Table 33: Capacity GAP assessment by commercial centre (negative number indicates shortfall in capacity Table 34: Selected constraints and opportunities identified during the Clarence Valley Roundtable, 28 October 2021 .......................................................................................................................................... 81

8.4 Commercial centre capacity gap assessment

The following section undertakes an assessment of the capacity for each commercial centre to accommodate the projected growth in demand under several development scenarios. If all lots were developed to their maximum theoretical potential, a total of around 800,000sqm of floorspace could be accommodated in commercial centres across the LGA. Subtracting the current amount of floorspace (including residential) from this theoretical maximum leaves a residual capacity of around 493,000sqm. This is sufficient to accommodate the projected demand under each scenario with a residual capacity of between 429,000sqm and 464,000sqm. The realisation of this maximum theoretical development potential is highly unlikely. This is because undertaking the capacity assessment with the primary consideration being the capacity under existing planning controls cannot anticipate individual site factors. Land space utilisation requirements, environmental constraints, development feasibility, and lot configuration, on a site-by-site basis, would influence practical capacity. To better understanding the likely development capacity of Clarence Valleys commercial centres two development capacity scenarios were tested. These scenarios are:  Vacant land capacity: this scenario assumes redevelopment of current vacant land stocks at an FSR of 1:1. Vacant land being used for parking or those which were too small or irregular to redevelop were excluded. Please note that development at an FSR of 0.75:1.  Redevelopment capacity: this scenario applies the same conditions as per Scenario 1 above. The scenario further assumes redevelopment of each lot to an FSR of 0.75:1. Sites excluded in this scenario included: o Contained accommodation or residential space o Grafton Shoppingworld and Yamba Village shopping centres o Sites where the resulting uplift in floorspace was less than 50%. That is the amount of net additional space on the site was less than half of that already existing. Under the vacant land capacity scenario there is additional capacity across the centre of around 51,000sqm. This increases to around 142,000sqm of additional capacity under the redevelopment scenario. This implies there exists enough capacity across the LG, however at the centre level, this may not be the case. Table 33 takes the estimated net additional capacity under each capacity scenario and for each centre and subtracts it from each centres net demand in floorspace. This this, the following was found: Under the vacant scenario | there was sufficient residual capacity across the LGA under the low and medium scenario of between 7,130sqm to 22,240sqm. However, under the high demand scenario there was a shortfall in capacity of around 12,480sqm. Closer examination at the centre level highlights several centres which do not have sufficient capacity to accommodate their identified demand. Of note are the centres of Coutts Crossing NC, Grafton town centre, Yamba town centre, Yamba village. additional capacity could be achieved in the larger towns through the planning framework resulting in higher potential development yields. Under the redevelopment scenario, there is sufficient residual capacity across the LGA of between 119,870sqm to 154,580sqm. Compared to the vacant capacity scenario, there is additional capacity in most centres, with most having sufficient capacity to accommodate the projected demand in floorspace. The exception to this are the three centres of Angourie NC, South Grafton NC Federation St and Minnie Water NC and Grafton town centre and Yamba town centre under the high demand scenario. The shortfall in floorspace for these centres is considered minimal and would be redirected into nearby centres or achieved through intensification of development on key sites.

This is the more probable capacity scenario and, as such, indicates that there is sufficient capacity across the LGA and each centre to accommodate the projected demand.

Table 33: Capacity GAP assessment by commercial centre (negative number indicates shortfall in capacity)

Commercial centre

Angourie NC Brooms Head NC Brushgrove NC Chatsworth island NC Clarenza NC (1) Clarenza NC (2) Copmanhurst NC Coutts Crossing NC Glenreagh village centre Grafton town centre Gulmarrad NC Harwood island NC Iluka town centre James Creek NC

Vacant capacity scenario Redevelopment capacity scenario Low Medium High

-366 -393 -421 -305 -347 -504 -56 -63 -69 -51 -58 -66 3,307 3,307 3,307 987 987 987 -690 -732 -766 -1,768 -1,928 -2,113 387 226 45 -9,491 -17,633 -28,297 10,192 10,192 10,192 -78 -87 -99 -379 -510 -664 924 882 835

Low Medium High

-366 -393 -421 2,377 2,335 2,177 726 719 713 41 34 25 3,307 3,307 3,307 987 987 987 6,646 6,605 6,570 6,622 6,462 6,277 12,979 12,817 12,637 17,305 9,163 -1,501 10,192 10,192 10,192 2,114 2,104 2,093 3,221 3,090 2,936 924 882 835

Junction Hill NC -387 -535 -682

Junction Hill village

5,954 5,954 5,954 Lawrence Bridge Street NC -116 -124 -132 Lawrence Grafton Street NC -73 -126 -173 3,385 3,237 3,090 5,954 5,954 5,954 1,478 1,469 1,462 985 932 886

Lawrence NC

0 0 0 Lawrence Rutland Street NC -122 -130 -138 Maclean town centre Minnie Water NC -632 -2,845 -4,566 -282 -330 -514

Seelands NC

4,237 4,237 4,237 South Grafton NC, Armidale St 272 234 158 South Grafton NC, Federation St -202 -214 -240 South Grafton town centre 11,597 10,424 8,432 Townsend NC -636 -734 -842

Tucabia NC Ulmarra town centre Waterview Heights NC Wooli NC -150 -219 -481 -336 -626 -1,630 4,200 4,200 4,200 -330 -391 -625

