The identification of adequate land requirements for each of the Shire's activity centres, industrial complexes, other urban locations and rural locations is a critical component in allowing the Shire to evolve over time in appropriate locations which will assist in the attraction, retention and development of industry in the Shire. The assessment of land requirements was completed via the following considerations:
• calculation of gross building area (GBA) requirements (conversion of gross leasable area (GLA) to gross building area (GBA));
• assessment of land requirements based on projections of gross building area (GBA) needs, and for activity centres, the application of assumptions regarding car parking and the likely density of development over the period 2009 - 2021;
• and in the case of activity centres, assessment of land requirements for residential development and open space needs.
8.3.1 Floorspace Requirements
Projected employment densities (jobs per 100 square metres) were used to determine the amount of floorspace required by 2021. The assessed densities were based on current industry supergroup employment densities in the south east region (Armadale, Gosnells, and Serpentine Jarrahdale) of the Perth metropolitan region. The employment densities referred to in Table C.1 are desirable targets based on the likely future economic structure of Serpentine Jarrahdale Shire in 2021.
Employment density (jobs per 100 square metres) by supergroup was calculated against future supergroup job provision to determine an assessment of gross leasable area (GLA). Gross leasable area (GLA) was then translated into gross building area (GBA) (refer Table C.2). The conversion of gross leasable area (GLA) to gross building area (GBA) was made on the basis that for modern structures the average ratios for this conversion are as follows:
• gross leasable area (GLA) is approximately 90 per cent of gross floor area (GFA);
• gross floor area (GFA) is approximately 90 per cent of gross building area (GBA).
Gross building area (GBA) therefore is approximately 23.46 per cent higher than gross leasable area (GLA). This factor was applied in the analysis.
The assessments of floorspace requirements found that:
• there is a projected need for approximately 410,000 square metres of industrial complex gross building area (GBA) floorspace, the majority of which (around 88 per cent) was taken up with manufacturing, transport and storage and service trades uses;
• there is a projected need for approximately 319,000 square metres of gross building area (GBA) floorspace at other urban locations, likely to be required evenly across all industry supergroups;
• by 2021 there would be approximately 555,500 square metres of rural location gross building area (GBA) floorspace, of which the around 80 per cent would be encompassed by primary industry (around 54 per cent), manufacturing, transport and storage and service trades.
Gross building area requirements for the Shire's activity centres were taken from the Activity Centres Strategy (ACS) completed by Collie Pty Ltd (2008) (refer Tables 12 and 13 in Draft Land Use Framework).
These tables for activity centres indicated that:
• Byford town centre will require a gross building area (GBA) of approximately 84,500 square metres.
Of this, over half (approximately 62 per cent) will be occupied by retail activities. The balance is required for non retail activities (type A and B non shopfront activities);
• Mundijong town centre is expected to require approximately 30,000 square metres of gross building area (GBA). Of this approximately 60 per cent will be occupied by retail activities. The balance is required non retail activities (type A and B non shopfront activities);
• the other local centres in the Shire will require a gross building area (GBA) of approximately 4,700 square metres. Over half of this requirement (around 53 per cent) will be used for retail activities.
Once again, the remainder will be required for non retail activities.
8.3.2 Land Requirements
On the basis of the above analysis, the land requirements for the Shire's activity centres, industrial complexes, other urban locations and rural locations were assessed for 2021.
Assumptions regarding the site requirements included:
• the building area of the site would be approximately 40 per cent of the total site area, or approximately 31.5 per cent of gross land requirements;
• that 46 per cent of the site requirements would be assumed to be used for roads and ancillary requirements.
(a) Activity Centre Land Requirements
On the basis of the land requirement analysis completed, the requirements for the Shire's activity centres was assessed for the year 2021. The results are shown in Table C.4. It will be seen that:
• the Byford town centre will have a significant gross land requirement of approximately 48.3 hectares.
Just under half of this land is required for retail activity (approximately 23.2 hectares). The balance is required for both intensive and extensive non retail activities (13.7 hectares), residential accommodation (8.9 hectares) and open space needs within the town centre (2.5 hectares);
• the Mundijong town centre has a total gross land requirement of approximately 19.6 hectares.
Approximately 40 per cent of this requirement is for retail uses (around 7.9 hectares). As in the case of Byford, the balance is required for intensive and extensive non retail activities (approximately 5.3 hectares), residential accommodation (5.4 hectares) and public open space uses (1 hectare);
• the assessment for local centres indicates that there will be a gross land requirement of around 12 hectares. Of this total just under 30 per cent will be needed for retail activities. The balance will be required for other uses and activities, particularly residential accommodation (40 per cent).
(b) Non Activity Centre Land Requirements
On the basis of the land requirement analysis completed, the requirements for industrial complexes, other urban locations and rural locations were assessed for the year 2021. The results are shown in Table C.3. It will be seen that:
• industrial complexes will have a gross land requirement of approximately 150 hectares by 2021.
Approximately 88 per cent of this will be required by manufacturing, transport and storage and service trades;
• other urban locations are expected to have a gross land requirement of approximately 117 hectares by 2021. Over 60 per cent of this requirement is for manufacturing, transport and storage, service trades and education;
• rural locations are expected to have a gross land requirement of approximately 203 hectares by 2021.
The majority of this requirement is for primary industry (approximately 110 hectares). A further component (approximately 80 hectares) is required for manufacturing, transport and storage, service trades and education.