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Crown and Baptist Streets Village Summary Report 2012

City of SydneyTown Hall House456 Kent StreetSydney NSW 2000

Crown and Baptist Streets Village

Introduction

The City of Sydney undertakes its comprehensive Floor Space and Employment Survey (FES) every five years to coincide with the Australian Bureau of Statistics’ Census of Population and Housing. The latest FES is the second to encompass those areas amalgamated into the City of Sydney from the former South Sydney and Leichhardt Councils in 2004, and allows the City of Sydney to investigate and report on changes in workforce, businesses and floor space across Surveys.

The FES collects data on all businesses, floor space uses and employment numbers for every building or property within the City of Sydney local government area (LGA). It provides a snapshot of the built form, land uses and economic activity of the City of Sydney every five years. The field data captured for the current Survey was undertaken during 2012.

The data collection phase of the FES involves field surveyors visiting every business in the City of Sydney to determine what industry the business is in, how many workers are in each business, and the floor space use of each business through visual inspection and the use of existing floor space. Information for various capacity measures such as quantity of seating, parking, rooms and units are also collected. Residential uses are only surveyed from the street and validated by checking existing floor plans. The data is entered into a Geographic Information System (GIS) database to allow 2- and 3-dimensional mapping, analysis and reporting.

The data is used by both internal and external stakeholders as a basis for strategic planning, policy formulation, business development and forecasting.

The Crown and Baptist Streets Village is located in the central part of the LGA. The area includes the majority of the suburb of Surry Hills and parts of Redfern and Moore Park. It is bounded by Campbell Street in the north, Phillip Street in the south, Anzac Parade to the east and Chalmers Street to the west (see Figure 1).

The Crown and Baptist Streets Village contains a mixture of low rise residential terrace housing, with high rise developments occurring in the north, and high rise public housing in the south. The business community is dominated by small to medium enterprises. The Village contains significant green space and parklands in the east.

The 2012 FES collected data from 4,524 sites in the Village, including 2,097 business premises. The total internal floor space surveyed was 2,606,286m², an increase of 1.8% from the previous Survey. Data on 1,425,552m² of external area (including parks, backyards, balconies, pools etc.) was also collected.

Figure 2 (following) shows the extent of the Crown and Baptist Streets Village, looking north. Residential uses are shown in dark red, and are predominantly multi-storey apartment buildings and terrace housing located throughout the Village, whilst business uses are shown in light brown and are largely located in the north and western sections of the Village. The eastern half of the Village is dominated by Moore Park golf course.

1 / Crown and Baptist Streets Village FES Report

Figure 1: Crown and Baptist Streets Village Location Map

Figure 1: Crown and Baptist Streets Village Location Map

Figure 2. The Crown and Baptist Streets Village looking north.

In 2006, the Australian Bureau of Statistics’ (ABS) Estimated Resident population (ERP) stated that there were 21,165 residents living in Crown and Baptist Streets Village. By 2011, the ERP for Crown and Baptist Streets Village had risen to 22,085, an increase of 4.3% over five years. However, the proportion of the City of Sydney’s residents in Crown and Baptist Streets Village fell from 12.8% in 2006 to 12.0% in 2011 as the population of other areas grew at a greater rate. As of 2011, the Crown and Baptist Streets Village remains the most populous of the City of Sydney’s ten villages It is estimated that Crown and Baptist Streets Village will accommodate approximately 10.8% of the City of Sydney’s residents by 2016, and 9.2% by 2031. This downwards trend is forecast despite an overall increase in the future population of Crown and Baptist Streets Village of 24,870 by 2031, and is due to proportionally higher growth in other Villages.1

The Crown and Baptist Streets Village contained 13,136 dwellings at the time of the Survey. The dwelling stock of the Village is dominated by multi-storey apartment blocks (with 65.0% of dwellings) and terrace houses (26.9%). There was a 1.4% increase in the number of dwellings between the two Surveys. Over the next few years, residential development will predominantly occur in small infill developments, with a few medium density projects, due to the lack of large sites available for major residential developments.2 This constraint is also responsible for the diminishing percentage share of total population living in the Crown and Baptist Streets Village, coupled with the large number of high-density residential developments set to take place in other parts of the LGA.

Employment in the Crown and Baptist Streets Village increased by 19.6% between the Surveys, from 19,028 in 2007 to 22,760 in 2012. The proportion of full-time employment decreased slightly from 80.8% in 2007 down to 79.0% in 2012. There were an additional 234 businesses counted in 2012 compared to 2007, an increase of 12.6%. Over the same period, the average number of workers per business increased marginally from 10.2 to 10.85.

1 City of Sydney Population Forecasts, Research performed by .id Consulting Pty Ltd. Available at: http://forecast2.id.com.au/Default.aspx?id=148&pg=5000 2 City of Sydney, Residential Monitor December 2012. Available at: http://www.cityofsydney.nsw.gov.au/__data/assets/pdf_file/0017/142514/Issue-no.-49-December-2012.pdf


http://forecast2.id.com.au/Default.aspx?id=148&pg=5000

When looking at Visitor Accommodation in the Village, there had been a 12.4% increase in the number of hotel rooms, and a 38.7% increase in the number of backpacker beds between the two Surveys.

