Table 35: List of stakeholders for targeted engagement

Table 34: Selected constraints and opportunities identified during the Clarence Valley Roundtable, 28 October 2021 Constraints

 Shortage of skilled labour has resulted in job openings not being filled and work has had to be outsourced beyond the

Clarence Valley LGA. This is a lost opportunity for the LGA  A shortage of housing is a significant constraint that is deterring people from moving to the LGA. This has made it hard for businesses and industries to attract workers. Some people have been offered jobs in the LGA but then chosen to move to other locations due to the shortage of affordable housing options.  Rising house prices since the COVID-19 pandemic has made many dwellings unaffordable to local residents. Strong demand from incoming population moving to the area from major urban centres has contributed to rising rents and prices and forced some locals out of the market. This is making it difficult to supported local workers.  There is currently an undersupply of large lots (>10,000sqm)  There is a shortage of retail space suited to cafes and personal services (e.g. hairdresser) in Ulmarra  Some Industrial sites are subject to flooding which is a significant constraint  The shortage of timber supplies in the local area is impacting on construction

Opportunities

 Marine jetty at Harwood is the only place between Newcastle and Brisbane where large construction items can be brought in by sea. Leveraging this infrastructure to support construction project in the north coast region could encourage jobs growth  Health is a growing sector. There is potential to develop a ‘health precinct,’ potentially involving the Old Grafton Gaol site. There has also been recent interest in a private hospital development which could ideally, be co-located with the base hospital and contribute to an allied health services cluster. Investment by the State government into Grafton

Base Hospital could be further leveraged  There is strong demand at Yamba working waterfront and opportunities to expand this area could be investigated  Grafton is well located to be a focus for trucking and distribution due to its location on two main highways and being positioned well between Sydney and Brisbane  State Government investment in the new Goal could be leveraged

9.2.2 Business survey

HillPDA developed a survey in collaboration with Council, distributed to business owners in the Clarence Valley LGA. The survey encompassed such areas as business details and staffing levels; locational attributes such as how long a business had been in their current location and if they were intending to move; why they chose their location; and what the best and worst attributes about their business location was. A copy of the survey is attached at Appendix A. The survey was open for responses between 10 November 2021 and 22 January 2022 with seven responses received. This quantity of responses was insufficient for any detailed quantitative analysis to be developed, therefore survey responses were considered together with the targeted engagement and analysed below.

9.2.3 Targeted engagement

“We desperately need another road off the highway” comment from an interviewee

HillPDA undertook a range of targeted engagement activities. A list of stakeholders to approach for targeted consultation was developed in collaboration with Council officers. Stakeholders included representatives of:

 Local business and industry  Property and real estate services  The local Indigenous communities  Government agencies; and  Infrastructure providers.

For each stakeholder (or group of stakeholders, as appropriate) a list of questions was developed to direct semi-structured interviews held over telephone. Interviews typically lasted between 10 and 30 minutes. Some stakeholders were too busy to complete the interview over telephone. In these instances, a copy of the questions was emailed to the stakeholder. Of the below list, 17 total interviews were completed. Three stakeholders completed questions via email.

Table 35: List of stakeholders for targeted engagement Stakeholder group

Business and industry

Property and real estate

Indigenous community

Government agencies

Infrastructure providers Big River Building Products Jim Pearson Transport Daniel Trucking BGA AgriServices Harwood Marine Sunshine Sugar/ Harwood Sugar Mill Bloomer Warehousing and Distribution Grafton Chamber of Commerce Maclean District Business Chamber Yamba Chamber of Commerce Clarence Fishermen’s Co-op NJW Commercial Grafton Shopping World Elders Real Estate Yamba Grafton BrewHouse Grafton Ngerrie Local Aboriginal Land Council Birrigan Gargle Local Aboriginal Land Council Northern Rivers Regional Development Authority NSW Department of Primary Industries NSW Department of Industry, Planning and Environment Grafton Hospital / Health NSW NSW Department of Communities and Justice Transport for NSW Department of Regional NSW Industry Training Hub Grafton / Business NSW Clarence Valley Regional Airport Port of Yamba / Goodwood Island / NSW Port Authority Wicks & Parker Engineering

Organisations

9.4 Stakeholder engagement findings

Key findings from the engagement process are outlined in the following sections, organised into common themes or issues raised.

