EMPLOYMENT07 Employment

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7-2 City of Ryde Local Planning Study Employment

TABLE OF CONTENTS

7.1 INTRODUCTION 7-5 7.1.1 Study Purpose 7-5 7.1.2 Study Area 7-5 7.1.3 Historical Context 7-5 7.1.4 Methodology 7-6 7.2 STRATEGIC PLANNING CONTEXT 7-7 7.2.1 State and Regional Policies 7-7 Metropolitan Strategy 7-7 Draft Inner North Sub-region Subregional Strategy – (INSS) 7-7 NSW State Plan 7-8 7.2.2 Local Context 7-9 Urban Village Strategy 1998 7-9 Economic Development Strategy 2009-2014 7-9 Employment and Centre Study October 2009 7-10 7.2.3 Planning Provisions 7-10 Environmental Planning and Assessment Act 1979 7-10 City of Ryde Local Environmental Plan 2010 7-10 7.3 EXISTING CHARACTERISTICS – A SNAPSHOT 7-10 7.3.1 Employment Profiles Demographic 7-11 Residents Occupational Mix 7-11 Worker Occupational Mix (Local jobs) 7-12 Where do workers come from? 7-13 Business Profile 7-13 7.3.2 Employment Areas - Existing Situation 7-14 Specialised Centre - Macquarie Park – North Ryde 7-14 Industrial Areas - Gladesville and West Ryde 7-15 Meadowbank 7-15 Town Centres 7-16 Smaller Centres 7-16

City of Ryde Local Planning Study 7-3 Employment

7.4 ANALYSIS AND DISCUSSION 7-22 7.4.1 Key Employment Sectors 7-22 Home based (Micro)business 7-23 Industry/Innovation Clustering and Business Improvement Districts 7-24 7.4.2 Employment Self Sufficiency 7-24 7.4.3 Industrial, Retail and Commercial - Analysis 7-25 Industry 7-25 Retail 7-26 Commercial 7-27 7.4.4 Victoria Road Economic Corridor 7-28 7.4.5 Employment Target 7-29 7.5 KEY FINDINGS AND DIRECTIONS 7-30 7.5.1 Key Findings 7-30 7.5.2 Key Directions 7-31 7.6 STRATEGY AND RECOMMENDATIONS 7-31 7.6.1 The Strategy 7-31 7.6.2 Recommendations 7-33 Recommendations: 7-33 LEP 2011 7-33 DCP 7-33 Others 7-33 7.7 RESPONSE TO THE METROPOLITAN STRATEGY 7-34 7.7.1 Response to the Metropolitan Strategy - Economy and Employment 7-34

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7.1 INTRODUCTION

Initial development was focussed around railway 7.1.1 STUDY PURPOSE stations, tram routes and along the Parramatta River and spread as car ownership increased and The Employment Study is to guide the development infrastructure (especially roads and bridges) of planning strategies and controls that will support improved. By the 1980s, few areas remained for green employment. The Study is a component of the Local field residential development and greater rates of infill Study that will inform the comprehensive Local and redevelopment began. This is a process that has Environmental Plan (LEP) for the City. continued to the current time, with redevelopment of This Study is based upon research findings and older industrial areas along the Parramatta River such recommendations contained in the study prepared as Meadowbank and Putney. by the planning consultants Mecone entitled, The population of Ryde is currently over 100,000 ‘Employment and Centres Study’ October 2009. people and has been steadily growing in the last five The scope of the Study includes - years, after two decades of relative stagnation and minimal population growth. Providing understanding of the economic profile of the City of Ryde; Many parts of the Ryde LGA have historically been Consideration of supply and demand data occupied by industry. For example in the 1920’s relating to economic/employment activities; Harold Meggitt’s linseed oil extraction plant at Suggesting land use planning and development Gladesville was used to manufacture paint and directions and other economic development opportunities and actions; varnish, and across the Parramatta River at Rhodes the Supporting information and recommendations State Timber Yards and Darling Flour Mills were for the City of Ryde Local Planning Study and located as major employers for Ryde residents. A E comprehensive LEP. Primrose & Company started business under the name Gladesville Timber Yard in 1922 which locals 7.1.2 STUDY AREA welcomed believing that the Parramatta River should be developed as a second Clyde. The Study area is the whole of the City Local Government area. Union Carbide was established on the Parramatta River close to Ryde in 1928 and during WW2 produced 7.1.3 HISTORICAL CONTEXT the pesticide DDT. ICI Chemicals south of Union Carbide manufactured products used in Berger paints The City of Ryde is a predominantly residential LGA in and polyester resins – this site was remediated northern Sydney between 8 and 15 kilometres north- following contamination with lead. In 1943 west of the Sydney GPO. Business activity tends to be Slazenger’s, known for sporting goods manufacturing, concentrated within and around the City’s town began production at Putney on the Parramatta River centres located on road/rail corridors and at transport by building ship hulls, other small craft and later nodes. While early residential development in Ryde motor scows for the 2nd World War. In the 1950’s dates from the late nineteenth century, with the CSIRO was established at North Ryde and supported opening of the railway line to Hornsby, the most manufacturing and other local primary industries. The significant periods of development in the City have mass consumer market emerged at this time and been in the interwar and post-war period. Hoover came to Meadowbank in 1953, taking over an

City of Ryde Local Planning Study 7-5 Employment

expanding and already existing factory – it produced Revitalisation has also occurred in a number of Ryde’s washing machines, vacuum cleaners and floor small and neighbourhood centres. These local centres polishes for the local and national markets. have services such as chemists and news agents. Small centres that have notable vibrancy are Putney, In 1963 the decision was made to build Macquarie Cox’s Road, Midway and Sager Place. University at North Ryde and surrounding land was rezoned for residential and industrial uses. The 7.1.4 METHODOLOGY concept for the university was based on the Stanford University model, to support interaction between This Study has been compiled on the research, industries and the University. findings and recommendations of the Employment and Centres Study October 2009 undertaken by In 1957 Top Ryde Shopping Centre, the first such Mecone (planning Consultancy) for the City of Ryde. centre to be built in NSW and second in Australia, opened based on the American shopping mall model. The Employment and Centres Study undertook the The centre included some big name city stores which following: were now decentralising into the suburbs. The Reviewed State and Regional Plans and policies redevelopment of the centre commenced in 2007. with regard to their impact on employment The Macquarie Shopping Centre opened 12 years issues in Ryde; later and in 2008 had development approval for retail An audit of all centres and employment areas to expansion, including a second major department validate the size and land uses in each centre; store. Reviewed local planning policies and programs and their impact on employment opportunities Due to a declining traditional industrial base and in the City; changing employment patterns centres such as Assessment of the supply and demand issues of Meadowbank are transforming into more sustainable the industrial, retail and commercial sectors neighbourhoods that support mixed uses of based upon development capacity provided residential, commercial and retail. through planning controls, development activity in the City (DA approvals) and research Industries from this area have moved west for cheaper on market activity, other indicators and trends and larger land parcels, as well as the benefits of undertaken by the Department of Planning and major road infrastructure to enable easier cross- the Property Council; and regional access and logistics management. Identified sub-regional and regional trends relating to retail, commercial and industrial In the last decade a number of town centres within activities. the City have commenced a process of transformation with the review and implementation of planning The term employment lands used in this study is controls and public domain improvements, which land within the City that is used for employment support a business, retail and residential community. activities and includes, town centres, An example of such a transformation has occurred in small/neighbourhood centres and industrial areas. West Ryde with the opening of the Market Place Shopping Centre and the City of Ryde Library. and Eastwood is also developing a strong restaurant sector.