The number of parking spaces in the Village increased by 171 or 1.6% between 2007 and 2012. The key totals for the 2007 and 2012 Surveys are shown in Table 1 below.

Table 1. Key Totals for Crown and Baptist Streets Village, 2007-2012Category 2007 2012 Chang

e%

ChangeGeneral

Sites Surveyed 4,527 4,524 -3 -0.1%Buildings Surveyed 4,448 4,443 -5 -0.1%Businesses Surveyed 1,863 2,097 234 12.6%

Areas

Internal Floor Area (m²) 2,560,471

2,606,286 45,815 1.8%

External Area (m²) 1,428,600

1,425,552 -3,048 -0.2%

Total Surveyed Area (m²) 3,989,071

4,031,838 42,767 1.1%

EmploymentFull-time Employment 15,374 17,982 2,608 17.0%Part-time Employment 3,654 4,778 1,124 30.8%Total Employment 19,028 22,760 3,732 19.6%

ResidentialNumber of Dwellings 12,961 13,136 175 1.4%Buildings with Dwellings 3,840 3,805 -35 -0.9%Population 21,165 22,085 920 4.3%Occupancy Rate 1.63 1.68 - -

Tenant ParkingInternal Parking Spaces 8,098 8,194 96 1.2%External Parking Spaces 2,505 2,580 75 3.0%Total Parking Spaces 10,603 10,774 171 1.6%

Visitor AccommodationHotel Accommodation (Rooms) 603 678 75 12.4%Serviced Apartments (Units) 85 92 7 8.2%Backpacker Accommodation (Beds) 341 473 132 38.7%


Industry Classification

The FES codes each business establishment based on a modified Australian and New Zealand Standard Industrial Classification (ANZSIC) – 2006. ANZSIC classifies the primary activity of a business into 16 ‘Divisions’ and then into 506 4-digit ‘Industries’. The Survey has further subdivided these into 644 unique business uses. This allows for more detailed analysis of business, employment and floor space uses.

The 644 business uses have been re-categorised into a ‘City-Based Industry Sector’ Classification based on the method used by the City of Greater London. This classification better reflects the mix of uses within the business community of city centres such as the City of Sydney. There are nineteen ‘business’ related industry divisions, and a further five ‘non-business’ related industry divisions within the City-Based Industry Sector Classification. This allows the analysis of industry groups such as Creative Industries, Information and Communication Technologies (ICT) and Tourist, Cultural and Leisure.

Table 2 (following) shows the breakdown by City-Based Industry of employment, businesses and (business) floor space for the Crown and Baptist Streets Village in 2012. During the Survey, data was collected on 2,097 businesses; there were 22,760 workers counted; and businesses occupied 877,019m² of internal floor space.

The predominant Industry Sector in the Crown and Baptist Streets Village is the Creative Industries, with the highest proportions of businesses, employment and floor area. A number of Industry Sectors employ more than 1,000 workers within the Crown and Baptist Streets Village, including Creative Industries, Professional and Business Services, Food and Drink, Government, Social Capital, Retail and Personal Services, Health, ICT and Community. The Village has a diversified industry mix interspersed with the highest residential population in the City of Sydney LGA. Tables 3, 5 and 6 (following) show the changes in the number of businesses, employment and business floor space use by each of the City-Based Industry Sectors between 2007 and 2012.

Business Establishments

Between 2007 and 2012 the number of businesses in the Crown and Baptist Streets Village increased by 12.6%, from 1,863 to 2,097 businesses. The largest sectoral increase occurred in the Professional and Business Services Industry, with an additional 78 business establishments compared to 2007. There were an additional 48 Food and Drink premises compared to 2007. There was an increase in the number of business establishments in nine of the nineteen sectors.

Of the 1,863 business located in the Village in 2007, 1,202 were still operating in the same location in 2012. More than 35% of businesses surveyed in 2007 were no longer operating in the same location in 2012. There was a large influx of new businesses in a number of industry sectors, including Creative Industries, Retail and Personal Services, Professional and Business Services and Food and Drink. Each of these four industry sectors allied their relatively high turnover with significant growth in the number of establishments. The area’s predominant sector, Creative Industries, had the largest new business commencement number (188 ceasing or moving operation, with 196 commencing), whilst at the same time showing very little growth in absolute numbers (8 establishments).


Table 2. Overview of City-Based Industry Sectors, Crown and Baptist Streets Village, 2012