9.4.1 Council’s role

 Stakeholders generally believe that Council has a fairly positive approach to business development in the LGA  Council could do more to promote the local economy  The Clarence Valley region has an informational disadvantage compared to regions with a larger reputation and better marketing  Several stakeholders reported that the development application process could be improved. Comments received suggested that: – DAs are processed too slowly – Council planning staff are not accessible enough – The DA process does not have enough communication – Council has provided incorrect advice to applicants – The DA process lacks transparency – Council often requests additional information from applicants and this slows down the assessment process – Additional provisions for complying development would assist in making the development process simpler for developments that do not represent a high risk.  Street signage is often of poor quality or there is not enough of, making it hard to find businesses.  Zoning could be more flexible; for example the B3 Commercial Core zone should allow for operators to establish artisan food and beverage operations.

9.4.2 Major infrastructure

 Some sites and areas of the LGA are not serviced by water.  Clarence Valley Regional Airport presents many opportunities and constraints including: – Providing increased certainty around operations in the future would support tourism operators – Decreased flight frequency in recent times – Poor connectivity – there are flights to Sydney, but no certainty about the future – No connectivity to water supply – No or low capability to operate freight flights – The runway would require major upgrades to be able to handle larger aircraft than current limits (maximum capacity is for 33 seater passenger aircraft) – Passenger flights are expected to experience growth over the period 2018-203348 – Inquiries about renting hangar space are received regularly.  The Port of Yamba is mainly used by Harwood Marine, along with some other uses. In general: – Port access is limited to smaller ships by water depth (four metre depth) and wave and tidal issues – In the recent past, the Port was used for importing and exporting, but the operator retired – Enquiries for importing and exporting to and from the Pacific Islands, Norfolk Island, and Lord Howe Island arrive occasionally as the Port is cheaper than Brisbane or Port Macquarie.

48 Clarence Valley Council, Clarence Valley Regional Airport Master Plan 2018-2033 (year)

9.4.3 Transport and access

 Parking is an issue in Yamba for some businesses for their workers and customers  The proposed Goodwood Street development would be a benefit if it proceeds  Road maintenance is poor with many streets having potholes  Roads to industrial areas are often not suited to trucks  The new bridge over the Clarence River has improved transport options for industrial operators  The Pacific Highway bypass of Coffs Harbour would reduce travel time between the LGA and regions to the south including Sydney and Newcastle.

9.4.4 Land and premises

 Residential land prices in the LGA have risen significantly recently  Industrial land prices in the LGA have risen significantly recently  Industrial land generally has low vacancy rates  Commercial land prices in the LGA have risen variably, with some premises being too expensive and others affordable  Commercial premises including retail and cafes generally have low vacancy rates  The office premises in the LGA are of only an acceptable standard and there is a need for more modern, well located and higher quality space  Industrial land is occasionally subject to land banking in the LGA, affecting the availability of land for development  Industrial premises that are developed are often tenanted before construction is complete indicating strong demand  Some owners of commercial properties are charging above market rents which hinders business growth and development through unaffordable rents  Lot sizes were too small or too large for some operators, limiting their options for growth and relocation and suggesting a need for more medium sized lots  Large areas of the LGA are subject to flood risk and are less suited to development  Areas such as Maclean, Gulmarrad and Junction Hill have flood-free access and could be leveraged  The LGA has a large supply of industrial land compared to its neighbours in the wider Northern Rivers region and Coffs Harbour  The Northern Rivers region has very little capacity for heavy industrial development, and the Clarence Valley LGA is one of the few regions that has suitable land  Some areas have an undersupply of zoned land  Employment lands and primary production lands face strong pressure from residential development in some areas.

