2 70 

783 Computer Services 1.2 103 

030 Forestry and Logging 1.2 102 

286 Industrial Machinery and Equipment Manufacturing 1.2 57 

425 Other Construction Services 1.2 125 

771 Property Operators and Developers 1.2 115 

784 Legal and Accounting Services 1.2 477 

531 Motor Vehicle Retailing 1.2 249 

Source: TDC, 2006 



Table 5 shows the LQ for Coffs Harbour benchmarked against NSW, for the top 20 industries. The 

industries with the highest specialisation in Coffs Harbour are: 

• ‘Horticulture and Fruit Growing’ –5.6 LQ with 550 jobs; 

• ‘Forestry and Logging’ – 4.7 LQ with 1.2 jobs; 

• ‘Log Sawmilling and Timber Dressing’ – with 3.6 LQ with 101 jobs; and 

• ‘Accommodation’ – 3.2 LQ with 925 jobs. 

Table 5. 

Location Quotient (LQ) Analysis, Coffs Harbour to NSW, Top 20 Industries 

Industry LQ Number of Jobs 

011 Horticulture and Fruit Growing 5.6 550 

030 Forestry and Logging 4.7 102 

231 Log Sawmilling and Timber Dressing 3.6 101 

571 Accommodation 3.2 925 

280 Machinery and Equipment Manufacturing, undefined 2.4 66 

923 Parks and Gardens 2.3 54 

294 Other Manufacturing 1.8 66 

572 Pubs, Taverns and Bars 1.7 307 

841 Preschool Education 1.6 130 

524 Recreational Good Retailing 1.6 252 

511 Supermarket and Grocery Stores 1.6 845 

531 Motor Vehicle Retailing 1.6 249 

521 Department Stores 1.6 328 

274 Structural Metal Product Manufacturing 1.6 88 

864 Veterinary Services 1.6 55 

574 Clubs (Hospitality) 1.6 309 

526 Household Equipment Repair Services 1.5 70 

872 Community Care Services 1.4 635 

512 Specialised Food Retailing 1.4 946 

523 Furniture, Houseware and Appliance Retailing 1.4 506 

Source: TPDC, 2006 



Self Sufficiency and Self Containment 

Employment self-containment and self sufficiency can be assessed by examining ABS data for persons 

who work in Coffs Harbour LGA but live elsewhere and conversely, persons who live in Coffs Harbour 

LGA but work elsewhere. The results of this analysis are shown in Table 6. 

Table 6. 

Self Containment and Self Sufficiency 

Area Jobs in the LGA Resident Workers Self Sufficiency Self Containment 

Coffs Harbour 23,662 21,790 92.1% 84.9% 

Source: ABS unpublished Journey to Work data, 2006 

Self-containment is measured by the share of the resident workforce that works within Coffs Harbour 

LGA. In 2006, Coffs Harbour LGA had a rate of self containment of 84.9%. This high rate of self 

containment is typical of a regional centre. 

Self sufficiency is measured by the share of jobs in an LGA occupied by residents of that LGA. In 2006, 

Coffs Harbour LGA had a rate of self sufficiency of 92.1%. This indicates that the remaining 7.9% of 

jobs in Coffs Harbour LGA are held by persons who travel from other locations. 

Home based Work 

Whilst it is not possible to provide an exact measure of the number of home-based businesses, on the 

day of census, 1,362 Coffs Harbour residents worked from home. This equates to 5.7% of the resident 

workforce. This is higher than the NSW average, but lower than the Mid-North Coast average. 

Table 7. 

Home-Based Work,2006 

Total worked at home Total Workforce % home-based work 

Coffs Harbour 1,362 23,661 5.76% 

Mid North Coast 6,518 91,592 7.12% 

New South Wales 135,726 2,748,398 4.94% 

Source: ABS Census, 2006 

Mangers, Clerical and Administrative Workers and Professionals make up the highest proportions of 

residents who work from home in Coffs Harbour. 



APPENDIX 2 – Land Audit Method 

Audit Method 

Audits were completed using a method developed in association with the Department of Planning. 

Three levels of information are collected about each lot: 

Data Collected 

Source of Data 

Level 1. Zoning, size of lot, Cadastre with LEP overlay 

Level 2 

Level 3 

Building envelope, above-ground car 

parking 

Building size, condition 

Land-use activity (categories of land-use) 

GIS base for on-ground verification (digitised 

building outlines using aerial photographs) 

On-ground field survey 

The field work builds on the Level 1 and Level 2 data inputted via GIS. Each consultant in the field 

inputs data directly through the use of hand-held Palm Pilots. The audit has been completed for 

commercial centres, industrial/ business precincts, education precincts and health precincts. 

The audit results for occupied sites report the total floorspace implied by the lot size and digitised site 

coverage (from level 1 and 2 GIS analysis) and the reported number of floors, building podiums and 

usage from the audit (Level 3 analysis). As internal building inspections were not completed, internal 

voids, circulation space, storage space, etc could not be determined. The reported figures are 

therefore gross floorspace figures and do not take into account building efficiency. For the analysis of 

supply demand gaps under existing controls, in later sections of this report, building efficiency has 

been taken into account and the gross current floorspace figures have been reduced accordingly. 

Broad Land-use Categories (BLCs) 

Data has been gathered at a fine grain (3 digit ANZSIC) and coarse grain (1 digit ANZSIC) 3 . 

Table 8. 