City-Based Industry Sector Businesses

% of Total Businesses

Employment

% of Total Employment

Business Floor Area

% Business

Floor AreaCommunity 21 1.0% 1,056 4.6% 69,113 7.9%Creative Industries 417 19.9% 5,364 23.6% 147,985 16.9%Finance and Financial Services 39 1.9% 432 1.9% 9,585 1.1%Food and Drink 311 14.8% 2,310 10.1% 53,582 6.1%Government 25 1.2% 1,748 7.7% 41,371 4.7%Health 88 4.2% 1,114 4.9% 28,533 3.3%Higher Education and Research 44 2.1% 884 3.9% 40,379 4.6%ICT 107 5.1% 1,064 4.7% 21,505 2.5%Life Science (Bio-tech) 13 0.6% 49 0.2% 1,289 0.1%Manufacturing 27 1.3% 112 0.5% 5,066 0.6%Motor Vehicle 13 0.6% 78 0.3% 4,249 0.5%Natural Resource-Based Industries 0 0.0% 0 0.0% 0 0.0%Other* 0 0.0% 30 0.1% 0 0.0%Professional and Business Services 296 14.1% 4,027 17.7% 73,966 8.4%Property Development and Operation 45 2.1% 322 1.4% 7,751 0.9%Retail and Personal Services 286 13.6% 1,173 5.2% 80,943 9.2%Social Capital 122 5.8% 1,256 5.5% 106,751 12.2%Tourist, Cultural and Leisure 110 5.2% 903 4.0% 115,228 13.1%Transport and Logistics 133 6.3% 838 3.7% 43,921 5.0%Utilities** 0 0.0% 0 0.0% 25,799 2.9%Total 2,097 100.0% 22,760 100.0% 877,019 100.0%


*’Other’ industry sector data may include nil businesses, nil employment and/or nil business floor area. This is explained by: the inclusion of non-private households which employ staff, such as student accommodation and aged care facilities; and, workers counted in common areas of multi-tenanted buildings who are not directly linked to a business establishment.

**‘Utilities’ industry sector data may include nil businesses, nil employment and /or nil business floor area. This is explained by the presence of substations or pumping stations (business floor area data that has not been directly linked to a business establishment).

Table 3. Business Mix By City-Based Industry Sectors, Crown and Baptist Streets Village, 2007-2012

City-Based Industry Sector 2007 % of 2007 Businesses 2012 % of 2012

BusinessesChange

2007-2012% Change 2007-2012

Community 21 1.1% 21 1.0% 0 0.0%Creative Industries 409 22.0% 417 19.9% 8 2.0%Finance and Financial Services 50 2.7% 39 1.9% -11 -22.0%Food and Drink 263 14.1% 311 14.8% 48 18.3%Government 25 1.3% 25 1.2% 0 0.0%Health 70 3.8% 88 4.2% 18 25.7%Higher Education and Research 44 2.4% 44 2.1% 0 0.0%ICT 84 4.5% 107 5.1% 23 27.4%Life Science (Bio-tech) 14 0.8% 13 0.6% -1 -7.1%Manufacturing 20 1.1% 27 1.3% 7 35.0%Motor Vehicle 15 0.8% 13 0.6% -2 -13.3%Natural Resource-Based Industries 0 0.0% 0 0.0% 0 NAOther 0 0.0% 0 0.0% 0 NAProfessional and Business Services 218 11.7% 296 14.1% 78 35.8%Property Development and Operation 45 2.4% 45 2.1% 0 0.0%Retail and Personal Services 261 14.0% 286 13.6% 25 9.6%Social Capital 99 5.3% 122 5.8% 23 23.2%Tourist, Cultural and Leisure 97 5.2% 110 5.2% 13 13.4%Transport and Logistics 125 6.7% 133 6.3% 8 6.4%Utilities 3 0.2% 0 0.0% -3 -100.0%

Total 1,863 100.0% 2,09

7 100.0% 234 12.6%


Table 4. Recent and Established Businesses By City-Based Industry Sectors, Crown and Baptist Streets Village, 2012

City-Based Industry Sector Established(Pre-2008)

Commenced2008-2012

% Established

Community 20 1 95.2%Creative Industries 221 196 53.0%Finance and Financial Services 30 9 76.9%Food and Drink 178 133 57.2%Government 19 6 76.0%Health 62 26 70.5%Higher Education and Research 31 13 70.5%ICT 48 59 44.9%Life Science (Bio-tech) 11 2 84.6%Manufacturing 14 13 51.9%Motor Vehicle 12 1 92.3%Natural Resource-Based Industries 0 0 NAOther 0 0 NAProfessional and Business Services 117 179 39.5%Property Development and Operation 29 16 64.4%Retail and Personal Services 156 130 54.5%Social Capital 88 34 72.1%Tourist, Cultural and Leisure 76 34 69.1%Transport and Logistics 90 43 67.7%Utilities 0 0 NATotal 1,202 895 57.3%

Figures 3a and 3b show the percentage share of the top six City-Based Industry Sectors in 2007 and 2012. Creative Industries remains the predominant sector in terms of the number of businesses; however its percentage share has dropped from 22.0% down to 19.9% between the Surveys. Food and Drink maintained second place, increasing in establishment share from 14.1% up to 14.8%. The only change in position between the top six industry sectors occurred between the Professional and Business Services, which rose into third place with a 2.4% increase in the share of firm numbers, displacing Retail and Personal Services to fourth place.

Overall, the top six industry sectors in 2007 remained the top six in 2012, and have slightly increased their combined share of all businesses between them. Even though four of the top six industry sectors declined in their percentage share of businesses, all six experienced net growth in establishments between the Surveys. The industry mix of Crown and Baptist Streets Village has remained relatively stable over the past five years, with the top six industries accounting for a slightly higher percentage of overall business numbers.