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7.2 STRATEGIC PLANNING The Review has 9 proposed directions to guide the development of Sydney to 2036. The two key CONTEXT directions relating to employment are: This section of the Study provides an overview of the More jobs in the Sydney region – boost job growth by providing a good supply of land for State, Regional and local planning strategies and employment, and programs. The overview focuses on elements of these Growing Sydney’s value – increase diversity of strategies and programs that relate to employment employment to strengthen local economies and and economic activity. provide a wider range of jobs close to home. 7.2.1 STATE AND REGIONAL POLICIES For the Ryde LGA, the Metropolitan Strategy identifies METROPOLITAN STRATEGY Macquarie Park as part of the ‘global economic corridor’ and has identified it as a ‘Specialised Centre’. The City of Cities: A Plan for Sydney’s Future was Macquarie Park will continue to evolve as the leading released by the State Government in 2005 to plan for national technology park with jobs growth, local and Sydney’s future growth to 2031. The Strategy is based international investment and improving transport on four aims: accessibility. enhance liveability, DRAFT INNER NORTH SUB-REGION strengthen economic competitiveness, SUBREGIONAL STRATEGY – (INSS) ensure fairness, protect the environment, and improve governance. The Draft Subregional Strategy - Inner North Subregion July 2007 (Draft INSS) is part of the implementation of The Metropolitan Strategy Review – Sydney Towards the City of Cities: A Plan for Sydney’s Future 2036 (a discussion paper) was undertaken by NSW (Metropolitan Strategy). The preparation and Planning in 2010. implementation of the Inner North Strategy is a key step in translating the Metropolitan Strategy to the The strategy indicates that by 2036 the City will need local level. The Inner North Strategy applies to the to cater for: Council areas of Ryde Hunter Hill, Mosman, Lane Cove, 1.7 million additional people, Willoughby and North Sydney. The draft Strategy Additional 770,000 dwellings, establishes Key Directions and Key Actions which set a Additional 760,000 jobs, framework in which the strategy can achieve its aims 7,500 hectares industrial land (figure estimate for and objectives. 2031), 6.8 sq m office space(figure estimate for 2031), For the Inner North Sub-region, the Draft INSS and identifies a capacity target of 60,100 jobs by 2031, out 3.7 million sq m of retail space(figure estimate for of which 21,000 need to be created within the Ryde 2031). LGA.

The Draft INSS describes broad directions for economic growth and provides a series of objectives and actions to support economic growth and prosperity as it relates to the ‘Global Economic Corridor’.

City of Ryde Local Planning Study 7-7 Employment

The subregion is identified as having a higher 4. The Draft INSS should meet the needs of start-up percentage of employees in property and business businesses, professional suites, retail, service services that the Sydney area. Other important sector and creative industries; employment sectors includes: health and community 5. Top Ryde should be identified as a ‘Major Centre’ services and wholesale trades. due to increased employment; 6. West Ryde should be identified as a ‘Town Centre’ The draft strategy identifies the following two areas of due to potential increase in employment and strategic employment lands: population. West Ryde – ( Local Industry) a smaller industrial area of 7 hectares providing local industry – NSW STATE PLAN automotive-related businesses and The former ADI site (Local Industry - Maritime) – a Local Councils, the DoP and this study are required to small waterfront industrial area of 1.5 ha which have regard to the strategies established by the NSW has historically supported working harbour State Plan, launched in 2006. The Plan gives activities and is currently used for boat repair recognition to the NSW Government’s role to provide facilities. A master plan has been adopted for the policies and infrastructure that offer support for an site proposing maritime related activities. attractive and competitive business environment.

The Draft INSS proposed the above sites should be The Plan’s priorities that are relevant to the City of retained for industrial purposes. Ryde’s employment and economic growth include;

NSW Planning have indicated that the draft INSS will NSW Open for Business: be reviewed in line with the metropolitan Strategy increasing business investment, review 2010. maintaining and investing in infrastructure to The City of Ryde provided a response to the Inner support the economy, North Subregion, Draft Subregional Strategy (Draft cutting red tape, INSS) in 2007. The key proposed recommendations increasing participation in education and outlined in the response, relating to employment, training, and centres and corridors include: helping to maintain the State’s AAA credit rating. 1. The Draft INSS should recognise the potential growth in the Ryde LGA which far exceeds the Improved Urban Environments: Department of Planning (DoP) targets; 2. The Draft INSS should recognise the need for creating jobs closer to home, additional investment in essential services and improving housing affordability, and infrastructure to cater for the potential growth; improving the efficiency of the road network. 3. The Draft INSS should emphasise the importance Healthy Communities: of the Macquarie Park Corridor and its transition from being a car dependent commercial centre to a high quality public transport system. a vibrant, public transport orientated mixed used centre;

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7.2.2 LOCAL CONTEXT ECONOMIC DEVELOPMENT STRATEGY 2009- 2014 The City of Ryde has undertaken and implemented a number of key strategies that foster and support The City of Ryde Economic Development Strategy employment activities within the City. The key (EDS) was prepared during 2008 in order to provide a documents are: framework to guide and support business development and give greater recognition to URBAN VILLAGE STRATEGY 1998 sustainable economic development. The Strategy was launched by Council in early 2009. The City of Ryde commenced the Urban Village Strategy during the mid 1990’s. The key aspect of The aims of the EDS are to: Ryde’s urban village policy is to steer population and Facilitate the collaboration of economic employment growth into existing commercial and development between all levels of employment centres, which are accessible to high government, business and the local frequency public transport. community; Retain and increase the diversity of local The urban village study defined an urban village as businesses; follows: Provide information and services to support “… an urban precinct located around a high frequency businesses - such as events and networking public transport node or interchange incorporating: opportunities; A mix of land uses, including retail, commercial, Assist in identifying and attracting new employment, residential and leisure; business investment, sector clusters and Attractive and well used public spaces; employment growth; and A safe and convenient pedestrian environment; Identify opportunities for marketing, and promotion and branding of business activities Urban design elements which promote in the City’s centres. community pride and identity. The Strategy’s framework will guide economic The Urban Village policy set out to achieve a range of development within the City until 2014. The recommendations which have been generally framework is based around 3 themes, a series of identified below: supporting strategies and an action plan, which have Total communities - a range of housing types with been endorsed by the community. The themes are: access to work, opportunities for business and the Marketing the City, Employment Generation and provision of a range of services in centres. Building Partnerships. Sustainable communities – increased public transport use, higher development densities The EDS is supported by an implementation plan, located at public transport nodes and energy which outlines the priority actions and activities that efficient buildings. will be undertaken each year over the life of the plan. Redevelopment and renewal ethos – permit additional floor space in return for the provision of community benefits such as public domain

improvements. Build working partnerships with stakeholders to achieve the goals of the Strategy.