1 Digit ANZSIC Categories 

1 Digit Code ANZSIC 1 Digit Category 

A 

Agriculture, Forestry and Fishing 

B 

Mining 

C 

Manufacturing 

D 

Electricity, Gas and Water Supply 

E 

Construction 

F 

Wholesale Trade 

G 

Retail Trade 

H 

Accommodation, Cafes and Restaurants 

I 

Transport and Storage 

J 

Communication Services 

3 ANZSIC stands for ‘Australian and New Zealand Standard Industry Classification. These are the categories used by the ABS to 

classify industry groups. 



1 Digit Code ANZSIC 1 Digit Category 

K 

L 

M 

N 

O 

P 

Q 

Finance and Insurance 

Property and Business Services 

Government Administration and Defence 

Education 

Health and Community Services 

Cultural and Recreational Services 

Personal and Other Services 

However, the ANZSIC industry categories are not the most useful way to understand land-use patterns 

as the categories cut across land-use types and zones. For example, for the manufacturing industry 

category, parts of a manufacturing business may be in heavy industrial areas, other parts may be in 

light industrial areas and jobs in head office/ administrative functions in the same manufacturing firms 

may be in commercial areas (in offices). 

Different industries operate at different geographic scales and have different key drivers. Local service 

industries – automotive repairs, printing, domestic storage etc – need to be relatively close to 

customers, and are responsive to (and changes with) population growth. On the other hand, large 

transport and warehouse distribution centres are more sensitive to state or nationwide population 

growth and shifts in freighting technologies and dependencies. They have different locational and 

access needs. These issues have significant implications for forecasting the demand for industrial or 

employment lands. 

In response to these issues, ‘Broad Land-use Categories’ (BLCs), initially developed with the 

Department of Planning in previous employment land planning investigations, have also been used to 

assess floorspace. The BLCs are listed in Table 9. 



Table 9. 

Broad Land-use Categories (BLCs) 

Land-use Category 

Description 

Freight and Logistics (FL) • Warehousing and distribution activities. Includes buildings 

with a number of docking facilities; ‘hard stand’ areas with 

trucks or goods awaiting distribution; and large storage 

facilities. 

Local light industrial and urban support (LL) • Car service and repair; joinery, construction and building 

supplies; and domestic storage. 

Manufacturing – Heavy (MH) • Large scale production activity. Likely to be characterised by 

high noise emission; emission stacks; use of heavy machinery; 

and frequency of large trucks. 

Manufacturing – Light (ML) • Clothing manufacturing, boat building and electrical 

equipment manufacturing 

• Small scale production with lower noise and emission levels 

than heavy manufacturing. 

Urban Services (US) • Concrete batching, waste recycling and transfer, construction 

and local and state government depots, sewerage, water 

supply, electricity construction yards. 

• These typically have noise dust and traffic implications and 

need to be isolated or buffered from other land-uses. Needed 

in each sub-region. 

Office (O) • Administration, clerical, business services, research. 

• Office buildings that are independent (i.e., are not ancillary to 

another use on site) and likely to accommodate a significant 

number of administration staff (>10 people). 

Business / Office Parks (BP) • Integrated warehouse, storage, R&D, ‘back-room’ 

management and administration with up to 40% office 

component. 

Retail - Main Street (RM) • Retailing services traditionally found in main street locations 

(e.g., supermarkets) and small cluster or strips of stores 

located next to a street or road. 

Retail – Big Box (RB) • Large shopping complexes, including Westfield. 

Bulky Goods Retail (RBG) • Typically large, one-story buildings surrounded by car-parking, 

usually located out of centre and in high exposure (main road) 

locations. 

Special Activities (S) • Tertiary level education, health, and community services. 

Typically require strategic locations and needed in each subregion. 

Dispersed Activities (D) • Primary and secondary education, lower level health, social 

and community services, trades construction, other ‘nomads’. 

Residential (R) • Residential development. 

Accommodation (Short Term) (AST) • Hotels and Motels (not including pubs), backpacker 

establishments. 



APPENDIX 3 - Employment Forecast Method 

The baseline level of employment for Coffs Harbour LGA (2001 and 2006) has been derived by ‘scaling 

up’ the ABS Journey to work data. Scaling up is required because of problems with Census data from 

which Journey to work data is collated including: 

• Not every person actually fills out a Census questionnaire. 

• People who do fill in the Census questionnaire may not complete the employment questions. 

• People may not provide any information on their place of work. 

• The detail people provide on their place of employment may not be detailed enough to correctly 

assign them to a particular area (for example, a specific LGA). 

The ABS Labour Force Survey provides a more accurate indication of employment. Scaling up is done 

by taking Coffs Harbour’s share of employment in the Mid North Coast, then applying this proportion 

to the ABS Labour Force Survey result for the Statistical Districts identified 4 

From this baseline data, employment projections out to 2031 are derived. This firstly requires an 

estimate of national employment at 5 year intervals using the TRYM (Treasury Macroeconomic Model) 

and data obtained from a variety of different sources (including the Australian Bureau of Statistics 

(ABS), Australian Bureau of Agricultural and Resource Economics and the Joint Economic Forecasting 

Group). 

The total growth for all industries is benchmarked to the projected total economic growth from the 

TRYM. This ensures that the projected industry growth can be met within the limited economic 

resources which Australia has at its disposal. 

NSW’s projected share of national employment is then derived by adjusting the current NSW share for 

each industry 5 for changes in the projected population 6 relative to the other states. Similarly, the NSW 

employment is then split between ‘Sydney Metropolitan’ and ‘Balance of NSW’. 

Finally the LGAs share of the ‘Balance of NSW’ employment is derived by applying its 2001 share, its 

2006 share or a growth share determined by the increase from 2001 to 2006. 