Figure 3a. Percentage Share of Top Six Industry Sectors, 2007

Figure 3b. Percentage Share of Top Six Industry Sectors, 2012

22.0%

14.1%

14.0%11.7%

6.7%

5.3%

26.2%

% of Total Businesses, 2007

Creative Industries

Food and Drink

Retail and PersonalServices

Professional andBusiness Services

Transport and Logistics

Social Capital

Other Industries

19.9%

14.8%

14.1%13.6%

6.3%

5.8%

25.4%

% of Total Businesses, 2012

Creative Industries

Food and Drink



Transport and Logistics

Social Capital

Other Industries

Crown Street Village

Employment

In the period between the Surveys, employment in the Crown and Baptist Streets Village increased by 19.6%. There were 22,760 workers counted in 2012 across eighteen different industry sectors. Fifteen of the eighteen sectors experienced employment growth, with Creative Industries, Professional and Business Services and Food and Drink recording the highest increases, with 1,322, 980 and 900 additional workers respectively. These three industry sectors also had complementary growth in the net number of businesses. Over the period between the Surveys, the average number of workers per business in the Creative Industries sector rose from 9.88 to 12.86, adding nearly three workers per establishment, and this sector remains the predominant employer in the area with almost one quarter of workers employed.

Table 5 (following) shows the breakdown of employment by City-Based Industry Sector for 2007 and 2012, with the percentage share of each sector and the change between Surveys. The Higher Education and Research sector had the highest percentage employment growth in the Village at 71.3%, with Food and Drink and ICT also adding at least half their worker numbers again over a five year period.

The only sector in the Crown and Baptist Streets Village to experience significant decline in employment was the Government sector. More than two-fifths of the employment in this sector was lost, despite the fact that the number of establishments remained steady at 25. There were six Government establishments that ceased operations in the Village, whilst these were replaced by the same number of commencing businesses. The average size of the Government establishments in terms of workers per business almost halved between 2007 and 2012, from 121.16 down to 69.92. Despite this, the average size of Government businesses remained larger than any other industry sector in both 2007 and 2012.

In 2012, businesses in Crown and Baptist Streets Village employed 10.85 workers on average across all sectors. The number of workers per business ranged from a high of 69.92 in the Government sector, down to a low of 4.10 for businesses in the Retail and Personal Services sector. The average number of workers per establishment in 2007 was 10.21. The rise in average number of workers across all establishments is due primarily to the employment growth in Food and Drink and Creative Industries being much greater than their growth in business numbers, leading to much higher workforce densities. Overall, the employment growth rate of 19.6% outpaced the business establishment growth rate of 12.6%.

The following figures (4a and 4b) illustrate the proportion of employment across the top six industry sectors in 2007 and 2012 respectively. The Creative Industries sector had the highest proportion of employment in both 2007 and 2012, increasing its percentage share over the period, from 21.2% in 2007 up to 23.6% in 2012.

The Professional and Business Services sector was the second highest employer in both Surveys, also increasing its percentage share, from 16.0% up to 17.7%.

The Food and Drink industry sector had the highest growth in percentage share, up 2.7% to 10.1% in 2012. The Government sector had the greatest decline in percentage share, down 8.2% to 7.7%. This combination resulted in the Food and Drink sector overtaking the Government to be the third most dominant sector in employment in 2012. In the top six industry sectors, the Community sector was replaced by Retail and Personal Services between 2007 and 2012.

In 2012 the top six industries were less dominant in terms of employment share compared to the remaining industries. Although the top two industry sectors became more dominant with the Creative Industries extending its lead – employing nearly one in four workers in the Crown and Baptist Streets Village in 2012.


Table 5. Employment By City-Based Industry Sectors, Crown and Baptist Streets Village, 2007-2012

City-Based Industry Sector 2007 % of 2007 Employment 2012 % of 2012

EmploymentChange

2007-2012% Change 2007-2012

Community 1,041 5.5% 1,056 4.6% 15 1.4%Creative Industries 4,042 21.2% 5,364 23.6% 1,322 32.7%Finance and Financial Services 317 1.7% 432 1.9% 115 36.3%Food and Drink 1,410 7.4% 2,310 10.1% 900 63.8%Government 3,029 15.9% 1,748 7.7% -1,281 -42.3%Health 880 4.6% 1,114 4.9% 234 26.6%Higher Education and Research 516 2.7% 884 3.9% 368 71.3%ICT 691 3.6% 1,064 4.7% 373 54.0%Life Science (Bio-tech) 54 0.3% 49 0.2% -5 -9.3%Manufacturing 146 0.8% 112 0.5% -34 -23.3%Motor Vehicle 63 0.3% 78 0.3% 15 23.8%Natural Resource-Based Industries 0 0.0% 0 0.0% 0 NAOther 21 0.1% 30 0.1% 9 42.9%Professional and Business Services 3,047 16.0% 4,027 17.7% 980 32.2%Property Development and Operation 285 1.5% 322 1.4% 37 13.0%Retail and Personal Services 913 4.8% 1,173 5.2% 260 28.5%Social Capital 1,119 5.9% 1,256 5.5% 137 12.2%Tourist, Cultural and Leisure 829 4.4% 903 4.0% 74 8.9%Transport and Logistics 622 3.3% 838 3.7% 216 34.7%Utilities 3 0.0% 0 0.0% -3 -100.0%

Total 19,028 100.0% 22,76

0 100.0% 3,732 19.6%



Figure 4a. Percentage Share of Top Six Industry Sectors, 2007

Figure 4b. Percentage Share of Top Six Industry Sectors, 2012

21.2%

16.0%

15.9%7.4%

5.9%

5.5%

28.1%

% of Total Employment, 2007

Creative Industries


Government

Food and Drink

Social Capital

Community

Other Industries

23.6%

17.7%

10.1%7.7%

5.5%

5.2%

30.2%

% of Total Employment, 2012

Creative Industries


Food and Drink

Government

Social Capital


Other Industries

The following figures (5 and 6) show the distribution of employment by block in 2012 and the change in employment numbers by block between 2007 and 2012 respectively. As can be seen in the Figure 5 below, the majority of employment occurs in the north-western portion of the Village, with small pockets of employment in various blocks in the southern half.


