Tourism plays an important role in Albany, which is the major commercial centre along the Western Australian South Coast, more than doubling numbers in the peak month of January. Annually, tourism makes a significant contribution to the local economy. In 2005, there were 635,200 international visitors and 6.0 million overnight domestic visitors to WA, with a combined expenditure of $4.0 billion. Western Australia’s Tourism Satellite Account estimates that in 2001/02, 54,000 jobs were directly related to WA’s tourism industry, with a further 18,000 jobs indirectly related to tourism. In total this represents 7.7% of total State employment, or in real terms for every 100 people employed in WA around 8 will be directly or indirectly working in tourism.
The Western Australian tourism industry directly accounts for $2.2 billion of Gross Value Added (value of industry’s production before net taxes on products) – this is 3.1% of total Western Australia Value Added and equates to 8.5% of Australia’s total tourism value added. Tourism also contributed $2.7 billion to Western Australia’s Gross State Product (GSP) which accounts for 3.5% of the State’s GSP.For year ending March 2006, Interstate visitors to WA increased by +5.1% compared with the previous 12 months, resulting in 1.05 million visitors. Meanwhile, the national average declined by -3.6%. Total domestic spending in WA was $3.049 billion, an increase of 1.8%, while the national average recorded a decline of -2.8%.
Friday, February 26, 2010
Efficient agricultural production
The ABC on 23 September 2009 ran the following story, which speaks for itself:
Farmers in WA need the least government assistance.
New data has revealed farmers in Western Australia lead the country in their ability to run profitable businesses with the least government assistance.
A study by the Department of Agriculture and Food has found producers in Western Australia generate about one quarter of the nation's gross agricultural production.
The report also found the state's farmers receive less financial support from government compared with their eastern states and international counterparts.
Proposed Israeli investment in water-recycling and food production, kibbutz style, could boost the supply of cheap nutritious fresh vegetables and fruits and enhance the lifestyle of area residents.
Not much coastline left
There is still much of Australia’s coastline undeveloped – some is not
habitable – some is protected – but most that can be settled has now been
developed. In terms of the sea-change ‘wave’ – Albany, and the Great
Southern coastline more broadly – are among the last places available.
Farmers in WA need the least government assistance.
New data has revealed farmers in Western Australia lead the country in their ability to run profitable businesses with the least government assistance.
A study by the Department of Agriculture and Food has found producers in Western Australia generate about one quarter of the nation's gross agricultural production.
The report also found the state's farmers receive less financial support from government compared with their eastern states and international counterparts.
Proposed Israeli investment in water-recycling and food production, kibbutz style, could boost the supply of cheap nutritious fresh vegetables and fruits and enhance the lifestyle of area residents.
Not much coastline left
There is still much of Australia’s coastline undeveloped – some is not
habitable – some is protected – but most that can be settled has now been
developed. In terms of the sea-change ‘wave’ – Albany, and the Great
Southern coastline more broadly – are among the last places available.
The “greenest” town in mainland Australia?
Verve Energy is investigating spending another $24 million to increase the generating capacity of the local wind farm by 13.8 MW. Albany Wind Farm is a wind power station near Albany, Western Australia. It has 12 wind turbines, with a generating capacity of 21 MW of electricity. The plan is to build another 6 turbines. In an average year the wind farm is produces about 65,000 MWh of electricity equivalent to 50 per cent of the City of Albany's electricity requirements or about 15,000 homes. This results in a lowering of greenhouse gas emissions by about 65,000 tonnes per year, as less coal and gas is burnt by Western Power in its large power stations. Verve Energy is currently exploring the potential to increase the size of the Albany Wind Farm by 13.8MW by installing another 6 wind turbines. The project, known as the Grasmere Wind Farm, will increase the proportion of renewable electricity supplied to Albany by 30 per cent, bringing the total renewable electricity supplied to the Albany up to 80%. No other town in mainland Australia has more renewable energy. As carbon constraints hobble other regions of Australia, the almost unlimited capacity of the Albany region to generate its own energy is sure to bring more people, more industry and more money to the town.
Rising spending on road and rail infrastructure
Auslink-DPI has committed to expanding the Perth-Albany Corridor, an essential north-south spine in the State’s greater southwest transport network, which comprises both a road and a rail route. The road route is the most direct connector from the Perth metropolitan area to the Great Southern region and the regional centre at Albany. It extends 404 kilometres, traversing a mix of urban, regional and rural areas. It passes through Perth's south-eastern urban corridor and provides the main entrance into Albany. The rail route provides a less direct connection between Perth and Albany, beginning at Avon Yard consists of 463 km of single track.
Huge local infrastructure development
The graphs show that government expenditure per head is running at the equivalent of about 5% of average incomes, about 40% higher than the national average.
Recent and current Projects include:
• New Federal skills training centre at Saint Joseph's College in Albany
• Lithium mine at nearby town of Ravensthorpe funded by Chinese Government sovereign wealth fund
• Western Australian Government plan to create 400 new houses for police officers, teachers and other staff in regional areas, including Albany.