City of Ryde Local Planning Study 7-9 Employment

EMPLOYMENT AND CENTRE STUDY Ministerial directions – issues and directions that are OCTOBER 2009 relevant to planning authorities when preparing a planning instrument: The Employment and Centre Study was undertaken during 2009 with the purpose of: Business Zones - This direction relates to the protection of land zoned for business Providing an understanding of the economic activities and the uses permissible in the zone. profile of the City of Ryde based on existing Industrial Zones - This direction relates to the studies. protection of land zoned for industrial Compiling and analysing key supply and activities and the uses permissible in the zone. demand data placing the City of Ryde in its regional economic context. CITY OF RYDE LOCAL ENVIRONMENTAL Providing land use planning directions on the PLAN 2010 above data. Preparing a report containing the study The local environmental plan provides the planning, findings. land use and built form provisions that guide growth and development activity within the City. The The research, findings and recommendation of this provisions supporting the economy and employment Study have informed the preparation of this report. activity are: Zoning and land use table – the business and 7.2.3 PLANNING PROVISIONS industrial zones, and Local provisions guiding development within The Planning Instruments governing the City of Ryde the town centres. Such provisions are aimed and the elements of these plans that impact on at providing opportunities for growth and employment activity are outlined below. revitalisation. ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979 7.3 EXISTING CHARACTERISTICS – A SNAPSHOT This Act, through its provisions and directions has a significant impact on the economy and employment This section provides an overview of the activities, however the key policy and directions that characteristics of the City. impact the City of Ryde are: The focus of the overview is: State Environmental Planning Policies: A demographic profile – providing detail on SEPP 22 - Shops and commercial premises employment characteristics, and 1987 A description and the characteristics of the SEPP – Major Development 2005 employment areas in the City SEPP – Infrastructure 2007 SEPP - Exempt and Complying 2008

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7.3.1 EMPLOYMENT PROFILES DEMOGRAPHIC

As indicated in Table 1 below, there has been a 5% population increase within Ryde LGA over the past decade, from 91,783 in 1996 to 96,764 in 2006. This represents an approximate annual growth rate of 0.52%. This population growth has been accompanied by a 5% increase in the number of employed workers living within Ryde LGA between the same period. The total number of unemployed persons has dropped slightly from 2,465 (5.3%) in 1996 to 2,332 (4.7%) in 2006, which is below the Sydney Metropolitan average of 6.1% (2006). Labour force participation rates have remained fairly consistent at around 51-52% between 1996 and 2006, which is lower than Sydney-wide averages.

Table 7.1 Employment Profile City of Ryde LGA (1996-2006)

1996 2001 2006

Total Persons 91,783 94,243 96,764

Total Persons Aged 18+ 72,302 74,997 77,604 Total Employed 44,431 46,729 46,769

Total Unemployed 2,465 2,214 2,332

Total Labour Force 46,896 48,943 49,101 Proportion of Population Aged 18+ 79% 80% 80%

Labour force participation 51% 52% 51% Proportion of Labour Force Employed 94.7% 94.7% 95.3%

Unemployment Rate 5.3% 5.3% 4.7%

Source: ABS Census 2006

RESIDENTS OCCUPATIONAL MIX

Figure 1 below indicates the employment profile of City of Ryde residents between 1996 and 2006. There has been a steady increase in the proportion of residents in white-collar employment within Ryde LGA between 1996 and 2006, whilst the proportion of blue-collar workers has declined slightly over the same period. The proportion of residents in service related employment has remained fairly consistent over the 10 year period. These statistics show that the resident labour force is becoming more involved in white-collar employment than blue or service related employment.

City of Ryde Local Planning Study 7-11 Employment

Figure 7.1 Resident Occupation Mix 1996-2006

50,000

45,000

40,000

35,000 Inadequately described/Not stated Labourers 30,000 Machinery operators and drivers Sales workers 25,000 Clerical and administrative workers workers Community and personal service workers 20,000 Technicians and trades workers(b) Professionals Managers 15,000

10,000

5,000 Source: ABS Census 0 1996, 2001 and 2006 1996 2001 2006 Year

WORKER OCCUPATIONAL MIX (LOCAL JOBS)

In 2006 the majority of jobs in Ryde LGA were white-collar with professional (32%), managers (16%) and clerical/administrative (17%) jobs making up the bulk of the workforce. Ryde retains blue-collar jobs with 12% of jobs being technicians and trade workers and 5% labourers.

Figure 7.2 Worker Occupation Mix 2006

5% 1% 3% 16% Managers

8% Professionals

Technicians & trades workers

Community & personal service workers

Clerical & administrative workers

17% Sales workers

Machinery operators & drivers 32% Labourers

6% Not stated Source: ABS Census 12% 2006

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WHERE DO WORKERS COME FROM?

Of relevance is where people come from to work in Ryde. Most workers either reside in Ryde or travel from the west and north west to access employment in the area with the most popular LGAs (outside of Ryde) being Hornsby, Baulkham Hills and Parramatta.

Figure 7.3 Where Ryde workers live

25,000

20,000 19,673

15,000

13,169

10,000

5,460

5,000 4,243 4,174 3,159 2,501 1,655 1,519 1,408 1,353

0 Ryde (C) Hornsby (A) Parramatta Baulkham Blacktown Ku-ring-gai Warringah Canada Bay Sydney (C) Willoughby Other areas (C) Hills (A) (C) (A) (A) (A) (C)

Source: ABS Census 2006

BUSINESS PROFILE

There is estimated to be over 13,000 businesses operating in Ryde across a range of industry sectors. This range of businesses includes major corporate sector companies such as Optus currently with 6,500 employees, Foxtel with 1600 employees and Macquarie University having over 5,000 teaching / administrative staff in 2008.

The majority of businesses are in the small to medium size range, usually up to 300 employees and specializing in sectors such as: information and digital technology, pharmaceuticals, biomedical, research and development. Retail employment in all centres is significant, with concentrations of specialist retail employees employed at the regional centres - Macquarie Shopping Centre and Top Ryde City.

An emerging ‘creative industries sector cluster’ is represented by companies such as McGraw Hill( printing and publishing) , Aristocrat (digital gaming and associated technologies), FOXTEL (film , television production, global broadcasting) and MIX106.5FM (major commercial and community radio stations).

TAFE NSW at Ryde and Meadowbank and the Ryde and Macquarie hospitals are also major specialist local employers associated with tertiary education and medical / health services, with occupations represented from a wide range of white collar technical, research and professional groups.

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7.3.2 EMPLOYMENT AREAS - EXISTING SITUATION

An over view of the character of the land that permits employment activities within the City are outlined in Table 2 (located at the end of this part) and is outlined as follows:

SPECIALISED CENTRE - MACQUARIE PARK – NORTH RYDE

Macquarie Park – North Ryde and Macquarie University are described as a ‘Specialist Centre’ according to the Inner North Subregion Draft Subregional Strategy (lNSS) classification and contributes to the northern part of NSW’s ‘Global Economic Corridor’. This area contains small to medium businesses (SMEs) and major businesses, combining commercial uses and their head office locations for high tech digital, IT&T, pharmaceuticals, biomedical services, media and research and export development business sectors. (Examples include Sony, Microsoft, Honeywell, Novartis, Johnson and Johnson, McGraw-Hill, Toshiba and Fujitsu). Many of these businesses are sub-branches of national or global networks and have an international business focus. Such businesses attract white collar workers for specialist jobs from across the metropolitan region.

Figure 7.4 The Metropolitan Strategy – Global Arc

The Draft INSS states that the corridor currently contains approximately 800,000 sq.m of employment land uses and around 32,200 jobs and is the third largest business district in the Metropolitan Region, after the Sydney CBD and North Sydney. In the last 15 – 20 years the area has experienced rapid employment growth of between 800 and 1000 jobs each year and a doubling of floor space.

The continued development and intensification at Macquarie Park is planned to support a vibrant mixed use centre due to its large employment base. If growth expectations are met, Macquarie Park will become the 4th largest business district in the country, larger than Perth and Adelaide. It is currently larger than Parramatta and North Sydney in terms of commercial floor space provision.

As part of the Corridor, Macquarie University has had recent DA approval for over $1 billion in development (mostly commercial and R&D). Several more growth stages of the university will include over 600,000sqm for the accommodation of up to 55,000 Macquarie University staff and students by 2031.