Yamba NC Yamba Plaza 1,889 1,889 1,889 45 0 -52

Yamba town centre Yamba village

Total

-3,315 -4,335 -5,459 -1,991 -3,040 -4,183

22,237 7,133 -12,478

0 0 0 1,140 1,132 1,124 12,711 10,499 8,777 -282 -330 -514 4,237 4,237 4,237 2,043 2,006 1,930 -202 -214 -240 33,413 32,240 30,248 4,638 4,540 4,432 587 518 257 4,813 4,524 3,519 4,200 4,200 4,200 962 900 667 1,889 1,889 1,889 409 364 313 1,092 72 -1,051 4,052 3,002 1,860

154,581 139,478 119,867

Source: HillPDA

9.0 STAKEHOLDER ENGAGEMENT FINDINGS

This chapter summarises the stakeholder engagement findings from previous engagement undertaken by Council and targeted stakeholder interviews undertaken by HillPDA. The purpose of engagement was to:  To gain local input to the project to inform understanding of existing barriers, synergies, capability and desired outcomes for each employment area  Initiate discussion around strategies and ideas for implementation.

9.1 Previous stakeholder engagement

Recent work by Council which has involved community and stakeholder engagement was reviewed for insights relevant to this Strategy are outlined below.

9.1.1 Clarence Valley Council Local Strategic Planning Statement Consultations

In 2020, Council published its Local Strategic Planning Statement (LSPS). To develop the LSPS, Council held a public information drop-in session and workshop about the process. Subsequently, the draft LSPS was placed on public exhibition. Typical public engagement activities including face-to-face consultation could not be undertaken due to the COVID-19 pandemic. Council received 31 written submissions and 38 survey responses for the draft LSPS. These submissions informed the LSPS. The LSPS identifies a need for further specific stakeholder engagement to be undertaken including for the employment land strategy.

9.1.2 The Clarence 2027: Community Strategic Plan Consultations

In 2017, Council released The Clarence 2027: Community Strategic Plan (The Clarence 2027). The Clarence 2027 aimed to conduct wide consultation of the community and establish aspirations and visions for the future. Consultation for The Clarence 2027 involved direct engagement with 1,500 people, including through focus groups, public workshops and listening posts, an online survey and a phone survey. Submissions were received via phone, email and post. In summarising the key findings of the engagement, The Clarence 2027 noted that “residents desire a Clarence Valley that is safe and inclusive, has good job prospects and an engaged council, and a place where people are happy and environmentally aware.”47 Survey results also identified that Council’s role in promoting economic development services and Council leadership and advocacy were areas that could be improved on. Additionally, resident satisfaction of processing of planning issues and development application services was rated much lower than in 2013. The Clarence 2027 listed the following goals as key findings from its community engagement activities in relation to the economy:

 Promote the Clarence region as a wonderful place to invest, live, work and visit  Grow the Clarence Valley economy through supporting local businesses and industries  Provide land use planning that facilitates and balances economic growth, environmental protection and social equity  Encourage the development of a skilled and flexible workforce to match the requirements of business and industry  Attract and grow events that contribute to the economy with a focus on high participatory events  Develop initiatives capitalising on Clarence Valley’s competitive advantages.

47 Clarence Valley Council The Clarence 2027: Community Strategic Plan, 2017

9.1.3 Draft Grafton Precinct Plan Consultations

In May 2021, Council published a draft of its Grafton Precinct Plan (the Precinct Plan). Community consultation for the Precinct Plan involved online surveys, promoted through a range of intercepts, flier distribution, and social media posts through Council’s platforms. The survey received 154 responses over a three-week period. In addition to this, consultation for the Precinct Plan included a three-day workshop including Council staff, community members, business community members, and special interest representatives. The consultations identified a need to support small businesses in Grafton CBD. Leveraging recent road improvements, improving pedestrian access, comfort and amenity were some of the key needs identified. There was also support for increasing outdoor dining opportunities. Opportunities to strengthen the night time economy were also seen to be important.

9.2 Stakeholder engagement feedback

Further consultation has been undertaken with businesses, industries, agencies and peak organisations to inform this Strategy. The purpose of the consultation was to identify view on current issues, opportunities and future priorities for providing employment land in the LGA. The consultation included:

 A focussed session with the Clarence Valley Roundtable community reference group  Interviews with a sample of businesses and industries currently operating in Clarence Valley LGA (example questionnaire attached at Appendix A)  Online survey on Council’s Website open to the wider community (survey questions attached at Appendix A). Feedback from the stakeholder engagement, coupled with our other analysis and findings in this report have informed the Employment Land Strategy.

9.2.1 Clarence Valley roundtable

"We have plenty of zoned land but it’s too complicated to do anything with it” comment made at the

Clarence Valley Roundtable session

On 28 October 2021, HillPDA attended a meeting of the Clarence Valley Roundtable. At the meeting, HillPDA presented an overview of the project scope, process, and structure. In addition, a discussion was facilitated, with a list of ‘discussion points’ as follows:

 Vision for employment land in the Clarence Valley  Current issues and constraints with supply of business and/or industrial land  Availability of suitable sites and floorspace  Likely future demand and growth industries  Opportunities to attract new/emerging industries. Key issues raised during the Roundtable are shown in Table 34Error! Reference source not found.