• $9.1 million port redevelopment which is already bringing in cruise ships
• $40 million hospital redevelopment
• $135 million in Commonwealth investment in the Western Australian Government grain freight network.
• $2.1 million for the Albany Ring Road.
• $1.5 million for the Albany Entertainment and Convention Centre.
• $1.5 million for the Albany Herald Regional Resource Centre.
Recent and current Projects include:
• New Federal skills training centre at Saint Joseph's College in Albany
• Lithium mine at nearby town of Ravensthorpe funded by Chinese Government sovereign wealth fund
• Western Australian Government plan to create 400 new houses for police officers, teachers and other staff in regional areas, including Albany.
• $9.1 million port redevelopment which is already bringing in cruise ships
• $40 million hospital redevelopment
• $135 million in Commonwealth investment in the Western Australian Government grain freight network.
• $2.1 million for the Albany Ring Road.
• $1.5 million for the Albany Entertainment and Convention Centre.
• $1.5 million for the Albany Herald Regional Resource Centre.
New industry: on-land aquaculture
You used to go fishing in the sea but now, fish are grown on the land, using the latest technology for on-land aquaculture from the Ben Gurion University of the Negev. To combat the risk of depleting fish stocks, the WA Department of Fisheries, the University of Western Australia and Murdoch University, are involved in the development of abalone aquaculture at Albany. The value of established aquaculture production has fluctuated over the last three years. In 2004/05, aquaculture production was estimated at $1.1 million. The value of yabby production has increased from $416,000 in 2002/03 to $448,000 in 2004/05.
A large number of yabbies are grown commercially in farm dams and are marketed in Australia and overseas. Trout and oyster production have fluctuated in the past three years. One of the largest producers of oysters in Western Australia is located in Albany. The Albany Aquaculture Park contains two sites leased for oyster and abalone production and continues to be an important resource for the development of aquaculture in the Region. The State's first abalone hatchery was established in the Great Southern in 1998. Since then, additional land-based abalone facilities have been constructed at Bremer Bay.
A large number of yabbies are grown commercially in farm dams and are marketed in Australia and overseas. Trout and oyster production have fluctuated in the past three years. One of the largest producers of oysters in Western Australia is located in Albany. The Albany Aquaculture Park contains two sites leased for oyster and abalone production and continues to be an important resource for the development of aquaculture in the Region. The State's first abalone hatchery was established in the Great Southern in 1998. Since then, additional land-based abalone facilities have been constructed at Bremer Bay.
Recovering housing market
Between the Censuses of 1996-2006 the number of occupied private dwellings in Western Australia (including Albany) grew 20%. Western Australia's housing stock is predominantly separate houses, accounting for 81% of all occupied private dwellings in 2006. While Perth mirrors this tendency with 79% of occupied private dwellings being separate houses, the proportion of separate houses in regional Western Australia was higher at 86%. Medium to high density housing accounted for 18% of Western Australia's occupied private dwellings in 2006, but this was heavily influenced by Perth, with regional Western Australia having only 11% of their occupied private dwelling stock as medium to high density.
By September 2009, housing prices in Albany had recovered to within 1% of pre-Global Meltdown figures, at $355 000- still about 5% cheaper than Perth prices. http://www.homepriceguide.com.au/snapshot/price/index.cfm?action=view&suburbORpostcode=6330&st_locale=Albany&source=smh_map
By September 2009, housing prices in Albany had recovered to within 1% of pre-Global Meltdown figures, at $355 000- still about 5% cheaper than Perth prices. http://www.homepriceguide.com.au/snapshot/price/index.cfm?action=view&suburbORpostcode=6330&st_locale=Albany&source=smh_map
Continuing population growth - WA
Western Australia's population was 1,959,090 in 2006, an increase of 8.5% from 2001. Albany’s population was up by 9%. The 2001 to 2006 population increase in Albany was more than 50% higher than the national average (5.5%). One in ten Western Australian residents (aged 5 years or older) indicated in their census report in 2006 that their usual residence had been outside the state in 2001.
Albany had a high median age of 39 years, 3 years older than the WA median age (36 years). Albany's median age followed similar trends of other regional communities in Western Australia increasing by 2 years from 2001. Albany had a large proportion of its population over 65 years old (16% compared with 12% for Western Australia).
Albany had a sex ratio of 97.8 males per 100 females, which was slightly lower than WA's 99.3 males per 100 females. The number of households in Albany grew by 7% between 2001 and 2006.
Albany had a high median age of 39 years, 3 years older than the WA median age (36 years). Albany's median age followed similar trends of other regional communities in Western Australia increasing by 2 years from 2001. Albany had a large proportion of its population over 65 years old (16% compared with 12% for Western Australia).