Figure 5. Total Employment by Block, 2012

Figure 6 shows that high levels of employment growth have occurred in the western half, towards Central Station. There have been low levels of employment growth across most of the Village, with a few pockets of employment loss. The predominant employment loss has occurred in the block containing Centennial Plaza (near Central Station), due mainly to Government Departments relocating their offices out of the Village.


Figure 6. Total Employment Change by Block, 2007 to 2012

Floor Area

The 2012 FES measured over 2.6 million square metres of internal floor space in the Crown and Baptist Streets Village. Additionally, data was collected on 1.43 million square metres of external space, including parks, car parks, terraces and balconies. The measurements for the floor space uses were collected by creating spatial entities for each non-contiguous space, and attributing relevant attribute data such as employment numbers, capacity and vacancy to each. Every individual space is held in a Geographic Information System (GIS) database, and is related to the business that uses it. The GIS calculates the areas automatically, and allows 2-D and 3-D rendering of the data.

In terms of internal business floor area, the Creative Industries sector occupies the largest amount of floor space in the Village, with nearly 150,000m². This is approximately 33,000m² more than the next largest floor area user, Tourist, Culture and Leisure, which uses just over 115,000m². Other industries with significant floor space uses include Social Capital (106,766m²) and Retail and Personal Services (80,943m²) sectors.

The Social Capital sector had the highest increase in floor area used, with an additional 18,541m² (an increase of 21.0%), whilst the Government sector had the greatest decline in floor area, with -17,002m² (29.1% decline). Between the two Surveys, there was 61,816m² of net additional business floor space across all sectors, compared to an additional 3,732 workers. The other industry sector with significant floor area loss was Manufacturing (down 48.5%).

The amount of residential floor area decreased by 0.7% between 2007 and 2012, although this is a temporary trend as some of the space is currently being redeveloped for higher density residential use. There was a net increase of 175 dwellings completed in this period. As of 2012, there is approximately 1.29 million square metres of floor area in the Residential sector.


Table 6. Internal Floor Area By City-Based Industry Sectors, Crown and Baptist Streets Village, 2007-2012

City-Based Industry Sector 2007m²

% of 2007 Floor Space

2012m²

% of 2012 Floor Space

Change2007-2012

% Change 2007-2012

Community 70,760 8.7% 69,113 7.9% -1,647 -2.3%Creative Industries 147,674 18.1% 147,985 16.9% 311 0.2%Finance and Financial Services 10,639 1.3% 9,585 1.1% -1,054 -9.9%Food and Drink 39,347 4.8% 53,582 6.1% 14,235 36.2%Government 58,373 7.2% 41,371 4.7% -17,002 -29.1%Health 26,446 3.2% 28,533 3.3% 2,087 7.9%Higher Education and Research 31,545 3.9% 40,379 4.6% 8,834 28.0%ICT 16,279 2.0% 21,505 2.5% 5,226 32.1%Life Science (Bio-tech) 1,783 0.2% 1,289 0.1% -494 -27.7%Manufacturing 9,844 1.2% 5,066 0.6% -4,778 -48.5%Motor Vehicle 4,983 0.6% 4,249 0.5% -733 -14.7%Natural Resource-Based Industries 0 0.0% 0 0.0% 0 NAProfessional and Business Services 59,709 7.3% 73,966 8.4% 14,257 23.9%Property Development and Operation 8,117 1.0% 7,751 0.9% -365 -4.5%Retail and Personal Services 69,523 8.5% 80,943 9.2% 11,420 16.4%Social Capital 88,210 10.8% 106,751 12.2% 18,541 21.0%Tourist, Cultural and Leisure 101,536 12.5% 115,228 13.1% 13,693 13.5%Transport and Logistics 42,802 5.3% 43,921 5.0% 1,119 2.6%Utilities 27,634 3.4% 25,799 2.9% -1,834 -6.6%Total Business Floor Area 815,203 100.0% 877,019 100.0% 61,816 7.6%

Private Households 1,302,172 50.9% 1,292,642 49.6% -9,530 -0.7%Non-Private Households 8,553 0.3% 5,912 0.2% -2,641 -30.9%Other 287,615 11.2% 321,610 12.3% 33,995 11.8%Redevelopment 39,602 1.5% 16,242 0.6% -23,360 -59.0%Vacant 107,324 4.2% 92,861 3.6% -14,463 -13.5%Total Businesses Floor Area 815,203 31.8% 877,019 33.7% 61,816 7.6%Total Floor Area 2,560,471 100.0% 2,606,286 100.0% 45,815 1.8%



