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Greater Parramatta Priority Growth Area: Interim Land Use And Greater Parramatta Priority Growth Area: Interim Land Use and Infrastructure Implementation Plan Background Analysis June 2017 51 Constraints and Challenges Key challenges within the precinct include: z Current inability, due to poor precinct amenity, to attract ‘high-technology’ and knowledge based industry; z Fragmented land ownership patterns. The current lot patterns and built form in the precinct are key challenges to achieving the vision of becoming a high-technology and knowledge based employment hub. It will also require mechanisms to encourage site amalgamation; z Limited access for large trucks and containers; z Traffic congestion; z Infrequent rail services; and z Global production factors on existing tenants. Opportunities z High Technology and Knowledge based Industrial Precinct: With its economic roots established in the industrial sector, Rydalmere will likely experience a shift towards a knowledge- based sector led by Western Sydney University. Investment by Western Sydney University has projected student growth from 13,000 to 30,000 over the next 20 years positioning Rydalmere as a world class education precinct. A high-technology and knowledge industrial precinct and a hub for innovation and The Rydalmere Precinct has a number of features that it can leverage to transition to a future high-technology and high-value employment growth, which includes education and university supporting uses. knowledge based industrial precinct, including its location with Western Sydney University, access and geographical Source: Rydalmere Industrial Precinct Economic Development Study, Parramatta City Council (August 2014) connections, and its existing capability as an industrial hub for a diverse mix of businesses. z Infrastructure and Facilities: Having state of the art, modern Projected Growth and flexible infrastructure, in addition to a diverse range of facilities that provide business and community amenity (i.e. public domain improvements along Parramatta River and Subiaco Creek including lighting and signage for Any growth in jobs, students and homes in Rydalmere will be confirmed through future planning processes. walking and cycling), will be critical for attracting globally competitive high-technology and knowledge based No short term actions industry (and the corresponding highly skilled workforce). Longer Term Priorities z Renewable Energy: There is also an opportunity to promote energy efficiency and the use of renewable energy with any z Investigate opportunities to transition existing industrial area z Promote energy efficiency and the use of renewable energy redevelopment in the precinct. The large roof spaces and into future high technology and knowledge based industrial with any redevelopment in the precinct. significant parcels of suitable land in Rydalmere provide a strong precinct with modern infrastructure including renewable energy. basis for establishing large scale solar within the precinct. z Investigate options to improve access to and from the z Public Transport: The introduction of the proposed Parramatta z Develop mechanisms that encourage site amalgamations. precinct, particularly from Victoria Road. Light Rail to the transport offering for Rydalmere is likely to provide a significant boost to the precinct. The Department z Work with Western Sydney University plans for expansion and z Work to provide a pedestrian link along the Parramatta will continue to emphasise the pre-eminence of employment student accommodation. River foreshore. over residential uses for the existing employment zoned lands. z Government land: Opportunity to develop Government z Explore the future use and redevelopment potential of the z Explore ways of overcoming the fragmented land ownership land for a mixed use precinct for complimentary uses to the Government Property site. pattern in the precinct. Western Sydney University. 52 Greater Parramatta Priority Growth Area: Interim Land Use and Infrastructure Implementation Plan Background Analysis June 2017 53 3.4.3 Silverwater Existing Character Demographics and Economy The Silverwater Precinct is approximately 350 hectares In 2015, the precinct had a population of 13,354 people, making up 15% of the population in the growth area. in area, 4km to the east of Parramatta CBD and is generally Key characteristics of the precinct population include: bound by Parramatta River to the north, the M4 Motorway to the south, Haslams Creek to the east and Duck Creek to the west (refer to Figure 35). The majority of the precinct 49% LIVE IN HOUSES MEDIAN AGE comprises well-established employment lands, most notably 8% LIVE IN TOWNHOUSES OR OTHER manufacturing, light industrial, utilities and urban services. 