In 2031 Ryde Council estimates a combined total of 160,000 workers (white collar technical and R&D professionals and administrative employees) students and other university related employees.

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Macquarie University Hospital 2010

INDUSTRIAL AREAS - GLADESVILLE AND MEADOWBANK WEST RYDE The Meadowbank Employment Area began its Within the Gladesville and West Ryde centres transformation from an industrial area comprising industrial areas, the business focus is primarily on manufacturing/auto activities to a local level business services such as smash repairs, residential/commercial area in the late 1990s. The storage, light engineering, printing, small scale transition occurred as a result of a new set of planning logistics and showrooms. The businesses are usually controls that reflected the emergence of the small employing between 5 and 40 blue-collar Parramatta River as a residential and commercial workers. corridor - a development trend that was occurring in Rhodes, Cabarita and elsewhere along the river. With the demand for industrial uses likely to reduce then stabilise, the Employment and Centres Study The transition of the areas was a reaction to the 2009 identifies that for future demand / need for relocation, down scaling and closure of heavy industrial land in Ryde LGA there has been a shift industrial activities within the inner ring suburbs. This away from blue to white collar jobs. In 1991 for issue is addressed in the Employment and Centres example, white collar jobs were 37 per cent of the Study 2009. workforce, which by 2001 had increased to a much larger 49 per cent. Hence the conclusion of the Today, the area has approximately 500 residential reduced need for additional ‘traditional’ industrial units, a retail focus near the station and upgraded land in Ryde and the need for non industrial uses such public domain network. A range of employment and as creative - based industries. light industrial activities, such as auto repair activities, continue to operate.

The revision of the planning controls in 2008, once in place, will continue its growth as a residential area.

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TOWN CENTRES SMALLER CENTRES

The implementation of the Urban Villages Policy in Smaller centres in Ryde are scattered in the middle of the late 1990s was the trigger to commence a the City and provide a wide variety of other planning program that would provide opportunities employment – generating land uses including retail, to concentrate a mix of high density residential and small scale manufacturing and commercial/ office employment land uses within the City’s town centres. activities. Some smaller local convenience and retail These land uses would be supported by good public strip shopping centres remain viable and profitable. transport and a functional public domain network. These areas are generally located in neighbourhoods with good public and pedestrian transport A review of the planning framework for the 4 town connections and include such centres as Boronia Park, centres has been undertaken and implemented to Putney, Sager Place and Blenheim Road. enable revitalisation. However in a number of the centres the redevelopment has been ad hoc and Further information on the role and contribution of concentrated on the larger sites. Examples include the smaller centres is described in the Small Centres West Ryde Marketplace and Top Ryde City. Recent Study 2009. approvals have been given for the redevelopment of the Eastwood Shopping Centre and the development This table provide a description of the City’s industrial of the Anthony Road Car Park site (West Ryde) as a areas and the town, small and neighbourhood centres mixed use development.

While the reasons for the “slowness” in redevelopment within the centres has not been fully researched it can be attributed to small allotments, fragmented ownership, access/capacity of the local/major road network and market demand.

In an attempt to address these issues a program has commenced to review the planning provisions for Eastwood and West Ryde.

Table 7.2 Employment Lands - An Overview

INDUSTRIAL AREAS TOTAL SIZE LAND USE LEP 2010 - ZONING (LAND AREA) (HA)

Gladesville 23 Mainly automotive and business trades Light Industrial IN2 Meadowbank Employment 20 Automotive, light engineering and Mixed Use - B4 Area business trades Meadowbank – Former ADI 1.5 Maritime and light engineering Industrial Waterfront - IN4 Site West Ryde 7 Local industry mainly automotive Light Industrial IN2 related businesses

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Table 7.3 Centres Overview - Town, small and neighbourhood centres

CENTRE TOTAL SIZE LAND USES URBAN FORM LEP 2010 - (M2) ZONING

Eastwood Existing General Land uses Strip retail dominated by double storey development B4 Commercial – 37,024 sqm Large shopping centre Mainly double storey development with retail Retail - 46,445 sqm Small retail frontage with the exception of a number of sites – Professional services being the Eastwood shopping centre and commercial *Based on Eastwood Commercial Government services buildings located in Rowe Street East. Centre and Planning Study and Masterplan by ERM and Hirst Specific Land Uses The Rowe Street mall is a dominant feature that Consulting, October 1998 assists in guiding the function of the Centre Retail strip shopping and specialty Shopping centre – 14,700sqm stores, banks, restaurants, cafes, small The function and identity of the Centres are affected Strip Retail – 31,745sqm food i.e. butchers, grocers, professional by the railway line services, goods and services, etc Proposed (DA approved floor space)

Commercial – 2,000 sqm Retail - Shopping centre redevelopment 15,200sqm resulting in 500sqm of additional retail floor space.

Ryde Existing General Mainly double storey development with retail B4 ,SP2 and frontage within the exception of the new Top Ryde RE1 Commercial - 11,800 Large retail development, Heritage precinct, Retail - 10,621 (excluding previous Professional services School, park and shopping centre shopping centre of approx. 7,000sqm) † Government community services Local government

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CENTRE TOTAL SIZE LAND USES URBAN FORM LEP 2010 - (M2) ZONING

Proposed (DA approved floor space) Small retail Top Ryde City will be introducing 17 storeys within Specific Land uses the Centre. Commercial – additional 10,000 – A mix of retail uses provided within the 40,000 sqm* The built form adjoining the Centres s 3 – 4 storey flat shopping centre (currently under buildings. Shopping centre and Strip Retail – construction) additional 65,000sqm The Heritage precinct is dominated by St Anne’s Strip retail - Church and The Parsonage. Services, Post office, Small retail, chemist, real estate, small food, restaurant

Gladesville Existing General The general built form consists of one to two level B4, B6 and SP2 buildings with limited public domain Commercial - Approx 8,500 Small retail Retail - Approx. 14,000 † Restaurants/ food outlet Linear shopping strip – Activities supporting the motor vehicle Proposed - Draft planning Large sites- servicing drive in activities. eg car wash, repair workshops instrument The function and identity of the Centre is divided by Specific Land Uses Commercial - additional not available. Victoria Road – being the volume of traffic and the Retail – approximately 2,000. Sport stores, commercial office space, ease at which pedestrians can move around the real estate, Cafes, restaurants, hair and Centre. beauty shop, medical (chiropractor), Heritage - building and significant facades - from the newsagency, chemist, automotive, late 19th Century. The centre is covered by a draft Household goods and appliances, heritage conservation area photographic stores,

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CENTRE TOTAL SIZE LAND USES URBAN FORM LEP 2010 - (M2) ZONING

West Ryde Existing General The predominant urban form is two storey B4 and SP2 Commercial – Not available development of older stock. Retail Retail - Approx. 7,500 (including Community/ local government West Ryde Market Place single storey development supermarket centre) ^ activities with small plaza area. Residential Proposed At grade car park sites on Anthony Road has approval Commercial – Not available for a 7 storey mixed use development Retail - Approx. 5,000 Specific Land Uses Strip shopping centres along Victoria Road – 2- 3 storey row shops with the larger sites comprising Supermarket commercial building and petrol stations on the edges Small retail and convenience stores, of the Centre. Petrol Stations, handyman store, Hotel, Small retail in a small arcade Residential towers at the rail way station - visually dominate the skyline of the centre The rail splits the centre and its function On the eastern side of the centre are shops, services and the RSL Club servicing the local communities’ needs. The 2 storey shops on Ryedale Road are within a Heritage conservation area.