Figure 7a. Percentage Share of Top Six Industry Sectors by Floor Area, 2007

Figure 7b. Percentage Share of Top Six Industry Sectors by Floor Area, 2012

18.1%

12.5%

10.8%

8.7%8.5%

7.3%

34.1%

% of Business Floor Area, 2007

Creative Industries

Tourist, Cultural andLeisureSocial Capital

Community

Retail and PersonalServicesProfessional andBusiness ServicesOther Industries

16.9%

13.1%

12.2%

9.2%8.4%

7.9%

32.3%

% of Business Floor Area, 2012

Creative Industries

Tourist, Cultural andLeisure

Social Capital



Community

Other Industries

Figures 7a and 7b show the percentage share of business floor area for the top six industries in 2007 and 2012 respectively. Creative Industries had the highest share of floor space usage, although it decreased from 18.1% in 2007 to 16.9% in 2012.

Over the same period, Tourist, Cultural and Leisure increased its percentage share of floor space from 12.5% to 13.1%, whilst Social Capital increased its floor space from 10.8% to 12.2%.

Over the five years between the Surveys the share of the top six industry sectors increased by 1.8%.

The average business is approximately 418m² in size (for all space uses) across all sectors. This ranges from an average low space use of 99m² per establishment for Life Sciences (Bio-tech), up to an average of 1,655m² of floor space use per establishment for the Government sector and 3,291m² for the Community sector. The average floor area per business has decreased by approximately 19m² per establishment since 2007.

Figure 8 below maps the distribution of internal floor area by block for the Crown and Baptist Streets Village in 2012. The village is predominantly medium density development with a number of pockets of higher density development (including commercial, private housing and public housing).

At the time of the Survey, approximately 109,000m² of internal floor area was vacant or under redevelopment, comprising 4.2% of all internal floor space. This is down from 5.7% of floor space in the same category in 2007. There are a smaller number of residential and employment generating redevelopments currently occurring in the Village.


Figure 8. Total Internal Floor Space by Block, 2012

Space Use

The City of Sydney Floor Space and Employment Survey collects data in three levels, from individual ‘Space Units’ (space uses), which belong to ‘Establishments’, which are located in ‘Buildings’. The FES data classifies all floor area within the LGA according to the way in which the space is used. Each space use is assigned a code, which is categorised according to fourteen different space use divisions. Space use codes are also used to record employment, seating capacities, dwelling and room numbers and parking spaces. These space uses can then be related to the industry use of each establishment, and the location of each building. For the Crown and Baptist Streets Village, there were 44,052 internal and 11,589 external individual space units recorded in 2012. This represents a 6.6% increase in the number of records collected compared to the 2007 Survey.

Table 7 (following) indicates the internal floor area by Space Use Division within the Crown and Baptist Streets Village in 2007 and 2012. The most common floor space use in the Village is Residential, with 43.0% in 2012. This has decreased slightly over the past five years, due to a number of redevelopments proposed or completed that have removed housing above commercial/retail premises, as well as the redevelopment of some public housing in the southern half of the Village. The largest increase in space use type was in the Office division, which grew by 10.1%, with 38,906m² added. The Restaurant/Eating Space Use Division had the highest percentage increase in floor area, adding an extra 21.9% to its total. A further 7,090m² of Shop/Showroom space was created between 2007 and 2012.

In terms of space uses which are employment generating, the Industrial Space Use Division had the greatest loss of space between 2007 and 2012, with 9,311m² lost. The amount of employment in these spaces also decreased over the same period (Table 8) although at a slower rate, suggesting a greater intensification of the remaining uses of this space by 2012. There was also a significant decrease in the amount of Other space uses (those under renovation), as the amount of development occurring in 2012 was less than at the same time in 2007. Overall, there was a 1.8% increase in the total amount of internal floor area in the Crown and Baptist Streets Village between 2007 and 2012.

Table 8 shows the total employment by Space Use Division for the Crown and Baptist Streets Village in both 2007 and 2012. Those Space Uses with no employment (or minor employment) have been aggregated into the Other category.

The majority of employment in Crown and Baptist Streets Village is located in Office space uses, comprising 75.6% of all employment. The Restaurant/Eating Space Use Division holds the second highest number of workers with 1,887, or 8.3% of the total employment. Employment numbers have risen in all but one of the Space Use Divisions; with an additional 2,356 workers in Office spaces and 485 in Restaurant/Eating spaces.

The FES collects a number of capacity measures that are related to different types of space uses. The capacities are recorded for each individual space record. Table 9 following shows the capacity of restaurant seating, café seating, and meeting room / boardroom seating aggregated across the Village for 2007 and 2012.

In the five year period from 2007 to 2012, there was a 25.5% increase in the number of restaurant seats, with the number of restaurant establishments rising from 83 to 113. There was a 64.0% increase in café seating, with the number of café establishments rising from 79 in 2007 to 91 in 2012. In terms of the number of seats in meeting rooms (or boardrooms), this rose by 24.6% in the same period.