33.7 YRS MEDIUM DENSITY HOMES The precinct displays the same functional characteristics of 43% LIVE IN APARTMENTS many other larger employment lands within the sub-region. This pattern provides urban services to the north along the precinct’s frontages to Silverwater Road with light manufacturing >63% FAMILIES – PARENTS WITH uses common in the street further away from the main road. RESIDENTS HAVE POST 37% SCHOOL QUALIFICATIONS HOUSEHOLDS CHILDREN The precinct contains a broad mix of building stock in terms of age and style with large floor plate warehouses used for transport and logistic type uses and smaller units for urban services. There are new developments along Derby Street to 65% 23% YOUNG CHILDREN, TEENAGERS the west of Silverwater Road with a mix of built form on the HOUSEHOLDS – COUPLES AND PEOPLE IN THEIR 20’S & 30’S WITHOUT CHILDREN eastern side of the precinct. Several large and institutionally owned estates are located in the precinct, including: Central West Industrial Estate, Triple M Industrial Estate, Slough RESIDENTS Business Park and Mills Waterfront Estate. A select number of 47.5% BORN OVERSEAS, food and beverage outlets are found in this precinct, including DIFFERENT LANGUAGES Subway and coffee shops. Prominent occupiers within the >29 SPOKEN AT HOME precinct include Chubb Security and Enersys Australia. The Newington business park, to the west of Sydney In 2011, there were approximately 13,298 Silverwater jobs 2011 Olympic Park provides campus-style accommodation, a jobs within the precinct. Approximately part of which is owned and managed by Goodman. The 50% of residents within the precinct are precinct is occupied by a mix of tenants including Bose, either in full or part time employment. 21% IAG Research, NSW Food Authority and Hirotech. The built Knowledge intensive jobs form is new and well maintained, comprising a combination Domestic services jobs of warehouse and office floor space. The Newington Health and education jobs Marketplace is located adjacent incorporating a Woolworths 51% supermarket and a selection of retail specialties. Industrial jobs Figure 23. Silverwater Precinct The eastern portion of the precinct between the 25% existing industrial precinct and Haslams Creek is the master planned Newington village (a legacy of the 2% 2,000 Sydney Olympic and Paralympic Games when it was the site of the Official Athletes Village). In relation to future land use planning, one of the major Knowledge intensive jobs Domestic services jobs Health and education jobs Industrial jobs driving factors that underpins the success and popularity of Silverwater is its relatively ‘separate’ nature from residential areas, thereby making land use conflicts a minimal issue. 54 Greater Parramatta Priority Growth Area: Interim Land Use and Infrastructure Implementation Plan Background Analysis June 2017 55 Constraints and Challenges Key challenges within the precinct include: z Limited Industrial Stock: Supply is relatively tightly held with strong leasing demand for smaller industrial units. The tight supply of stock in Silverwater results in sale prices achieved well in excess of reserve at auctions, currently driven by a strong owner occupier market; z Growing Demand for Office Uses: While Silverwater is competitively well placed in the market, it is understood there is a growing tendency for more office-type uses, which is potentially restricted by existing planning controls; z Small Lot Size: Even though Silverwater is broadly considered in the industry to be successful, the relatively small average lot size of 0.3 hectares limits its capacity in the future for redevelopment and densification. More than 50% of lots in the precinct are less than 1,000m2 in size. Opportunities Key opportunities within the precinct include: z Strong Demand for Employment: Silverwater is anticipated to remain a key employment area within the growth area as an area of essential urban services, advanced technology and knowledge sectors. Depending An industry, employment on the alignment of the proposed Parramatta Light Rail, Projected Growth the existing Newington Business Park and Local Centre, and urban services precinct located to the south of Holker Street may be suitable for specialising in advanced some redevelopment. This may involve expanding the uses currently permissible within the existing B7 Business technology and manufacturing Any growth in jobs and homes in Silverwater will be confirmed through future planning processes. Park and B2 Local Centre zones to encourage mixed use or No short term actions intensified business uses. Research undertaken in December and a key precinct of economic Longer Term Priorities 2015, suggests there is an underlying market demand for activity within the growth area. more accommodation like that which is provided in the z Retain precinct
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