Cox’s Road Commercial – Not available Small local retail – Local Services - The built form is generally double storey shop front B1 and SP2 hairdresser, beauty shop, travel agency style development of an older stock. Retail – Approx. 2,500 Small food - restaurant, cafés, bakery

store Community - library , schools

City of Ryde Local Planning Study 7-19 Employment

CENTRE TOTAL SIZE LAND USES URBAN FORM LEP 2010 - (M2) ZONING

Meadowbank Commercial – Not available Retail – Small Supermarket, Small food Two new residential development of between 4 – 7 B4 -café storeys. The area also comprises a number of Retail - approximately 10,000 industrial buildings that are 1 -2 storey. Local services Strip centre – comprising 2 storey development with

shop fronts and retail on the ground floor Ground and sub floor within the multi storey residential development

Midway Commercial - Approx 500 Retail – Small Supermarket The built form is generally single to two storey B1 Retail – Petrol Station, automotive development in amongst low density development Retail - Approx. 1000 Small food - delicatessen Local Services and commercial offices

Putney Commercial - Not available Retail - Small Supermarket A small village generally made up of one to two B1 Retail – Petrol Station storeys. Retail - Approx. 1,000 Small food – cafes The centre is surrounded by low scale residential Local services - Tab development.

Blenheim Commercial - Not available Small food - cafes All single storey development. Low density B1 surrounded by low density residential development Road Retail - Approx. 1,000 Local services hairdresser, beauty shop, petrol station, café, newsagency, pharmacy, bottle shop Community – baby health

7-20 City of Ryde Local Planning Strategy Employment

CENTRE TOTAL SIZE LAND USES URBAN FORM LEP 2010 - (M2) ZONING

Fiveways Commercial - Not available Small food restaurant, cafe All single to double storey development surrounded B1 by low density residential development. Retail - Approx. 1,000 Local services –petrol station, , newsagency, pharmacy, bottle shop

Pittwater Commercial - Not available Small food – restaurant, metro All single to double storey development surrounded B1 supermarket by low density residential development. Road Retail - Approx. 1,000 Local services –, , automotive tyre A large vacant site shops, creative framing store, medical, ,

café

Trafalgar Commercial - Not available Small food - Café, small take Two storey development – U shaped built form and B1 away/restaurant, small supermarket, active plaza. Place Retail - Approx. 500 Local services - bottle shop, newsagency, chemist, sports centre,

North Ryde/ Existing High tech – electronic, computer, SP2, B3, B4 and Macquarie pharmaceutical and educational, B7 Commercial - 756,000 ^ Macquarie Centre Retail Park Corridor Retail - 85,463 * Proposed Commercial – 82,000 ° Retail – 32,000 ( shopping centre) Source: Mecone - Employment and Centres Study 2009

City of Ryde Local Planning Study 7-21 Employment

7.4 ANALYSIS AND DISCUSSION

This section provides a broad analysis of the employment sectors within the City

7.4.1 KEY EMPLOYMENT SECTORS

The following industry sectors in Ryde have been identified as having at or above metropolitan average proportion of jobs. These include a range of small to medium businesses, as well as large corporate business entities:- Retail, Retail jobs are spread throughout all centres with concentrations associated with the major two shopping centres being The Macquarie Shopping Centre and Top Ryde City; Finance and Insurance services - Aussie, NRMA, Banks, Credit Unions, consultancies, Jobs from these sectors are spread relatively evenly throughout the LGA centres with concentrations in Town Centres (Eastwood, West Ryde, Gladesville) and clustered in major shopping centres – Macquarie Shopping Centre and Top Ryde City once construction is complete; Professional, scientific and technical services - CSIRO, Leading white collar sectors for the LGA concentrated at Macquarie Park – North Ryde, other smaller concentrations in Gladesville, Meadowbank; Administrative and support services - community services, Concentrations in conjunction with Town Centres, Top Ryde, Macquarie Park;  Education and training – University, TAFE NSW, Macquarie Community College, NSW Dept Education & Training Areas of high representation include Ryde, Meadowbank, and Macquarie Park; Health care and social assistance – Ryde Hospital, Salvation Army, Centre Link, NFP general, Areas of concentration include – North Ryde, Top Ryde, Eastwood and Gladesville.

The Australian and New Zealand Standard Industrial Classification ( ANZIC) figures outlined in table 3 indicate that the proportion of residents in white-collar employment in the Ryde LGA between 1996 and 2006 has been driven by the growth and development in the Macquarie Park – North Ryde corridor as referred to earlier in this Study Report. Over the same period the proportion of blue-collar workers has declined. The proportion of residents in service- related employment has remained fairly consistent over this 10 year period. Trends suggest that the resident labour force will continue to be employed in white-collar, professional employment, rather than blue collar trades or services-related employment.

7-22 City of Ryde Local Planning Study Employment

Table 7.4 ANZIC Industry Jobs 2009 – Ryde

Sydney Statistical ANZIC Industry number Ryde % Division % Agriculture, Forestry & Fishing 89 0.2 0.5 Mining 42 0.1 0.2 Manufacturing 3,574 7.6 9.7 Electricity, Gas, Water and Waste Services 377 0.8 0.8 Construction 2,701 5.8 7.1 Retail Trade 4,792 10.2 10.5 Wholesale Trade 3,091 6.6 5.5 Accommodation and Food Services 2,801 6 6.1 Transport, Postal and Warehousing 1,703 3.6 5.4 Information Media and Telecommunications 1,684 3.6 3 Financial and Insurance Services 3,175 6.8 6.4

Rental, Hiring and Real Estate Services 833 1.8 1.8 Professional, Scientific and Technical Services 5,235 11.2 8.9 Administrative and Support Services 1,706 3.6 3.4 Public Administration and Safety 2,284 4.9 5.6 Education and Training 3,881 8.3 7.2 Health Care and Social Assistance 5,157 11 9.9 Arts and Recreation Services 584 1.2 1.4 Other Services 1,861 4 3.8 Inadequately described or Not stated 1,198 2.6 2.8 Total 46,768 100 Source: ABS Census 2006

HOME BASED (MICRO)BUSINESS

Home-based business is one of the fastest growing sectors in the NSW economy, making up about two-thirds of the State’s small businesses. Home-based business in Ryde is becoming popular and there is increasing community interest to work from home, to reduce overheads and costs. Home-based businesses are as varied as, small scale production, digital design and computer support services, professional services such as, accounting, financial planning, health and well being and on-line product sales. It is estimated that there are over 3,000 local home-based businesses.

Given the importance of home – based business (home industry / home business –definition from Ryde LEP 2008) consideration needs to be given to providing greater opportunities for home based business throughout the LGA. The Employment Study identifies Small office / home office (SOHO) development as ‘a style of mixed use development that supports white – collar home based business’ and combining working and living space in a single tenancy. Home based businesses and SOHO operate successfully with Broadband access and other local support services such as on-going Council and stakeholder business advice services. SOHO development has been successfully developed in other states and locally in the City of Sydney’s Green Square Urban Renewal Area.

Operating a business from home has also become increasingly common, as a result of the digital revolution, outsourcing, overall trends to self-employment and the growth of service sector industries. Apart from the economic value of this growth trend, local communities experience associated social and environmental - related benefits. It is considered that if there is amenity - related issues, these can be resolved by Council reviewing the appropriate land use table and development standards in Draft LEP 2008.

