Parramatta Light Rail (Stage 1) Westmead to Carlingford via Parramatta CBD and Camellia Environmental Impact Statement Volume 7 –Technical Papers 14 to 15 August 2017 Technical Paper 14 Business Impact Assessment Parramatta Light Rail Business Impact Assessment Ref: C17020 FINAL HillPDA Page 1 | 141 Parramatta Light Rail Business Impact Assessment QUALITY ASSURANCE Report Contacts NICHOLAS HILL B. Science, M Human Geography, Macquarie University (2012) M.A Property Development, University of Technology Sydney (2015) Senior Consultant [email protected] Supervisor ADRIAN HACK M. Land Econ. B.Town Planning (Hons). MPIA Principal Urban and Retail Economics [email protected] Quality Control This document is for discussion purposes only unless signed and dated by a Principal of HillPDA. Reviewed by: DRAFT V10 ADRIAN HACK M. Land Econ. B.Town Planning (Hons). MPIA Principal Urban and Retail Economics [email protected] Report Details Job Ref No: C17020 Version: FINAL File Name: Parramatta Light Rail Business Impact Assessment Date Printed: 18/08/2017 Ref: C17020 FINAL HillPDA Page 2 | 141 Parramatta Light Rail Business Impact Assessment CONTENTS Executive Summary ......................................................................................................................... 7 1 Introduction .......................................................................................................................... 12 1.1 Project background .......................................................................................................... 12 1.2 Stage 1 project description ............................................................................................... 12 1.3 Purpose and scope of this report ...................................................................................... 15 1.4 Secretary’s environmental assessment requirements ........................................................ 15 1.5 Structure of this study ...................................................................................................... 15 2 Assessment Methodology ...................................................................................................... 16 2.1 General methodology....................................................................................................... 16 2.2 Study area and local business precincts............................................................................. 16 2.3 Business survey approach................................................................................................. 18 2.4 Business impact assessment framework and rating ........................................................... 18 2.5 Assumptions .................................................................................................................... 20 3 International Literature Review .............................................................................................. 21 3.1 Transportation improvements and economic development............................................... 21 3.2 Measuring the benefits of transportation improvements .................................................. 21 3.3 The impact of transportation improvements on agglomeration effects and productivity .... 23 3.4 Light rail and urban renewal ............................................................................................. 25 4.5 Light rail and land values .................................................................................................. 27 4 Existing Study Area Characteristics ......................................................................................... 30 4.2 Local business precinct overview ...................................................................................... 30 4.3 Westmead Local Business Precinct ................................................................................... 31 4.4 North Parramatta Local Business Precinct ......................................................................... 35 4.5 Parramatta CBD Local Business Precinct............................................................................ 39 4.6 Rosehill and Camellia Local Business Precinct.................................................................... 43 4.7 Carlingford Local Business Precinct ................................................................................... 47 5 Assessment of Construction Impacts ...................................................................................... 51 5.1 Property acquisition and lease cessation ........................................................................... 51 5.2 Property values and rent return........................................................................................ 55 5.3 Access and connectivity .................................................................................................... 57 5.4 Noise and vibration .......................................................................................................... 82 5.5 Air quality ........................................................................................................................ 88 5.6 Visual amenity ................................................................................................................. 91 5.7 Loss of power and utilities ................................................................................................ 94 5.8 Demand for goods and services from construction activities and workers .......................... 95 6 Assessment of Operational Impacts........................................................................................ 97 6.1 Access and connectivity .................................................................................................... 97 6.2 Visual amenity ............................................................................................................... 114 Ref: C17020 FINAL HillPDA Page 3 | 141 Parramatta Light Rail Business Impact Assessment 6.3 Noise and vibration ........................................................................................................ 117 6.4 Increased urban renewal and development capacity ....................................................... 120 6.5 Increased land values and property rent ......................................................................... 120 7 Potential Mitigation Measures ............................................................................................. 122 Appendix A: Review of Previous Local Business Impact Studies ..................................................... 124 A.1 The Sydney CBD and South East Light Rail ....................................................................... 124 A.2 Wyong Pacific Highway Upgrade Business Impact Assessment ........................................ 127 A.3 Campbelltown Road Upgrade – Business Impact Assessment .......................................... 127 A.4 The Crossrail – UK London .............................................................................................. 128 A.5 Purple Line –Washington DC and Suburbs, USA .............................................................. 129 Appendix B: Business Surveys ...................................................................................................... 131 TABLES Table 1: Overview of potential impacts on business revenue or operation ........................................ 8 Table 2: Summary of construction impacts with potential to have a large to moderate negative effect on businesses.................................................................................................................................. 9 Table 3: Summary of construction impacts with potential to have a slight or moderate positive effect on businesses................................................................................................................................ 10 Table 4: Summary of operation impacts with potential to have a large to moderate negative effect on businesses................................................................................................................................ 10 Table 5: Summary of operational impacts with potential to have a large to moderate positive effect on business operation or revenue.................................................................................................. 11 Table 6: Secretary’s environmental assessment requirements – business impacts........................... 15 Table 7: Objective impacts table options rating scale...................................................................... 19 Table 8: Likelihood definition ......................................................................................................... 19 Table 9: Premium value of properties within 800m of light rail ....................................................... 29 Table 10: Westmead local business precinct employment by ANZSIC 4 Digit Industry Code ............. 33 Table 11: Westmead employment base travel method to work (2011) ........................................... 34 Table 12: North Parramatta local business precinct employment by ANZSIC 4 Digit Industry Code... 36 Table 13: North Parramatta employment base travel method to work (2011) ................................. 38 Table 14: Parramatta CBD local business precinct employment by ANZSIC 4 Digit Industry Code ..... 40 Table 15: Parramatta CBD employment base travel method to work (2011)...................................