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

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Coffs Harbour Local Growth Management Strategy 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. Business Lands Strategy – Page 29
Coffs Harbour Local Growth Management Strategy 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 Business Lands Strategy – Page 30
Page 2 and 3: Contents GLOSSARY .................
Page 4 and 5: Business Lands Component - Page 3
Page 6 and 7: Coffs Harbour Local Growth Manageme
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Business Lands Strategic Plan - Coffs Harbour City Council - NSW ...

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