4 This selection of Statistical Districts was chosen because there is likely to be very little net migration. 

5 From the ABS’s Labour Force, Australia, Detailed, Quarterly (cat. no. 6291.0.55.003) 

6 From the ABS’s Population Projections, Australia, 2006 to 2101 (cat. no. 3222.0) 



APPENDIX 4 – Demand Adjustment Scenarios 

Scenario 2 – LGA Level Adjustment 

Adjustments were made at the LGA level so that employment forecasts by ANZSIC and BLC categories 

were better aligned with the policy and strategy framework – particularly the Mid North Coast 

Regional Strategy and the economic development vision of Council. Adjustment was made in the 

following sectors: 

Retail Trade 

Property and Business Services 

Government Admin and Defence 

Cultural and Recreation Services 

Personal and Other Services 

Adjusted 0% from 14.31%. Assumes no growth due to 

oversupply cited in AEC report. 

changed from 2.1% to 8.78%. Assumes population industries 

will grow in conjunction with population. 

Changed from 2006 share to 2001. Coffs has been designated a 

major regional centre and can expect growth in govt. 

changed from -7% to 8.78%. Assumes population industries will 

grow in conjunction with population. 

Changed to align with growth in population 

Scenario 3 – Precinct Level Adjustment 

Adjustments were made at the precinct level to take account of the competitive position of different 

precincts to accommodate different employment types. Adjustment to the percentage share of 

floorspace by BLC is shown below. 

BLC Code 



Orlando St Industrial 


Industrial 



Sawtell South 


Sawtell Industrial 

Toormina Business 

Toormina Industrial 

Boambee North 

Isles Drive 

Boambee South 

Jetty Precinct 

Boambee East 

Industrial 

Bray Street 


South Jetty 

Industrial 

Ringtail Close 


Korora Bay 


Bakers Rd Business 

Coramba 

Emerald Beach 

Moonee Beach 

Nana Glen 

Woolgoolga 

Woolgoolga East 

Woolgoolga 

Industrial 

AST 0% 0% 0% 3% 0% 0% 0% 0% -12% -13% 0% 5% 0% 0% 0% 0% 0% 0% 0% 10% 6% 0% 0% 1% 0% 

AGM 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

BP 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

D 0% 0% -1% 1% 0% 0% 0% -1% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

FL 0% -2% 0% 0% 0% 0% 0% 1% 1% -6% 7% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% -1% 

LL 0% 3% 1% 0% 0% 5% 0% -2% -1% -10% 0% 0% 4% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

MH 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

ML 0% 3% 0% 0% 0% -14% 0% 1% -1% 16% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% -6% 

O 0% -1% 0% 3% 0% 0% 0% 0% 0% 0% 0% -1% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

RB -1% 0% 0% -2% 0% 0% 2% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 1% 0% 0% 0% 0% 

RBG 9% -9% 13% 0% 0% 0% 0% 0% 4% -18% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

RM 0% -1% -3% 0% 2% 1% 2% -1% 0% 1% 0% -5% 0% 0% 0% -1% 1% 1% 0% 0% 5% 0% -1% 0% 0% 

S 0% 0% 8% 2% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% -2% -8% 0% 

US 0% 0% 0% 0% 0% -4% 0% 0% -2% 0% 1% 0% 0% 0% 6% 0% 0% 0% 0% 0% 0% 0% 0% 0% -1% 

V BL 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 

RES 0% 3% 0% 22% 2% 2% 0% 0% 0% 0% 1% -63% 0% 2% 0% 0% 4% -1% 0% 5% 1% 0% 5% 17% 0% 



APPENDIX 5 – Floorspace Demand Forecasts (Totals by BLC) 

Scenario 1 – Base Case 

3 

CURRENT (2006) 

4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 

Precinct AST AGM BP D FL LL MH ML O RB RBG RM S US VBL RES 

Coffs Harbour North Business 0 0 0 1,299 0 1,335 0 0 634 48,610 28,876 15,461 0 0 0 0 

Orlando St Industrial 0 0 0 915 18,459 40,169 0 6,462 1,620 0 16,907 4,296 0 0 0 0 

Coffs Harbour Industrial 0 0 0 6,918 1,895 22,050 0 1,591 0 0 8,494 8,630 829 0 0 0 

Coffs Harbour CBD Business 5,175 0 0 24,145 0 5,274 0 0 50,063 15,408 5,056 74,928 140 470 0 0 

Sawtell South Business 0 0 0 114 0 0 0 0 590 0 0 16,269 0 0 0 0 

Sawtell Industrial 0 0 0 949 4,760 12,095 0 15,989 0 0 1,858 672 0 741 0 0 

Toormina Business 0 0 0 4,026 0 0 0 0 783 16,131 0 5,282 0 0 0 0 

Toormina Industrial 0 0 0 5,051 9,214 26,439 0 5,998 0 0 3,308 3,643 0 159 0 0 

Boambee North 1,909 0 0 1,969 12,770 45,003 0 25,379 0 0 32,257 2,734 0 2,440 0 0 

