Employment Lands Development Program ELDP
2010
REPORT 5 - INNER NORTH SUBREGION
Employment Lands Development Program ELDP
2010
REPORT 5 - INNER NORTH SUBREGION
Key Findings And Trends
•191 hectares existing Employment Lands (6 per cent of Sydney Region’s total stocks)
•6 hectares of undeveloped land remaining
•$213 million of industrial building approvals between 2001/02 and 2008/09 (4 per cent of
Sydney Region’s total approvals)
•1.1 hectares of Employment Lands taken up in 2009, compared to 5 hectares in 2008.
•27,000 jobs in Employment Lands (11 per cent of all jobs in the subregion)
• 146 jobs per hectare (highest job density rate)
May 2011
Photography - NSW Department of Planning employees.
© Crown Copyright 2011
Department of Planning
Lands Building,
23 - 33 Bridge Street,
Sydney, NSW 2000, Australia
ELDP | 2010 | SUBREGIONAL REPORT
ISBN: 978-1-74263-170-7
http://www.planning.nsw.gov.au
Contact: [email protected]
Disclaimer: While every reasonable effort has been made to ensure that this document is correct at the time of
printing, the state of New South Wales, its agents and employees, disclaim any and all liability to any person
in respect of anything or the consequences of anything done or omitted to be done in reliance upon the whole
or any part of this document.
Contents
•5.1 Supply of Employment Lands
5.1.1 Developed Land
5.1.2 Undeveloped Zoned Land
5.1.3 Future Supply
•5.2 Demand for Employment Lands
5.2.1 Industrial Building Activity
5.2.2 Employment Lands ‘Under Construction’
5.2.3 Take-up
•5.3 Jobs in Employment Lands
5.3.1 Distribution of Jobs
5.3.2 Jobs in Employment Lands by Industry
5.3.3 Jobs in Employment Lands by Occupation
5.3.4 Job Densities
•List of Figures and Tables
Figure 5.1: Inner North LGAs - Existing Supply of Employment Lands
Figure 5.2: Inner North LGAs - Developed and Undeveloped Employment Lands
Figure 5.3: Inner North - Undeveloped Land - Lot Sizes
Figure 5.4: Inner North - Value of Industrial Building Approvals, 2001/02 to 2008/09
Figure 5.5: Inner North LGAs - Value of Industrial Building Approvals, 2001/02 to 2008/09
Figure 5.6: Inner North - Labour Force Change in Employment Lands, 2001 to 2006
Figure 5.7: Inner North LGAs - Jobs in Employment Lands
Figure 5.9: Inner North - Occupation Profile Table 5.1: Inner North - Undeveloped Land - Lot Sizes
ELDP | 2010 | SUBREGIONAL REPORT
Figure 5.8: Inner North - Employment Lands Jobs by Industry Sector
Willoughby
Ryde
Lane Cove
Mosman
Hunters Hill
Legend
Railways
■ Open Space
Employment Lands
■ Existing Zoned Employment Lands
■ Proposed Employment Lands
N
Scale 1:51,121
Map 5.1: Inner North Employment Lands
North Sydney
5.1 Supply of Employment Lands
•5.1.1 Developed Land
There is a total zoned Employment Lands supply within the
A further 2 lots are sized in the range of 0.5-1 hectares whilst
Inner North subregion of 191 hectares, accounting for 6 per
the remaining lot is sized between 1-5 hectares. No other
cent of the Sydney Region total.
lots were found to be greater than 5 hectares in size. This
highly fragmented pattern of undeveloped land means limited
Willoughby LGA supplies 50 per cent of the subregion’s total
capacity for new large scale industrial developments, unless
stocks (94 hectares) distributed predominately amongst the
through redevelopment. The pattern of lot sizes may also not
Artarmon (65 hectares) and East Chatswood (26 hectares)
reflect consolidation into larger holdings.
Precincts.
Lane Cove LGA is also another significant contributor,
contributing 34 per cent of the subregion’s total stocks (64
Figure 5.2: Inner North LGAs - Developed and Undeveloped
Employment Lands (ha)
1,000
hectares). The majority of this comes from the Lane Cove West
Precinct, supplying approximately 52 hectares. It is worth
800
noting, there are no employment lands located in North Sydney
or Mosman.