Table 7. Internal Floor Area by Space Use Division, Crown and Baptist Streets Village, 2007-2012

Space Use Division 2007m²

% Floor Area 2007

2012m²

% Floor Area 2012

Change 2007-2012

% Change 2007-2012

Office 386,004 15.1% 424,910 16.3% 38,906 10.1%Shop/Showroom 108,856 4.3% 115,946 4.4% 7,090 6.5%Residential 1,126,795 44.0% 1,120,128 43.0% -6,667 -0.6%Storage 76,514 3.0% 74,757 2.9% -1,757 -2.3%Industrial 30,735 1.2% 21,424 0.8% -9,311 -30.3%Visitor Accommodation 42,434 1.7% 44,658 1.7% 2,224 5.2%Entertainment/Leisure 46,210 1.8% 49,090 1.9% 2,880 6.2%Restaurant/Eating 38,155 1.5% 46,498 1.8% 8,343 21.9%Community 42,182 1.6% 43,153 1.7% 971 2.3%Utilities 29,046 1.1% 34,134 1.3% 5,089 17.5%Parking 296,644 11.6% 305,427 11.7% 8,783 3.0%Transport 6,440 0.3% 6,454 0.2% 14 0.2%Common Area 262,219 10.2% 269,216 10.3% 6,998 2.7%Other 68,236 2.7% 50,491 1.9% -17,746 -26.0%Total 2,560,471 100.0% 2,606,286 100.0% 45,815 1.8%


Table 8. Employment Mix by Space Use Division, Crown and Baptist Streets Village, 2007-2012

Space Use Division 2007 % Employment 2007 2012 % Employment

2012Change

2007-2012% Change 2007-2012

Office 14,841 78.0% 17,197 75.6% 2,356 15.9%Shop/Showroom 1,373 7.2% 1,739 7.6% 366 26.7%Storage 55 0.3% 84 0.4% 29 52.7%Industrial 568 3.0% 457 2.0% -111 -19.5%Entertainment/Leisure 188 1.0% 234 1.0% 46 24.5%Restaurant/Eating 1,402 7.4% 1,887 8.3% 485 34.6%Community 546 2.9% 991 4.4% 445 81.5%Utilities 12 0.1% 19 0.1% 7 58.3%Transport 7 0.0% 27 0.1% 20 285.7%Other 36 0.2% 125 0.5% 89 247.2%Total 19,028 100.0% 22,760 100.0% 3,732 19.6%

Table 9. Selected Capacity Measures, Crown and Baptist Streets Village, 2007-2012

Capacity Measure 2007 2012 Change 2007-2012

% Change 2007-2012

Restaurant Seating 4,601 5,773 1,172 25.5%Cafe/Coffee Lounge Seating 1,342 2,201 859 64.0%Meeting Room/Board Room Seating 5,787 7,213 1,426 24.6%


Work Space Ratios

Work space ratios (WSR) are an indication of the average number of square metres within which employees work for a particular industry. The ratio is determined by dividing the internal floor area (in square metres) of a categorised space grouping by the total number of employees recorded for that grouping. Ratios can be determined using the Industry Divisions, Space Use Divisions, Office space uses and Occupied Office space uses, where the floor area is divided by total employees. The ratios for each category can be used for projecting the anticipated population of new developments, and to determine how space uses are managed over time.

Table 10 (following) shows the industry-wide WSRs for Crown and Baptist Streets Village in 2007 and 2012. In any given industry division, where the WSR for 2012 is less than that of 2007, there has been an intensification of employment to space use for that industry. This means that a percentage of the growth of employment of any given area or industry may come from more intensive use of space, rather than solely from the take-up of new development space. This has been the case in fourteen of the eighteen industries present in the Village.

Overall, the average WSR for the Village fell from 42.9 in 2007 to 38.6 in 2012. By comparison, the overall WSR for the LGA was 41.5 in 2007 and 37.9 in 2012. The most intensive use of work space occurs in the Professional and Business Services, with 18.4m² for every worker. This is a slight decrease in space per employee when compared to 2007, when there was 19.6m² per worker. The industries with the lower WSRs tend to have higher concentrations of office spaces, such as Finance and Financial Services, ICT and Property Development and Operation. Those industries with higher WSRs tend to have very large areas with little or no employment, such as showrooms (Retail and Personal Services or Motor Vehicle) or public spaces (Community or Tourist, Culture and Leisure). The intensification of workspace (the lowering of WSR) indicates that employment growth is occurring in existing spaces and that they are being better utilised, rather than in employment growth from new developments on their own. The average WSR across all industry sectors for Crown and Baptist Streets Village was 1.4m² greater than the LGA average in 2007 (42.9 compared to 41.5). By 2012 the WSR had moved closer to the LGA average and was only 0.7m² greater than it (38.6 compared to 37.9).

The following table (Table 11) shows the WSRs for the nine main employment generating Space Use Divisions. Space Use Divisions with minor employment levels have not been included; hence the totals for the table do not match the corresponding Village totals (for floor space and employment in Tables 7 and 8).

Interestingly, the Restaurant/Eating Space Use Division has the lowest WSR (24.6), closely followed by the Office division (24.7). This is a reversal of the 2007 results, and is due to the small average floor space size of the new restaurants and cafes within the Village. All of the other Space Use Divisions are less intensive in their use of floor area for employment, generally using space for ancillary business purposes.