Isles Drive 2,124 0 0 3,099 11,669 35,711 0 10,515 0 0 26,934 850 0 67 2,365 0 

Boambee South 0 0 0 0 7,645 1,352 0 0 0 0 0 0 0 15,898 0 0 

Jetty Precinct 821 0 0 1,388 1,401 1,692 0 0 5,884 0 276 22,601 0 0 0 2,196 

Boambee East Industrial 0 0 0 0 0 10,304 0 0 0 0 0 0 0 0 0 0 

Bray Street Business 0 0 0 0 0 0 0 0 0 0 0 2,214 0 0 0 0 

South Jetty Industrial 0 0 0 1,342 0 0 0 0 0 0 0 0 0 2,051 0 0 

Ringtail Close Business 0 0 0 0 0 0 0 0 0 0 0 3,304 0 0 0 0 

Korora Bay Business 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 

Bakers Rd Business 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 49 

Coramba 0 0 0 389 0 386 0 0 0 0 0 1,087 0 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,193 0 0 0 0 

Moonee Beach 650 0 0 611 0 0 0 0 0 2,482 0 2,001 0 0 0 0 

Nana Glen 0 0 0 0 0 331 0 0 0 0 0 280 0 0 0 0 

Woolgoolga 2,999 0 0 1,960 0 2,652 0 0 455 0 0 3,568 1,353 0 0 0 

Woolgoolga East 2,590 0 0 3,278 0 0 0 0 0 0 0 14,977 1,258 0 0 0 

Woolgoolga Industrial 0 0 0 962 7,274 23,549 0 10,547 0 0 930 0 0 511 0 0 

Corindi 0 0 0 389 0 386 0 0 0 0 0 1,087 0 0 0 0 

Total 16,267 0 0 58,415 75,088 228,343 0 76,480 60,029 82,630 124,895 183,991 3,580 22,338 2,365 2,246 

3 

FORECAST FUTURE FLOORSPACE (2011) 

19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 

Precinct AST AGM BP D FL LL MH ML O RB RBG RM S US VBL RES TOTAL 

Coffs Harbour North Business 0 0 0 1,468 0 1,526 0 0 742 54,648 32,906 16,598 0 0 0 0 107,888 

Orlando St Industrial 0 0 0 910 19,466 44,227 0 6,911 1,697 0 18,730 4,793 0 0 0 0 96,735 

Coffs Harbour Industrial 0 0 0 6,730 2,021 24,891 0 1,602 0 0 9,285 9,456 829 0 0 0 54,813 

Coffs Harbour CBD Business 5,153 0 0 26,458 0 5,953 0 0 51,812 14,494 5,641 79,449 171 422 0 0 189,552 

Sawtell South Business 0 0 0 140 0 0 0 0 641 0 0 16,833 0 0 0 0 17,613 

Sawtell Industrial 0 0 0 1,050 4,903 13,517 0 15,845 0 0 2,046 750 0 720 0 0 38,832 

Toormina Business 0 0 0 4,532 0 0 0 0 880 18,346 0 5,673 0 0 0 0 29,432 

Toormina Industrial 0 0 0 4,894 9,839 28,381 0 6,114 0 0 3,781 4,065 0 155 0 0 57,228 

Boambee North 1,901 0 0 1,969 13,608 49,223 0 24,842 0 0 35,669 2,924 0 2,371 0 0 132,506 

Isles Drive 2,178 0 0 3,236 12,444 38,869 0 10,419 0 0 30,062 929 0 65 2,481 0 100,684 

Boambee South 0 0 0 0 8,185 1,432 0 0 0 0 0 0 0 15,898 0 0 25,515 

Jetty Precinct 817 0 0 1,679 1,483 1,695 0 0 5,980 0 315 24,363 0 0 0 2,187 38,520 

Boambee East Industrial 0 0 0 0 0 10,956 0 0 0 0 0 0 0 0 0 0 10,956 

Bray Street Business 0 0 0 0 0 0 0 0 0 0 0 2,583 0 0 0 0 2,583 

South Jetty Industrial 0 0 0 1,639 0 0 0 0 0 0 0 0 0 1,980 0 0 3,619 

Ringtail Close Business 0 0 0 0 0 0 0 0 0 0 0 3,777 0 0 0 0 3,777 

Korora Bay Business 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 

Bakers Rd Business 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 48 48 

Coramba 0 0 0 434 0 441 0 0 0 0 0 1,156 0 0 0 0 2,031 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,291 0 0 0 0 1,291 

Moonee Beach 647 0 0 746 0 0 0 0 0 2,853 0 2,228 0 0 0 0 6,473 

Nana Glen 0 0 0 0 0 379 0 0 0 0 0 294 0 0 0 0 673 

Woolgoolga 2,986 0 0 2,001 0 3,032 0 0 501 0 0 3,917 1,453 0 0 0 13,891 

Woolgoolga East 2,579 0 0 3,657 0 0 0 0 0 0 0 16,646 1,439 0 0 0 24,321 

Woolgoolga Industrial 0 0 0 1,030 7,696 25,997 0 10,522 0 0 1,063 0 0 533 0 0 46,841 

Corindi 0 0 0 434 0 441 0 0 0 0 0 1,156 0 0 0 0 2,031 

Total 16,262 0 0 63,006 79,646 250,958 0 76,255 62,253 90,340 139,497 198,884 3,893 22,145 2,481 2,235 1,007,853 



3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 










Boambee North 1,941 0 0 1,969 14,619 52,008 0 22,401 0 0 37,563 3,005 0 2,112 0 0 135,619 

Isles Drive 2,239 0 0 3,264 13,228 41,409 0 9,623 0 0 31,709 968 0 58 2,561 0 105,059 

Boambee South 0 0 0 0 8,904 1,511 0 0 0 0 0 0 0 15,898 0 0 26,314 








Coramba 0 0 0 475 0 464 0 0 0 0 0 1,200 0 0 0 0 2,138 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,336 0 0 0 0 1,336 