600
Figure 5.1: Inner North LGAs - Existing Supply of Employment Lands
400
60%
200
50%
Legend:
20%
Undeveloped
Ryde
Willoughby
30%
North Sydney
Mosman
Lane Cove
0
40%
Developed
10%
Legend:
Willoughby
Ryde
North Sydney
Mosman
Lane Cove
0%
% of Employment Lands
•5.1.2 Undeveloped Zoned Land
The Inner North Subregion contains approximately 6 hectares
of undeveloped zoned land. This represents close to 3 per
cent of total existing stock for the subregion and reflects the
high rate of land utilisation and demand for space within the
subregion.
hectare of undeveloped zoned land respectively.
A large majority of undeveloped zoned land is located within
the Lane Cove West Precinct.
In total, there are 19 lots of undeveloped Employment Lands
within the Inner North subregion supplying on average 0.33
hectares per lot. Of this, 47 per cent are smaller than 0.1 ha (9
in total) and 37 per cent (7 lots) between 0.1-0.5 hectares.
ELDP | 2010 | SUBREGIONAL REPORT
Lane Cove and Willoughby LGAs contain just about 5 and 1
•5.1.3 Future Supply
Figure 5.3: Inner North - Undeveloped Land - Lot Sizes
No potential future Employment Lands have been identified
100%
90%
for the Inner North subregion. Consequently, additional space
80%
for Employment Lands industries in the Inner North subregion
70%
would come in the form of land regeneration. Development of
60%
a new office/industrial project at Gore Hill Technology Park,
50%
Artarmon, is an example of this.
40%
5.2 Demand for Employment Lands
30%
20%
•5.2.1 Industrial Building Activity
10%
0%
<0.1
0.1 - 0.5
0.5 - 1.0
Between 2001/2002 and 2008/09 industrial buildings to the
1.0 - 5.0
value of $213 million were approved within this subregion (4
Legend:
% of Total Lots
per cent of the Sydney Region total). Of this, $58 million were
for factory buildings and $77 million for warehouses. The
Table 5.1: Inner North - Undeveloped Land - Lot Sizes
Lot Size Category
No. of Lots
Area (ha)
remaining $78 million were for ‘other industrial’ activity, most
% of Total Lots
likely to be high-technology based industries. The total value
< 0.1 Ha
9
0.1
47%
of building activity peaked in 2001/02 at $53 million, before
0.1 - 0.5 Ha
7
1.4
37%
generally declining.
0.5 - 1.0 Ha
2
1.5
11%
1.0 - 5.0 Ha
1
3.3
5%
5.0 - 10.0 Ha
0
0.0
0%
0
0.0
0%
19
6.3
> 10 Ha
Total
Ryde LGA has the highest value of total industrial building
approvals at $126 million. The high value and share of
‘other industrial’ in this LGA is likely to reflect the nature of
development in locations such as Macquarie Park, although
that is now covered by a business zoning.
•5.2.2 Employment Lands ‘Under Construction’
The Inner North had 1.45 hectares of Employment Lands under
construction at January 2010, situated entirely within the Lane
Cove West Precinct in Lane Cove LGA.
ELDP | 2010 | SUBREGIONAL REPORT
60
50
There were around 27,000 jobs located in Employment Lands
40
in the Inner North subregion in 2006. This represents 1 per cent
30
of all jobs within Employment Lands throughout the Sydney
20
Region and accounts for 11 per cent of all jobs within the Inner
10
of 1,600 jobs within Employment Lands. Lane Cove LGA
Legend:
experienced the biggest loss, with a decline of around 100
2008/09
From 2001 to 2006, the subregion experienced a total decline
2007/08
0
2001/02
North subregion.
2006/07
5.3 Jobs in Employment Lands
80
70
2005/06
figure of 5 hectares.
90
2004/05
2009 was 1.1 hectares. This is down on the 2008 year take-up
2003/04
The Inner North subregion’s total Employment Lands take-up in
Figure 5.4: Inner North - Value ($m) of Industrial Building Approvals,
2001/02 to 2008/09
2002/03
•5.2.3 Take-Up
Building Approval
jobs. Willoughby lost close to 600 whilst Ryde lost about 60
Figure 5.5: Inner North LGAs - Value ($m) of Industrial Building
Approvals, 2001/02 to 2008/09
growth in Macquarie Park. These include replacement of labour
180
by technology and sites undergoing redevelopment at the
160
time of the Census. North Sydney and Mosman LGAs are not
140
included as they do not have Employment Lands precincts.