City of Ryde Local Planning Study 7-23 Employment

INDUSTRY/INNOVATION CLUSTERING AND BUSINESS IMPROVEMENT DISTRICTS

Ryde Council supports the approach proposed by the Draft INSS to encourage clustering of business activities around ‘magnet infrastructure’ (heavy rail, major roads) to investigate further opportunities for innovation clusters. Generally, clusters are concentrations of similar, inter-connected businesses, working in a particular industry or geographic area. The new Macquarie University hospital, for example, is attracting interest from biomedical companies and medical device companies who can supply products and services to the hospital when it opens in 2010. Cluster enterprises share common business objectives and outcomes and encompass linked industries which are important to competition. Ryde Council has held discussions with the NSW Department of Industry and Investment which provides Councils’ dollar for dollar funding for cluster identification and research.

The City of Ryde Economic Development Strategy 2009 – 2014 also explains that Ryde LGA contains potential significant clusters associated with Macquarie University, two TAFE NSW colleges, scientific research facilities linked to the CSIRO and leading health, pharmaceutical and IT&T industries. There are also over 30 primary and secondary schools. Ryde Council has been working to foster the establishment of Ryde as a ‘Education centre of excellence’, particularly in relation to the role of Macquarie University.

7.4.2 EMPLOYMENT SELF SUFFICIENCY

The Ryde LGA in 2006 contained 124 jobs for every 100 workers. This figure, shown below increased over the 2001 to 2006 period, is now approaching the ‘employment self sufficiency rate’ of the broader Inner North Subregion, which includes the North Sydney CBD.

Figure 7.5 Ryde and Inner North Subregional Employment Self Sufficiency – 2001-2006

160%

140% 135% 132% 124% 120% 112%

100%

80%

60%

40%

20%

0% Ryde Inner North Region Source: ABS Census 2001 2001 and 2006 2006

7-24 City of Ryde Local Planning Study Employment

An assessment of development activity since 2000 has 7.4.3 INDUSTRIAL, RETAIL AND found the following: COMMERCIAL - ANALYSIS 30% of existing industrial businesses are workshops related to car repairs, parts and The following information relating to Supply and servicing. Demand describes the more recent changes in The traditional buildings are single storey Industrial, Retail and Commercial lands in the Ryde development up to 1000sqm with storage LGA. areas. More recent developments are 2 storey buildings – with the second storey/ INDUSTRY mezzanine floor being used for office space or storage. Industrial Supply There has been a reduction in traditional manufacturing and heavy industrial uses. Table 4 outlines the industrial areas identified as Showroom space is located on the ground employment lands in the draft INSS. All lands are floor adjacent to the parking area. zoned industrial and have been categorised as Industrial Demand Category 1 employment lands with the exception of the Meadowbank Employment Area which is a mixed The Employment and Centres Study 2009 used a use area. Category 1 employment lands means they ‘population based demand model’ for employment must be retained for industrial employment purposes. land in Ryde LGA. The model assumes that the share of blue-collar workers in Ryde will be reduced in line Table 7.5 Industrial Land Supply 2009 with an increasing proportion of white-collar workers LOCATION TYPE OF INDUSTRY AREA and that due to competitive market forces, the ratio of blue-collar resident workers to jobs will reduce over Gladesville Local Industry 23 ha Industrial Area time. The model forecasts a reduction of approximately 8 Ha in industrial land required by Former ADI site Local Industry-Maritime 1.5 ha 2031. West Ryde Local Industry 7 ha It is expected that the 8ha reduction in industrial land Meadowbank Local Industry 20 ha will occur as a result of the redevelopment of the Employment Area Meadowbank Employment Area to a residential area . Total 51.5 ha The overall demand for industrial uses is likely to Refer to Table 7.2 for further details on these areas. reduce then stabilise. However, the retention of the City’s industrial land is vital, as these areas continue to The majority of industrial areas in Ryde today are provide for a range of industrial activities that met vibrant. However, they contain very little additional local and regional needs. Such areas also provide development capacity. premises that are often affordable to purchase or rent and such spaces support emerging businesses. Areas in the City that also provide this opportunity are along Victoria Road adjoining the edge of town centres.

City of Ryde Local Planning Study 7-25 Employment

RETAIL

Retail Supply Retail Demand

Table 5, based on 2005 figures, provides an overview The information outlined above indicates that Ryde of the supply of retail floor space within Ryde’s has a supply of 277,000 sqm of retail floor space. centres. The Department of Planning’s Draft Centres Policy Table 7.6 Existing Supply - Retail in Centres 2009 applies a retail demand figure of 2m2 of retail floor space per person to address the demand CENTRE/LOCATION EXISTING COMMENTS requirements of a population. Using this figure and (SQM) with a population of approximately 100,000, the City Eastwood 32,300 requires 200,000sqm of retail floor space. As illustrated by the information above the City meets Ryde 67,800 Includes Top Ryde City of 65,000sqm this demand.

Gladesville 14,300 By 2031 it is anticipated that the City’s population will West Ryde 17,900 have increased between 17,000 and 25,000 persons – resulting in a population of between 117, 000 and Meadowbank 10,000 Include 1200 sqm 125,000. Using the retail demand figure of 2m2 per outside the Water person, the City would require 250,000 sqm of retail Point development- floor space. With the development of the major Macquarie Park 94,000 Includes Macq shopping centres of Macquarie Centre, Eastwood Centre 88088 sqm- Centre and the new development in West Ryde the retail demands of the City will be met. It is also Other Centres 4,500 Approximation of sqm in small and reasonable to assume that further retail development neighbourhood activity will occur in the following centres: centres Macquarie Park Corridor in the Delhi Road TOTAL 240,700 area and within the 3 station precincts. Redevelopment of the small centres such as Source: Ibecon Economic Report submitted with the development application for Top Ryde Shopping Centre - Cox’s Road, Fiveways and Putney. Master 2006 planning work to identify opportunities in these centres is currently being undertaken. This figure is to be considered in relation to the additional retail floor space resulting from recent development approvals including Anthony Road West Ryde (4,000sqm) Eastwood Centre (500sqm additional retail floor space) and the Macquarie Shopping Centre (32,000sqm). These developments will result in an additional 36,500 sqm of retail space

Top Ryde City 2009

7-26 City of Ryde Local Planning Study Employment

30%. As at January 2009, the total commercial stock within North Ryde stood at almost 756,000sqm; a substantial increase of 72,000sqm.

The majority of office space in North Ryde is within Macquarie Park, with approximately 650,000sqm of floor space (Knight Frank 2008, CBRE 2008). Approximately 216,000sqm of floor space entered the Macquarie Park market between 2003 and 2008, with 112,000sqm alone being completed in 2007. Eastwood Mall 2009 Commercial Demand COMMERCIAL Research for this Study found that there was not a Commercial Supply standard figure that could be applied to determine the demand for commercial floor space in relation to Table 6 provides the supply of commercial floor space the needs of an increasing population. However it is (Gross Floor Area) within Ryde LGA based on the acknowledged that the City has achieved potential capacity available under the current employment self sufficiency (refer to section 4.2) planning framework. mainly through the commercial sector and it is anticipated that the future supply of commercial floor In summary, there is 938,000sqm of existing space will be provided mainly in Macquarie Park. commercial floor space and floor space opportunities under the existing planning controls within Ryde LGA. The Employment and Centres Study 2009 describes Macquarie Park as the pre-eminent commercial centre Table 7.7 Supply of Commercial Space – based in Ryde and one of Sydney’s largest commercial areas. on the Planning Controls The continued development and intensification in this centre is likely to continue over time and this trend is CENTRE/LOCATION EXISTING (SQM) in line with recent development trends and the Eastwood 39,000 capacity of the Macquarie Park – North Ryde and Top Ryde 50,000 Ryde areas as commercial centres. The future growth in white-collar jobs in Macquarie Park alone is likely to Gladesville 38,000 outpace population growth. West Ryde 4,000 The potential for a commercial corridor elsewhere is Meadowbank 7,000 broadly based around Victoria Road as outlined below Macquarie Park/North Ryde 800,000 (section 4.4). A Victoria Road economic corridor would not directly compete with the Macquarie Park – North TOTAL 938,000 Ryde corridor, being a lower rent and more Source: City of Ryde Centres and Corridors Strategy 2010 service/light industrial-oriented area. However, there is the potential for this corridor to differentiate itself With regard to the total commercial floor space within through the encouragement of start up businesses, North Ryde - Macquarie Park there was approximately SOHO provision associated with creative industries 526,000sqm in 2004/2005, growing to just under and support services for businesses in Macquarie Park 684,000sqm in 2007/2008, representing an increase of and Parramatta.