Moonee Beach 661 0 0 811 0 0 0 0 0 3,010 0 2,339 0 0 0 0 6,820 

Nana Glen 0 0 0 0 0 399 0 0 0 0 0 315 0 0 0 0 714 

Woolgoolga 3,049 0 0 2,042 0 3,189 0 0 542 0 0 4,076 1,474 0 0 0 14,371 



Corindi 0 0 0 475 0 464 0 0 0 0 0 1,200 0 0 0 0 2,138 

Total 16,620 0 0 65,722 84,963 266,022 0 70,944 66,206 94,805 146,931 207,076 3,990 21,752 2,561 2,279 1,049,871 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 








Toormina Business 0 0 0 5,122 0 0 0 0 1,002 19,541 0 6,045 0 0 0 0 31,711 


Boambee North 1,989 0 0 1,969 15,441 53,538 0 19,695 0 0 38,069 3,064 0 1,826 0 0 135,590 

Isles Drive 2,286 0 0 3,292 13,766 43,307 0 8,725 0 0 32,198 980 0 50 2,625 0 107,229 

Boambee South 0 0 0 0 9,624 1,543 0 0 0 0 0 0 0 15,898 0 0 27,065 








Coramba 0 0 0 521 0 467 0 0 0 0 0 1,223 0 0 0 0 2,211 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,348 0 0 0 0 1,348 

Moonee Beach 677 0 0 874 0 0 0 0 0 3,051 0 2,372 0 0 0 0 6,975 

Nana Glen 0 0 0 0 0 402 0 0 0 0 0 334 0 0 0 0 735 

Woolgoolga 3,125 0 0 2,079 0 3,214 0 0 584 0 0 4,119 1,494 0 0 0 14,614 



Corindi 0 0 0 521 0 467 0 0 0 0 0 1,223 0 0 0 0 2,211 

Total 17,023 0 0 68,399 89,046 274,883 0 64,945 70,051 96,477 149,017 211,787 4,086 21,348 2,625 2,333 1,072,021 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 








Toormina Business 0 0 0 5,395 0 0 0 0 1,057 19,467 0 6,109 0 0 0 0 32,028 


Boambee North 2,021 0 0 1,969 16,158 54,296 0 16,042 0 0 37,709 3,104 0 1,445 0 0 132,743 

Isles Drive 2,310 0 0 3,305 14,092 44,717 0 7,466 0 0 32,053 979 0 40 2,629 0 107,591 

Boambee South 0 0 0 0 10,433 1,527 0 0 0 0 0 0 0 15,898 0 0 27,859 








Coramba 0 0 0 561 0 463 0 0 0 0 0 1,233 0 0 0 0 2,256 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,344 0 0 0 0 1,344 

Moonee Beach 688 0 0 935 0 0 0 0 0 3,046 0 2,375 0 0 0 0 7,044 

Nana Glen 0 0 0 0 0 398 0 0 0 0 0 346 0 0 0 0 744 

Woolgoolga 3,175 0 0 2,115 0 3,184 0 0 623 0 0 4,110 1,504 0 0 0 14,711 



Corindi 0 0 0 521 0 467 0 0 0 0 0 1,223 0 0 0 0 2,211 

Total 17,285 0 0 70,775 92,167 280,083 0 56,458 73,807 96,969 148,216 214,195 4,161 20,773 2,629 2,368 1,079,884 



3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 

Precinct AST AGM BP D FL LL MH ML O RB RBG RM S US VBL 

Coffs Harbour North Business 0 0 0 1,643 0 1,575 0 0 982 58,014 34,507 17,556 0 0 0 

Orlando St Industrial 0 0 0 821 20,753 48,328 0 8,103 1,988 0 19,907 4,974 0 0 0 

Coffs Harbour Industrial 0 0 0 7,159 2,560 26,867 0 1,213 0 0 10,026 10,567 829 0 0 

Coffs Harbour CBD Business 5,522 0 0 31,711 0 6,583 0 0 64,600 16,583 5,951 85,323 229 762 0 

Sawtell South Business 0 0 0 186 0 0 0 0 818 0 0 18,270 0 0 0 

Sawtell Industrial 0 0 0 1,111 6,852 15,343 0 9,864 0 0 1,876 778 0 360 0 

Toormina Business 0 0 0 5,656 0 0 0 0 1,116 19,260 0 6,135 0 0 0 

Toormina Industrial 0 0 0 5,775 12,415 36,112 0 5,148 0 0 3,904 4,614 0 77 0 

Boambee North 2,037 0 0 1,969 16,813 54,842 0 13,601 0 0 37,018 3,139 0 1,186 0 

Isles Drive 2,315 0 0 3,319 14,336 45,958 0 6,648 0 0 31,651 970 0 33 2,667 

Boambee South 0 0 0 0 11,243 1,495 0 0 0 0 0 0 0 15,898 0 

Jetty Precinct 876 0 0 2,169 1,549 1,472 0 0 7,233 0 325 27,328 0 0 0 

Boambee East Industrial 0 0 0 0 0 11,436 0 0 0 0 0 0 0 0 0 

Bray Street Business 0 0 0 0 0 0 0 0 0 0 0 2,912 0 0 0 

South Jetty Industrial 0 0 0 2,186 0 0 0 0 0 0 0 0 0 1,491 0 

Ringtail Close Business 0 0 0 0 0 0 0 0 0 0 0 3,900 0 0 0 

Korora Bay Business 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 

Bakers Rd Business 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 

Coramba 0 0 0 607 0 455 0 0 0 0 0 1,233 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,332 0 0 0 