9.4.5 Industries and employment

 The horticultural industry (and agribusiness more generally) is growing in the region and the region is capable of growing a wide variety of produce  The agricultural industry in general is strong in the LGA and should be protected as it has flow-on effects for the wider local economy  The LGA is home to a strong manufacturing industry (compared to its neighbours)  The night time economy offering could be improved (including bars, pubs, live entertainment etc.)  Many employers are finding it difficult to hire and retain staff for a range of reasons, including the COVID-19 pandemic and housing affordability

 Servicing and maintenance for high-tech equipment used in the LGA is often sourced from outside the

LGA  There could be a stronger focus on tourism away from the coastal areas, such as agritourism and tourism based on the river.  The lack of tourist information centre(s) is a concern  There is some demand for new office development in Grafton.

9.4.6 Utilities and amenity

 Access to the National Broadband Network has been difficult in some areas, with stakeholders resorting to relying on their mobile data to operate their business  Some areas host land that is zoned and developable, but without access to utilities, including land that is now accessible by the new highway

9.4.7 General issues

 Housing affordability has become a significant issue in the region  Clarence Valley residents are generally supportive of industry (and heavy industry, compared to more peri-urban regions) and the presence of a high level of social capital should support economic growth  The LGA is located between the Northern Rivers and North Coast regions, with connections to both  The COVID-19 pandemic revealed that parts of the LGA were reliant on tourism and access to seasonal workers  Internal migration patterns may see more workers in professional services industries seeking to relocate to the LGA  Low population growth and an ageing population make hiring difficult, and will likely be an issue in the future, with decreasing demand placing pressure on the local economy  The quality of life offering in the LGA is strong  Health care provision in the LGA is mixed, with specialist health services often accessed outside the LGA  The education and training offer in the LGA is poor  The LGA has less environmental sensitivities compared to nearby coastal LGAs.

9.4.8 Strategic implications

The table below summarises the themes raised during the stakeholder engagement process and potential implications for the development of this Strategy.

Theme

Council’s role

Infrastructure

Transport and access

Land and premises

Industries and employment

Utilities and amenity

General themes

Strategic implication

 There is opportunity for Council’s DA process to become more streamlined to encourage development in the LGA.  There may be scope to implement complying development for particular developments in some zones.  Clarence Valley Regional Airport presents many constraints and opportunities, but the surrounding area could be considered for industrial development.  There is limited potential for expansion of the Port of Yamba, but some economic development may be possible.  The adequacy of parking provisions in commercial zones should be considered.  Adequate truck access to existing and proposed industrial areas is of high importance.  Highway access via the upgraded Pacific Highway is a strong drawcard and future employment land must provide good access to this critical infrastructure.  The development potential of flood-free areas of the LGA must be carefully considered and focus on access and connectivity to these areas should be a priority.  The distribution of lot sizes may be an issue in industrial areas, with inadequate supply of medium to large sites.  The supply of industrial land appears to be a more significant concern than the supply of commercial land.  Land suitable for heavy industry is unavailable in the wider region but can be offered in the LGA.  The presence of a strong agriculture sector could enable growth in the artisan food and beverage sector, with a focus on provenance and transparency in produce.  The ELS should consider the Draft State Significant Agricultural Land Map to ensure agricultural lands are protected from development encroachment.  The ELS should consider land that is both zoned and zoned and serviced.

 The ELS should support the diversification of the local economy to increase its resilience.  Greenfields industrial development should be considered in the LGA.

APPENDICES

APPENDIX A : STAKEHOLDER CONSULTATION

The following section contains copies of:

 An example targeted stakeholder engagement questionnaire  An online survey posted on Council’s website and open to the wider community. The targeted stakeholder engagement interviews were conducted from November 2021 to January 2022, using the questionnaire below as a basis to guide discussion, with the list of questions being modified to suit each stakeholder. A total of 17 interviews were held with various stakeholders representing government agencies, local businesses, infrastructure operators, and real estate agents. Three additional stakeholders unable to attend an interview provided comment via email.

The online survey was open on Council’s consultation platform between 10 November 2021 and 22 January 2022 and received a total of seven responses.