City of Ryde Local Planning Study 7-27 Employment

7.4.4 VICTORIA ROAD ECONOMIC CORRIDOR

A long Victoria Road in areas adjoining the centres These areas provide low cost accommodation for a and the industrial areas there is a potential corridor of range of local and regional services, including start-up economic activity. This potential corridor is referenced offices, light industrial, showrooms, building supplies in the Inner North Subregional Strategy. The corridor and retail. As a key corridor detailed in the Centres has been identified as an area of Ryde which would and Corridors Study, the Victoria Road Corridor runs allow emerging businesses and industries to take through West Ryde, Gladesville and two industrial advantage of cheaper land prices and rents. The precincts identified as strategic employment lands in outcome would be to encourage a broader range of the Inner North Subregional Strategy. uses including the creative industries sector.

MECONE – Extent of Victoria Road Economic Corridor

7-28 City of Ryde Local Planning Study Employment

7.4.5 EMPLOYMENT TARGET

The Metropolitan Strategy 2005 and the Inner North Draft Sub Regional Strategy requires the City of Ryde to cater for an additional 21,000 workers by 2031.

Table 7 outlines the City of Ryde S94 Contributions Plan 2007 overall forecast growth of Ryde’s centres. The majority of employment growth is forecast to occur in white-collar employment located in the Macquarie Park - North Ryde corridor.

Table 7.8 City of Ryde S94 Contributions Plan 2007 - Growth Forecast

2004 2014 2024 2034 GROSS WORKERS GROSS WORKERS GROSS WORKERS GROSS WORKERS FLOOR FLOOR FLOOR FLOOR AREA AREA AREA AREA

Macquarie Park 800,000 40,000 950,000 47,500 1,100,000 55,000 1,250,000 62,500 Corridor

Ryde Town 23,000 690 35,000 1,050 105,000 3,150 115,000 3,450 Centre

Eastwood 830 2,921 90,000 3,157 97,000 3,395 97,000 3,395 Village

West Ryde 12,000 357 19,000 580 22,000 670 24,000 730 Village

Gladesville 21,000 774 23,000 849 31,000 1,174 40,000 1,500 Village

Meadowbank 151,000 2,302 176,000 3,235 200,000 4,168 200,000 4,168 Employment Area

Gladesville 240,000 2,400 239,000 2,390 239,000 2,390 239,000 2,390 Industrial Area

Total 1,247,830 49,444 1,532,000 58,761 1,794,000 69,947 1,965,000 78,133 Source: City of Ryde S94 Contributions Plan 2007

The table indicates that over 28,600 jobs will be provided in the City as a result of development within the Centres and industrial areas.

In 2007 Macro Plan, a planning consultancy undertook an assessment of jobs growth in the City, as part of the employment lands assessment undertaken for the Meadowbank Master plan. This assessment indicated that the growth of the commercial /office sector between 2004 - 2031 would result in the creation of 39,000 jobs. The main growth area would be the Macquarie Park Corridor.

Considering of both set of figures it is apparent that the City will meet the target of 21,000 additional jobs by 2031.

City of Ryde Local Planning Study 7-29 Employment

The employment target and current growth 7.5 KEY FINDINGS AND DIRECTIONS projections will be accommodated.

This section provides an outline of the key issues While research has not been undertaken to test the relating to employment land within the City over the ultimate development capacity of planning 5 years to 2015. The issues are based on the economic controls, The City of Ryde Centres and Corridors analysis and findings contained within the Study has advised that the growth figures as Employment and Centres Study 2009. outlined in section 4.5 can be achieved within the current planning framework. This is mainly 7.5.1 KEY FINDINGS because there is significant latent capacity in the Macquarie Park/North Ryde area, where the The economic analysis from the Study indicates the majority of growth is projected to occur. following key findings regarding future occupations and employment growth in Ryde: However further consideration could be given to introducing planning provisions that would There will be significant jobs growth in white-collar encourage a building typology in the town and occupations. small centres that would assist the growing home Employment growth in Ryde will outstrip based business sector and small businesses. population growth primarily driven by white-collar Industrial Land requirements will stabilise. jobs growth in Macquarie Park and to a lesser degree in Ryde Town Centre. With population growth the demand for activities such as automotive repairs, domestic storage, Over the period to 2031 it is forecast that the need plumbing supplies and light engineering may for commercial space will increase while the need increase. However, Ryde’s industrial areas are at a for industrial land will decrease from 49 Ha to 41 comparative disadvantage when compared to Ha. competing industrial areas in Western Sydney. These areas are better located in terms of freeway There are an increasing proportion of white-collar standard access and are relatively cheaper and jobs in Ryde compared to resident workers and this closer to their labour market. This has lead to trend will continue. increasing industrial vacancies in areas such as Meadowbank. However there is a need to retain Ryde provides approximately 1.24 white-collar jobs the industrial zoned land as these areas provide for every white-collar worker residing in the City. local services, and in time create opportunities for This high white-collar self sufficiency is due to the emerging businesses due to affordable major employment role of the Macquarie accommodation and proximity to centres such as Park/North Ryde corridor. With the forecast growth Macquarie Park and Parramatta. of Macquarie Park and North Ryde it is likely that While expanding the physical area of the industrial there will be a higher proportion of white-collar land is not required, a future study to review the jobs in Ryde over time. current planning controls such as height and floor

space ratios may assist in retaining these areas as

viable employment lands.

7-30 City of Ryde Local Planning Study Employment

Ryde has adequate regional and sub-regional 7.6 STRATEGY AND shopping services. However, there is a spatial imbalance and there may be the opportunity to RECOMMENDATIONS expand centres in the north-eastern part of Ryde. 7.6.1 THE STRATEGY Ryde has adequate retail services to meet its residents shopping needs with projected supply. The Strategy is to guide the future of employment in The majority of retail is however located in a few the City of Ryde and is described as a series of large centres servicing catchments broader than Principles, Directions and Actions as identified below. the City of Ryde. Thdere may be the opportunity to expand centres Consideration of the Employment Principles, or create new retail centres that are well located Directions and Actions should be viewed in the and that service the needs of workers or broader context of the other six studies prepared as retail catchment areas. background to the Local Study. North Ryde at Delhi Road (North Ryde Railway Station) and Cox’s Road are potential locations for

such a centre.

7.5.2 KEY DIRECTIONS

The following directions would assist in addressing the issues outlined above:

Explore the implementation of planning controls

to support flexible work/home arrangements and small businesses provided through development styles such as Small Office/Home Office (SOHO) and dual key apartments (a self contained unit within an apartment that can be used as office accommodation) within the town centres and small centres.

Work with the key land owner (being the State Government) in the Delhi Road area regarding the development of a retail precinct as part of the master planning process.