Moonee Beach 693 0 0 995 0 0 0 0 0 3,019 0 2,361 0 0 0 

Nana Glen 0 0 0 0 0 391 0 0 0 0 0 359 0 0 0 

Woolgoolga 3,200 0 0 2,148 0 3,130 0 0 664 0 0 4,074 1,514 0 0 

Woolgoolga East 2,764 0 0 3,983 0 0 0 0 0 0 0 18,312 1,663 0 0 

Woolgoolga Industrial 0 0 0 1,157 8,423 29,623 0 6,502 0 0 1,097 0 0 530 0 

Corindi 0 0 0 521 0 467 0 0 0 0 0 1,223 0 0 0 

Total 17,409 0 0 73,117 94,945 284,077 0 51,078 77,401 96,876 146,262 215,359 4,234 20,337 2,667 

Scenario 2 - LGA Level Adjustment 

3 


4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 










Boambee North 1,909 0 0 1,969 12,770 45,003 0 25,379 0 0 32,257 2,734 0 2,440 0 0 

Isles Drive 2,124 0 0 3,099 11,669 35,711 0 10,515 0 0 26,934 850 0 67 2,365 0 

Boambee South 0 0 0 0 7,645 1,352 0 0 0 0 0 0 0 15,898 0 0 








Coramba 0 0 0 389 0 386 0 0 0 0 0 1,087 0 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,193 0 0 0 0 

Moonee Beach 650 0 0 611 0 0 0 0 0 2,482 0 2,001 0 0 0 0 

Nana Glen 0 0 0 0 0 331 0 0 0 0 0 280 0 0 0 0 

Woolgoolga 2,999 0 0 1,960 0 2,652 0 0 455 0 0 3,568 1,353 0 0 0 



Corindi 0 0 0 389 0 386 0 0 0 0 0 1,087 0 0 0 0 

Total 16,267 0 0 58,804 75,088 228,729 0 76,480 60,029 82,630 124,895 185,078 3,580 22,338 2,365 2,246 



3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 










Boambee North 1,909 0 0 2,136 13,307 47,817 0 25,317 0 0 34,829 2,911 0 2,440 0 0 130,665 

Isles Drive 2,149 0 0 3,375 12,478 37,071 0 10,481 0 0 28,809 883 0 67 2,499 0 97,814 

Boambee South 0 0 0 0 7,613 1,495 0 0 0 0 0 0 0 17,251 0 0 26,359 








Coramba 0 0 0 362 0 408 0 0 0 0 0 1,116 0 0 0 0 1,886 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,258 0 0 0 0 1,258 

Moonee Beach 650 0 0 662 0 0 0 0 0 2,633 0 2,149 0 0 0 0 6,094 

Nana Glen 0 0 0 0 0 351 0 0 0 0 0 294 0 0 0 0 645 

Woolgoolga 2,999 0 0 2,127 0 2,808 0 0 467 0 0 3,764 1,478 0 0 0 13,643 


Woolgoolga Industrial 0 0 0 1,044 7,812 24,356 0 10,580 0 0 984 0 0 495 0 0 45,271 

Corindi 0 0 0 362 0 408 0 0 0 0 0 1,116 0 0 0 0 1,886 

Total 16,292 0 0 63,840 79,168 240,191 0 75,943 65,733 87,050 133,649 193,275 3,902 23,670 2,499 2,244 987,457 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 



Orlando St Industrial 0 0 0 1,131 21,827 44,745 0 6,744 1,888 0 19,282 4,833 0 0 0 

Coffs Harbour Industrial 0 0 0 8,119 2,043 24,342 0 2,124 0 0 9,912 9,299 970 0 0 



Sawtell Industrial 0 0 0 1,100 5,156 13,067 0 22,749 0 0 2,252 770 0 1,112 0 

Toormina Business 0 0 0 4,562 0 0 0 0 872 17,989 0 5,916 0 0 0 


Boambee North 2,008 0 0 2,304 14,004 51,201 0 37,320 0 0 37,317 3,063 0 3,659 0 

Isles Drive 2,263 0 0 3,611 13,318 38,562 0 14,889 0 0 30,612 931 0 101 2,872 

Boambee South 0 0 0 0 7,774 1,631 0 0 0 0 0 0 0 18,604 0 








Coramba 0 0 0 412 0 431 0 0 0 0 0 1,172 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,334 0 0 0 

Moonee Beach 683 0 0 636 0 0 0 0 0 2,759 0 2,282 0 0 0 

Nana Glen 0 0 0 0 0 370 0 0 0 0 0 313 0 0 0 

Woolgoolga 3,155 0 0 2,262 0 2,964 0 0 521 0 0 3,979 1,573 0 0 



Corindi 0 0 0 412 0 431 0 0 0 0 0 1,172 0 0 0 

Total 17,142 0 0 67,075 84,295 254,081 0 106,533 71,477 92,914 142,222 203,940 4,098 26,962 2,872 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 




Coffs Harbour Industrial 0 0 0 8,726 2,144 24,859 0 2,098 0 0 10,425 9,503 1,040 0 0 






Boambee North 2,026 0 0 2,471 14,786 52,942 0 37,253 0 0 39,315 3,185 0 3,659 0 

Isles Drive 2,289 0 0 3,826 14,228 39,556 0 14,857 0 0 31,854 947 0 101 2,963 

Boambee South 0 0 0 0 7,966 1,780 0 0 0 0 0 0 0 19,958 0 








Coramba 0 0 0 484 0 440 0 0 0 0 0 1,186 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,377 0 0 0 

