The following table distributes the above floorspace demand to each industrial precinct based on their current industry composition and market share. Table 20: Total employment floorspace demand by precinct Total space by 2041 Current space Low Medium High
Low
Medium High
Ashby working waterfront
0
0
0
0
0
0
0
Goodwood island - working waterfront
328
434
470
513
107
142
185
Harwood island industrial
915
985
1,053
1,134
69
138
218
Harwood island working waterfront
3,486
3,765
4,023
4,331
279
538
845
Harwood island working waterfront, River St
150
150
150
150
0
0
0
Ilarwill industrial
0
0
0
0
0
0
0
Iluka industrial
11,912
14,947
16,042
17,385
3,035
4,129
5,473
Iluka waterfront
2,006
2,621
2,832
3,092
615
826
1,086
Junction Hill industrial
11,050
11,515
12,277
13,175
465
1,227
2,125
Koolkhan
63,300
76,282
81,564
87,994
12,982 18,264
24,694
North Grafton
35,374
41,331
44,202
47,673
5,957
12,299
South Grafton industrial
173,293 198,969 213,482 230,936
25,675 40,189
57,643
Townsend industrial
26,200
30,528
32,777
35,492
4,327
6,577
9,292
Tyndale industrial
1,822
2,155
2,304
2,483
333
482
662
Yamba industrial
43,083
52,688
56,490
61,125
9,605
13,406
18,042
Yamba waterfront
0
0
0
0
0
0
0
Total
372,920 436,369 467,665 505,483
Precinct
7.5
Net increase
8,829
63,449 94,745
132,564
Future land requirements to accommodate employment growth
To estimate the amount of land this additional floorspace could require we have applied an average floorspace ratio (FSR) typically developed in industrial precincts. This average FSR is applied to the above total floorspace demand under each scenario. Typically, the building area of industrial developments does not encompass the entirety of the developable land of the parcel they reside within. This is as a result of the specific site requirements of typical industrial occupiers which require setbacks from property boundaries and the need for truck turning areas, parking areas, loading and unloading, etc. In our experience, although industrial precincts have an allowable FSR of around 1:1, that is the amount of floorspace that could be developed is equal to the properties total land area, the actual built FSR ranges from between 0.3:1 to 0.5:1. As such, HillPDA has applied a ratio of 0.4:1 to the projected additional industrial floorspace demand. Using this methodology, it is forecast that Clarence Valley LGA is likely to absorb an additional 21 hectares to 44 hectares of industrial and B5 Business Development zoned land to accommodate the projected demand in floorspace over the 20-year period (2041). The table below provides an overview of the net demand for additional lands socks for each individual industrial precinct.
P22016 Clarence Valley Employment Lands Background
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