Undertake a study of the industrial areas within the City to identify strategies and recommendations to maintain these areas as viable employment lands

Economic and employment activity to continue along the Victoria Road Corridor –in particular in areas adjoining the town centres and industrial areas. Macquarie Park Corridor continues to be developed into a premium business location through the implementation of the current planning framework

City of Ryde Local Planning Study 7-31 Employment

PRINCIPLE

P1 Meet the employment target set by the Metropolitan Strategy and draft Inner North Subregional Strategy

DIRECTION D1 Demonstrate how the employment target can be met by recent and current planning

D2 Protect and enhance employment opportunities ACTIONS Maintain existing zones and land uses in centres that currently provide employment. Retain existing industrial zones at West Ryde and Gladesville

Undertake a study of the industrial areas within the City to identify strategies and recommendations to maintain these areas as viable employment lands.

Enable economic and employment activity to continue along the Victoria Road Corridor – in particular in areas adjoining the town centres and industrial areas.

DIRECTION

D3 Support home – industries and home - businesses throughout the LGA

ACTIONS Investigate controls to encourage small office – home office ‘SOHO development’ in and around all commercial centres.

PRINCIPLE P2 Recognise and support Macquarie Park as a specialised centre and the major employment area

DIRECTION

D4 Support the role of Macquarie Park – North Ryde as a premium location for globally competitive businesses, as part of the NSW Metropolitan Strategy ‘Global Economic Corridor’ D5 Support the role of Macquarie Park as a major commercial centre

ACTIONS Continues to develop Macquarie Park Corridor as a premium business location through the implementation of the current planning framework.

7-32 City of Ryde Local Planning Study Employment

PRINCIPLE P3 Support and enhance centres as important areas for business and employment

DIRECTION

D6 Make centres vibrant and attractive areas people want to live, work and visit

ACTIONS Continue the program of public domain upgrades for all centres to improve attractiveness and appeal for business owners / tenants and customers. Renew small and neighbourhood centres – as per the recommendations outlined within Small Centres Studies.

7.6.2 RECOMMENDATIONS

RECOMMENDATIONS:

This Study recommended the following:

LEP 2011

No LEP amendments recommended.

DCP

No DCP amendments recommended.

OTHERS

Develop planning controls and guidelines to support flexible work/home arrangements. Undertake a study of the industrial areas within the City to develop strategies and recommendations to maintain these areas as viable employment lands. Explore with the key land owners (being the State Government) in the Delhi Road area developing a retail precinct as part of the master planning process.

City of Ryde Local Planning Study 7-33 Employment

7.7 RESPONSE TO THE METROPOLITAN STRATEGY

7.7.1 RESPONSE TO THE METROPOLITAN STRATEGY - ECONOMY AND EMPLOYMENT

This section provides an outline of how the City of Ryde is responding to the economy and employment direction outlined in the Metropolitan Strategy and Inner North Sub Region - Draft Sub Regional Strategy (IN).

NO. DIRECTIONS AND ACTIONS CITY OF RYDE RESPONSE A ECONOMY AND EMPLOYMENT

A1 PROVIDE SUITABLE COMMERCIAL SITES AND EMPLOYMENT LANDS IN STRATEGIC AREAS

A1.1 Provide a framework for accommodating jobs across the city

IN Inner North local councils to prepare Principle City of Ryde can meet DoP employment capacity LEPs which will provide sufficient zoned target of 21,000 (2031) within the current and A1.1.1 commercial and employment land to meet their planning framework. employment capacity targets.

IN The Department of Planning is to provide The employment target for the City of Ryde is 21,000. councils with Local Government Area A1.1.2 employment capacity targets.

A1.2 Plan for sufficient zoned land and infrastructure to achieve employment capacity targets in employment lands

A1.3 Engage with Industry regarding Employment land stock

A1.4 Contain the rezoning of employment lands to residential zonings across Sydney

IN The Department of Planning to complete a A response is not required. metropolitan and subregional review of A1.4.1 Employment Lands, prior to considering any significant rezoning of employment lands to non- employment uses within the Inner North Region.

A1.5 Protect and enhance Employment Lands of State Significance

IN The Department of Planning to investigate A response is not required. measures to protect and enhance State A1.5.1 significant employment lands.

A1.6 Improve Planning Delivery of Employment Lands

7-34 City of Ryde Local Planning Study Employment

NO. DIRECTIONS AND ACTIONS CITY OF RYDE RESPONSE

A1.7 Monitor Demand and Supply of Employment Lands

IN Establishment of an Employment Land Program A response is not required. in parallel with the Metropolitan Development A1.7.1 Program and under the Sydney Land Supply Program will allow supply and update of employment lands in the Inner North Subregion to be monitored.

A1.8 Establish a Framework for Development of Business Parks

IN State Government and the City of Ryde to The current and proposed planning framework and encourage greater use of public transport for the transport infrastructure are aimed at encouraging A1.8.1 Macquarie Park Specialised Centre with the a greater use of public transport and a reduction in opening of the Epping - Chatswood Rail Link. private car usage in the Centre.

A1.9 Facilitate the use of old industrial areas

IN Willoughby Council and the Department of A response is not required. Planning to implement its review of planning A1.9.1 controls for the Artarmon Industrial Area to enable higher intensity employment uses in areas of good public transport access.

N The Department of Planning to work with A response is not required. councils in identifying and implementing A1.9.2 measures to manage interface issues between industrial and residential land uses. A2 INCREASE INNOVATION AND SKILLS DEVELOPMENT

A2.1 Establish a framework to support innovation across Sydney

IN The Department of State and Regional A response is not required. Development will work with other Government A2.1.1 agencies and industries to achieve the policy goals for innovation in the sectors identified in the NSW Statement on Innovation.

A2.2 Strengthening Industry Clusters

IN The Department of State and Regional A response is not required. Development will participate in programs to A2.2.1 better understand the drivers of opportunities for business clustering.

City of Ryde Local Planning Study 7-35 Employment

NO. DIRECTIONS AND ACTIONS CITY OF RYDE RESPONSE

IN The State Government to implement the A response is not required. expansion of Royal North Shore Hospital and A2.2.2 Note: Macquarie University has been accepted by the Macquarie University as major projects. Department of Planning as a Major Project.

A2.3 Support Magnet Infrastructure

IN The Department of State and Regional A response is not required. Development will continue to undertake A2.3.1 programs that encourage clustering of business activities around magnet infrastructure.

A2.4 Utilise Local Assets to encourage Learning and Innovation

A2.5 Promote Learning City Initiatives in Selected Centres

IN The Department of State and Regional A response is not required. Development to work with councils, educators, A2.5.1 Royal North Shore Hospital and research institutes to identify opportunities to strengthen linkages between these organisations, and to promote the further development of a ‘learning city’. A3 IMPROVE OPPORTUNITIES AND ACCESS TO JOBS FOR DISADVANTAGED COMMUNITIES

A3.1 Embedded skills development in major redevelopment projects

IN The Department of Planning and Department of A response is not required. Education and Training to prepare guidelines for A3.1.1 agencies and local councils to decide when and how skills development components can be incorporated in projects.

A3.2 Integration of Employment and Housing Markets

A3.3 Encourage Emerging Businesses

IN Local government to investigate strategies to The Local Study and LEP2011 propose to retain the ensure sufficient zoned land to enable the current extent of industrial land (Zones IN2 and IN4) A3.3.1 provisions of comparatively low cost premises and the extent of Zone B1Neighbourhood Business. for start up businesses. These zones support start up businesses.

IN The Department of State and Regional A response is not required. Development to continue to support business A3.3.2 start up and expansion.

7-36 City of Ryde Local Planning Study

Appendix A EMPLOYMENT AND CENTRES STUDY

OCTOBER 2009

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