Moonee Beach 689 0 0 614 0 0 0 0 0 2,805 0 2,359 0 0 0 

Nana Glen 0 0 0 0 0 378 0 0 0 0 0 324 0 0 0 

Woolgoolga 3,183 0 0 2,398 0 3,026 0 0 592 0 0 4,088 1,653 0 0 



Corindi 0 0 0 484 0 440 0 0 0 0 0 1,186 0 0 0 

Total 17,299 0 0 69,818 89,380 261,908 0 105,932 77,434 97,149 147,798 209,308 4,267 28,198 2,963 



3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 










Boambee North 2,005 0 0 2,639 15,506 53,875 0 37,182 0 0 40,693 3,302 0 3,659 0 

Isles Drive 2,265 0 0 4,062 15,121 40,212 0 14,826 0 0 32,455 937 0 101 3,035 

Boambee South 0 0 0 0 8,095 1,929 0 0 0 0 0 0 0 21,311 0 








Coramba 0 0 0 546 0 435 0 0 0 0 0 1,175 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,391 0 0 0 

Moonee Beach 682 0 0 625 0 0 0 0 0 2,782 0 2,379 0 0 0 

Nana Glen 0 0 0 0 0 374 0 0 0 0 0 330 0 0 0 

Woolgoolga 3,149 0 0 2,551 0 2,995 0 0 652 0 0 4,108 1,747 0 0 



Corindi 0 0 0 546 0 435 0 0 0 0 0 1,175 0 0 0 

Total 17,117 0 0 73,618 94,163 265,952 0 105,263 82,871 99,345 150,380 211,022 4,496 29,387 3,035 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 


Coffs Harbour North Business 0 0 0 1,636 0 1,476 0 0 1,028 57,275 31,739 18,078 0 0 0 








Boambee North 1,973 0 0 2,660 16,164 54,274 0 37,040 0 0 41,856 3,295 0 3,659 0 

Isles Drive 2,226 0 0 4,143 15,969 40,080 0 14,718 0 0 32,791 919 0 101 3,090 

Boambee South 0 0 0 0 8,159 2,079 0 0 0 0 0 0 0 21,480 0 








Coramba 0 0 0 618 0 426 0 0 0 0 0 1,155 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,375 0 0 0 

Moonee Beach 671 0 0 631 0 0 0 0 0 2,730 0 2,367 0 0 0 

Nana Glen 0 0 0 0 0 367 0 0 0 0 0 334 0 0 0 

Woolgoolga 3,099 0 0 2,593 0 2,933 0 0 722 0 0 4,051 1,797 0 0 



Corindi 0 0 0 618 0 426 0 0 0 0 0 1,155 0 0 0 

Total 16,842 0 0 75,752 98,409 266,653 0 103,823 88,678 100,572 151,791 210,405 4,600 29,437 3,090 



Scenario 3 - Precinct Level Adjustment 

3 


4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 










Boambee North 1,909 0 0 1,969 12,770 45,003 0 25,379 0 0 32,257 2,734 0 2,440 0 0 

Isles Drive 2,124 0 0 3,099 11,669 35,711 0 10,515 0 0 26,934 850 0 67 2,365 0 

Boambee South 0 0 0 0 7,645 1,352 0 0 0 0 0 0 0 15,898 0 0 








Coramba 0 0 0 389 0 386 0 0 0 0 0 1,087 0 0 0 0 

Emerald Beach 0 0 0 0 0 0 0 0 0 0 0 1,193 0 0 0 0 

Moonee Beach 650 0 0 611 0 0 0 0 0 2,482 0 2,001 0 0 0 0 

Nana Glen 0 0 0 0 0 331 0 0 0 0 0 280 0 0 0 0 

Woolgoolga 2,999 0 0 1,960 0 2,652 0 0 455 0 0 3,568 1,353 0 0 0 



Corindi 0 0 0 389 0 386 0 0 0 0 0 1,087 0 0 0 0 

Total 16,267 0 0 58,804 75,088 228,729 0 76,480 60,029 82,630 124,895 185,078 3,580 22,338 2,365 2,246 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 



Orlando St Industrial 0 0 0 990 19,792 47,957 0 6,381 657 0 6,682 1,922 0 0 0 




Sawtell Industrial 0 0 0 1,027 4,997 23,978 0 6,075 0 0 2,221 1,922 0 0 0 



Boambee North 0 0 0 2,129 13,403 47,294 0 26,580 0 0 42,768 2,707 0 2,473 0 

Isles Drive 0 0 0 3,351 7,917 11,989 0 22,783 0 0 5,346 1,922 0 68 0 

Boambee South 0 0 0 0 11,875 1,393 0 0 0 0 0 0 0 17,516 0 

Jetty Precinct 1,629 0 0 1,502 1,470 1,744 0 0 5,403 0 293 15,373 0 0 0 





Korora Bay Business 0 0 0 0 0 0 0 0 0 0 0 1,922 0 0 0 

Bakers Rd Business 0 0 0 0 0 0 0 0 0 0 0 1,922 0 0 0 

Coramba 0 0 0 420 0 397 0 0 0 0 0 1,076 0 0 0 

Emerald Beach 1,629 0 0 0 0 0 0 0 0 0 0 1,181 0 0 0 

Moonee Beach 1,629 0 0 661 0 0 0 0 0 3,482 0 11,530 0 0 0 

Nana Glen 0 0 0 0 0 341 0 0 0 0 0 452 0 0 0 

Woolgoolga 2,933 0 0 2,120 0 2,733 0 0 418 0 0 1,922 1,432 0 0 

Woolgoolga East 2,770 0 0 3,545 0 0 0 0 0 0 0 15,373 997 0 0 

Woolgoolga Industrial 0 0 0 1,040 7,635 24,264 0 6,075 0 0 989 0 0 237 0 

Corindi 0 0 0 420 0 397 0 0 0 0 0 1,076 0 0 0 

Total 16,292 0 0 63,899 79,105 241,233 0 75,808 65,585 87,050 134,317 192,422 3,902 23,772 0 