In general, the Office Space Use Division is the most intensive of the space uses, and is usually a good indicator of future employment projections for a known quantum of floor space. The two main types of Office space defined are Partitioned Offices (predominantly walled offices with single occupants) and Open Plan Offices (with workstations and multiple workers). Table 12 shows that the average WSR for Partitioned and Open Plan Office spaces is 14.2 square metres per worker (as compared to 24.7 for all Office space uses combined, which also includes other spaces such as meeting rooms, reception areas, photocopy areas and breakout spaces). The 2012 Survey also collected the capacity of partitioned and open-plan offices and vacant office space to determine the maximum intensity of uses for these two office types. If all Office space was fully occupied at the current average work space ratio, there could be an additional 5,779 workers in Crown and Baptist Streets Village (Table 13).


Table 10. Work Space Ratios by City-Based Industry Division, Crown and Baptist Streets Village, 2007-20122007 2012

City Based Industry Sector Internal Area Employment WSR Internal

Area Employment WSR

Community 70,760 1,041 68.0 69,113 1,056 65.4Creative Industries 147,674 4,042 36.5 147,985 5,364 27.6Finance and Financial Services 10,639 317 33.6 9,585 432 22.2Food and Drink 39,347 1,410 27.9 53,582 2,310 23.2Government 58,373 3,029 19.3 41,371 1,748 23.7Health 26,446 880 30.1 28,533 1,114 25.6Higher Education and Research 31,545 516 61.1 40,379 884 45.7ICT 16,279 691 23.6 21,505 1,064 20.2Life Science (Bio-tech) 1,783 54 33.0 1,289 49 26.3Manufacturing 9,844 146 67.4 5,066 112 45.2Motor Vehicle 4,983 63 79.1 4,249 78 54.5Natural Resource-Based Industries 0 0 NA 0 0 NAProfessional and Business Services 59,709 3,047 19.6 73,966 4,027 18.4Property Development and Operation 8,117 285 28.5 7,751 322 24.1Retail and Personal Services 69,523 913 76.1 80,943 1,173 69.0Social Capital 88,210 1,119 78.8 106,751 1,256 85.0Tourist, Cultural and Leisure 101,536 829 122.5 115,228 903 127.6Transport and Logistics 42,802 622 68.8 43,921 838 52.4Utilities* 27,634 3 9,211.3 25,799 0 NATotal 815,203 19,007 42.9 877,019 22,730 38.6

Table 11. Work Space Ratios by Space Use Division, Crown and Baptist Streets Village, 2007-2012


*’Utilities’ industry sector data may include nil businesses, nil employment and /or nil business floor area. This is explained by the presence of substations or pumping stations (business floor area data that has not been directly linked to a business establishment).

2007 2012

Space Use Division Internal Area Employment WSR Internal

Area Employment WSR

Office 386,004 14,841 26.0 424,910 17,197 24.7Shop/Showroom 108,856 1,373 79.3 115,946 1,739 66.7Storage 76,514 55 1,391.2 74,757 84 890.0Industrial 30,735 568 54.1 21,424 457 46.9Entertainment/Leisure 46,210 188 245.8 49,090 234 209.8Restaurant/Eating 38,155 1,402 27.2 46,498 1,887 24.6Community 42,182 546 77.3 43,153 991 43.5Utilities 29,046 12 2,420.5 34,134 19 1,796.5Transport 6,440 7 920.1 6,454 27 239.0Total 764,142 18,992 40.2 816,366 22,635 36.1

Table 12. Work Space Ratios by Office Space Use, Crown and Baptist Streets Village, 2007-20122007 2012

Office Type Internal Area Employment WSR Internal

Area Employment WSR

Partitioned Office 53,107 3,049 17.4 45,897 2,863 16.0Open Plan Office 146,632 9,446 15.5 169,614 12,268 13.8Total 199,739 12,495 16.0 215,510 15,131 14.2


Table 13. Potential Maximum Capacity Work Space Ratios by Office Space Use, Crown and Baptist Streets Village, 2012

2012

Office Type Internal Area Employment Capacity WSR

Partitioned Office 45,897 3,236 14.2Open Plan Office 169,614 15,331 11.1Vacant Office 55,930 2,343 23.9Total 271,440 20,910 13.0

Occupied Office Employment (Actual) 15,131Additional Office Employment Capacity 5,779

Conclusion

The Crown and Baptist Streets Village contains a well-established Residential component characterised by newer multi-story apartment buildings, a large stock of traditional terrace housing, and a number of public housing developments, creating a vibrant resident mix. Interspersed is a significant and expanding business community, which is home to one of the City of Sydney’s prominent Creative Industries clusters. Over the past five years (2007 to 2012) the average business in the Village has increased its workforce and at the same time decreased its floor space use, leading to tighter WSRs.

The Crown and Baptist Streets Village has experienced strong job growth since 2007, with an additional 3,732 people gaining employment in the area, bringing the total workforce to 22,760 in 2012. Business numbers have also grown by 12.6% (234 firms) with the Professional and Business Services industry expanding by 78 firms.

There has been minimal growth in the Residential sector in recent years, which, according to current approved developments, is set to continue into the near future, leading to a fairly stable residential population. If current trends continue, there may be continued expansion within a number of industry sectors, including Creative Industries, Professional and Business Services, Retail and Personal Services, and Food and Drink sectors; which would act to reinforce Crown and Baptist Streets Village as a vibrant place to live and work.


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