120
100
80
60
40
20
Willoughby
Ryde
Other Industry
Warehouses (excluding produce storage)
Factories and other
ELDP | 2010 | SUBREGIONAL REPORT
Legend:
North Sydney
0
Mosman
contributed to this pattern, which contrasts to the substantial
Lane Cove
jobs in Employment Lands. A number of factors could have
•5.3.1 Distribution of Jobs
•5.3.2 Jobs in Employment Lands by Industry
Willoughby LGA has the highest number of people working
Reflecting the diversity of this sector, ‘Manufacturing’ is
in Employment Lands (14,000 jobs). This accounts for
the primary industry located in the Inner North subregion’s
approximately 23 per cent of the LGA’s workforce and
Employment Lands, accounting for 15.5 per cent (4,150)
illustrates the importance of employment lands for job creation
of jobs throughout the subregion. This is followed by the
within the LGA and wider subregion. A further 7,300 jobs are
‘Wholesale Trade’ sector accounting for some 3,600 jobs (13.5
located in Employment Lands in Lane Cove LGA accounting
per cent).
for 40 per cent of all jobs in the LGA.
‘Professional, Scientific and Technical Services’ and ‘Retail
Ryde LGA supports an Employment Lands workforce of 5,600
Trade’ industries each account for approximately 2,500 jobs (9
(8 per cent of all jobs in the subregion).
per cent). The majority of these jobs are located in Willoughby
LGA.
1,000
10%
500
5%
0
0%
-5%
-500
-20%
Legend:
Change in Jobs No.
Willoughby
-2,000
Ryde
-15%
North Sydney
-1,500
Mosman
-10%
Lane Cove
-1,000
Change in Jobs %
80,000
70,000
60,000
50,000
40,000
30,000
20,000
10,000
0
Legend:
Employment Land Jobs
Willoughby
15%
Ryde
1,500
North Sydney
20%
Mosman
2,000
Figure 5.7: Inner North LGAs - Jobs in Employment Lands
Lane Cove
Figure 5.6: Inner North - Labour Force Change in Employment Lands,
2001 to 2006
Other Jobs
ELDP | 2010 | SUBREGIONAL REPORT
•5.3.3 Jobs in Employment Lands by Occupation
The lands within the Lane Cove West Precinct situated within
Willoughby LGA contain approximately 233 jobs per hectare
‘Managers’ and ‘Professionals’ occupations make up 41
whilst those within Lane Cove LGA support approximately 124
per cent of all jobs in Employment Lands in the Inner North
jobs per hectare.
subregion. This is significantly higher than the Sydney Region
average for Employment Lands of 26 per cent.
The lowest job density is found at Gore Cove Terminal Precinct,
supporting approximately 50 jobs per hectare. This density
‘Sales’ and ‘Clerical and Administrative Workers’ occupations
may be higher than applies to this site alone because of other
account for a further 26 per cent, matching the Sydney Region
jobs in the same travel zone.
average.
‘Technicians and Trade workers’, ‘Machinery Operators and
Drivers’ and ‘Labourers’ make up 28 per cent of all jobs in
Employment Lands in the Inner North subregion. This is lower
than the Sydney Region average of 44 per cent.
•5.3.4 Job Densities
Due to limited land supply and the more intensive nature of
industrial land users in the subregion (e.g. high-technology
industries), the Inner North has the highest job density
across the Sydney Region (146 jobs per hectare of ‘developed’
Employment Land compared to a Sydney Region average
of 43). The highest job densities in the Inner North can be
found at Burns Bay (Tuta Laboratories) with 335 jobs per
hectare.
This is followed by Gladesville employment precinct with a
job density rate of 194 jobs per hectare. Artarmon and East
Chatswood Precincts each support a job density rate of 148
and 145 jobs per hectare.
Figure 5.8: Inner North - Employment Lands Jobs by Industry Sector
Figure 5.9: Inner North - Occupation Profile
4,500
30%
4,000
3,500
25%
3,000
20%
2,500
2,000
15%
1,500
10%
1,000
500
5%
Industry Total in Employment Lands
Occupations
Labourers
Machinery Operators and Drivers
Sales Workers
Clerical and Administrative Workers
Community and Personal Service Workers
Professional
Technicians and Trades Workers
Legend:
ELDP | 2010 | SUBREGIONAL REPORT
Legend:
0%
Managers
Manufacturing
Electricity, Gas, Water and Waste Services
Construction
Wholesale Trade
Transport, Postal and Warehousing
Agriculture, Forestry and Fishing
Mining
Retail Trade
Accommodation and Food Services
Information Media and Telecommunications
Financial and Insurance Services
Rental, Hiring and Real Estate Services
Professional, Scientific and Technical Services
Administrative and Support Services
Public Administration and Safety
Education and Training
Health Care and Social Assistance
Arts and Recreation Services
Other Services
Unclassified
0
Employment Lands Development Program