3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 



Orlando St Industrial 0 0 0 1,040 21,074 50,730 0 8,951 715 0 7,111 2,028 0 0 0 







Boambee North 0 0 0 2,236 14,271 50,029 0 37,287 0 0 45,511 2,856 0 2,817 0 

Isles Drive 0 0 0 3,519 8,429 12,682 0 31,960 0 0 5,689 2,028 0 77 0 

Boambee South 0 0 0 0 12,644 1,474 0 0 0 0 0 0 0 19,952 0 








Coramba 0 0 0 441 0 420 0 0 0 0 0 1,135 0 0 0 

Emerald Beach 1,714 0 0 0 0 0 0 0 0 0 0 1,246 0 0 0 

Moonee Beach 1,714 0 0 694 0 0 0 0 0 3,717 0 12,166 0 0 0 

Nana Glen 0 0 0 0 0 361 0 0 0 0 0 477 0 0 0 

Woolgoolga 3,086 0 0 2,226 0 2,891 0 0 454 0 0 2,028 1,504 0 0 



Corindi 0 0 0 441 0 420 0 0 0 0 0 1,135 0 0 0 

Total 17,142 0 0 67,104 84,228 255,183 0 106,344 71,316 92,914 142,933 203,046 4,098 27,078 0 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 










Boambee North 0 0 0 2,325 15,132 51,571 0 37,076 0 0 47,295 2,932 0 2,946 0 

Isles Drive 0 0 0 3,660 8,938 13,073 0 31,779 0 0 5,912 2,081 0 81 0 

Boambee South 0 0 0 0 13,407 1,519 0 0 0 0 0 0 0 20,867 0 








Coramba 0 0 0 459 0 433 0 0 0 0 0 1,165 0 0 0 

Emerald Beach 1,730 0 0 0 0 0 0 0 0 0 0 1,279 0 0 0 

Moonee Beach 1,730 0 0 721 0 0 0 0 0 3,886 0 12,487 0 0 0 

Nana Glen 0 0 0 0 0 372 0 0 0 0 0 489 0 0 0 

Woolgoolga 3,114 0 0 2,316 0 2,980 0 0 492 0 0 2,081 1,566 0 0 



Corindi 0 0 0 459 0 433 0 0 0 0 0 1,165 0 0 0 

Total 17,299 0 0 69,793 89,309 263,049 0 105,743 77,259 97,149 148,537 208,407 4,267 28,320 0 

3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 










Boambee North 0 0 0 2,451 15,942 52,370 0 36,842 0 0 48,122 2,956 0 3,070 0 

Isles Drive 0 0 0 3,858 9,416 13,276 0 31,579 0 0 6,015 2,098 0 84 0 

Boambee South 0 0 0 0 14,124 1,543 0 0 0 0 0 0 0 21,746 0 








Coramba 0 0 0 484 0 440 0 0 0 0 0 1,175 0 0 0 

Emerald Beach 1,712 0 0 0 0 0 0 0 0 0 0 1,290 0 0 0 

Moonee Beach 1,712 0 0 760 0 0 0 0 0 3,974 0 12,591 0 0 0 

Nana Glen 0 0 0 0 0 378 0 0 0 0 0 493 0 0 0 

Woolgoolga 3,081 0 0 2,440 0 3,026 0 0 527 0 0 2,098 1,650 0 0 



Corindi 0 0 0 484 0 440 0 0 0 0 0 1,175 0 0 0 

Total 17,117 0 0 73,556 94,088 267,122 0 105,076 82,684 99,345 151,132 210,133 4,496 29,513 0 



3 


19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 










Boambee North 0 0 0 2,520 16,660 52,510 0 36,338 0 0 48,573 2,947 0 3,075 0 

Isles Drive 0 0 0 3,966 9,841 13,311 0 31,147 0 0 6,072 2,093 0 85 0 

Boambee South 0 0 0 0 14,761 1,547 0 0 0 0 0 0 0 21,784 0 








Coramba 0 0 0 497 0 441 0 0 0 0 0 1,172 0 0 0 

Emerald Beach 1,684 0 0 0 0 0 0 0 0 0 0 1,286 0 0 0 

Moonee Beach 1,684 0 0 782 0 0 0 0 0 4,023 0 12,555 0 0 0 

Nana Glen 0 0 0 0 0 379 0 0 0 0 0 492 0 0 0 

Woolgoolga 3,032 0 0 2,509 0 3,034 0 0 564 0 0 2,093 1,688 0 0 



Corindi 0 0 0 497 0 441 0 0 0 0 0 1,172 0 0 0 

Total 16,842 0 0 75,631 98,330 267,836 0 103,639 88,478 100,572 152,550 209,536 4,600 29,564 0 



APPENDIX 6 – Proposed CBD By-Pass Route 

Figure 22. 

Proposed By-Pass Route 

Source: Connell Wagner 2008 



Figure 23. 

Proposed On/ Off Ramp at Isles Drive 

Source: Connell Wagner 2008

Business Lands Strategic Plan - Coffs Harbour City Council - NSW ...

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?