Albany had a sex ratio of 97.8 males per 100 females, which was slightly lower than WA's 99.3 males per 100 females. The number of households in Albany grew by 7% between 2001 and 2006.
Rising Public Consumption & Rising Consumer Confidence
At a time when consumption in many other parts of the world is falling and economies are contracting, the forward estimates in public consumption growth (Jan 2009 WA Dept of Finance and Treasury figures) are for growth of 2.75% in 2008-09 and 2.25% in 2009-10. Household consumption is forecast to grow modestly, by 3.75% in 2008-09 and 3.5% in 2009-10, both figures ahead of the national average.
Australian consumers feel that the worst of the economic turbulence is behind them WA consumers are more confident than those in other parts of Australia. The June 2009 Sensis Consumer Report found a net balance of 39 per cent of Australians reporting confidence in their financial prospects for the year ahead. This result was an increase of 18 percentage points from last quarter, the largest increase in confidence recorded in a single quarter since the start of the Sensis® Consumer Report in May 2004. These latest results are a significant turnaround from the 40 percentage point deterioration in confidence recorded between November 2007 and February 2009.
Rising business confidence
Australian business agrees. Business confidence results from the June 2009 Sensis Business Index show a net 30 per cent of SME operators felt confident about their business prospects for the year ahead. While business confidence was still lower than consumer confidence this quarter, it is important to note business confidence also rose 18 percentage points from the previous quarter, and for business confidence this was also the largest increase in a single quarter since the start of the Sensis® Business Index in 1993.
Australian consumers feel that the worst of the economic turbulence is behind them WA consumers are more confident than those in other parts of Australia. The June 2009 Sensis Consumer Report found a net balance of 39 per cent of Australians reporting confidence in their financial prospects for the year ahead. This result was an increase of 18 percentage points from last quarter, the largest increase in confidence recorded in a single quarter since the start of the Sensis® Consumer Report in May 2004. These latest results are a significant turnaround from the 40 percentage point deterioration in confidence recorded between November 2007 and February 2009.
Rising business confidence
Australian business agrees. Business confidence results from the June 2009 Sensis Business Index show a net 30 per cent of SME operators felt confident about their business prospects for the year ahead. While business confidence was still lower than consumer confidence this quarter, it is important to note business confidence also rose 18 percentage points from the previous quarter, and for business confidence this was also the largest increase in a single quarter since the start of the Sensis® Business Index in 1993.
Rainfall is sustainable
Sea-change to Albany in particular in times of global warming is driven not only by Australia’s ageing population but by Albany’s benign climate - far more agreeable than that of most of the rest of Western Australia, or of most of South Australia.
At a time when much of Australia is running out of water, Albany is not: July is th
wettest month, with a long-term average of over 140 mm, whilst rain occurs on two days out of every three during an average winter. The driest month is February with a mean of about 23 mm and in summer it rains on average about one day in every four.
At a time when much of Australia is running out of water, Albany is not: July is th
wettest month, with a long-term average of over 140 mm, whilst rain occurs on two days out of every three during an average winter. The driest month is February with a mean of about 23 mm and in summer it rains on average about one day in every four.
Stronger Wages, Less Unemployment
Western Australian wages are despite the global economic turbulence of 2007-9
continuing to grow above the national average. Its unemployment rate will be lower:
Western Australia’s unemployment rate is forecast to rise from an average rate of
3.0% over 2008-09 to 4.0% in 2009-10, well below the national forecast of 7.5%.
Unlike many other sea-change towns, Albany has a lower rate of unemployment than affluent inner-city areas of Sydney, Adelaide and Melbourne at 4.9% (as against Thebarton, Newtown and Fitzroy sitting at 6%). Albany’s average worker’s income at $34 818, an income equivalent to that of many middle-class suburbs of Australian capital cities. Western Australia's average weekly earnings increased by 1.5% in the 3 months to May 2009, at the worst of the recent downturn, and rose by 5.9% through the year to May 2009, to stand at $1,052. Nationally, average weekly earnings rose by 0.6% over the quarter and increased by 3.8% in the four quarters to May 2009, to $922. Between August 1996-2006, 27% (227,100 persons) more people were employed in Western Australia and the number of unemployed persons had almost halved to 30,100.
continuing to grow above the national average. Its unemployment rate will be lower:
Western Australia’s unemployment rate is forecast to rise from an average rate of
3.0% over 2008-09 to 4.0% in 2009-10, well below the national forecast of 7.5%.
Unlike many other sea-change towns, Albany has a lower rate of unemployment than affluent inner-city areas of Sydney, Adelaide and Melbourne at 4.9% (as against Thebarton, Newtown and Fitzroy sitting at 6%). Albany’s average worker’s income at $34 818, an income equivalent to that of many middle-class suburbs of Australian capital cities. Western Australia's average weekly earnings increased by 1.5% in the 3 months to May 2009, at the worst of the recent downturn, and rose by 5.9% through the year to May 2009, to stand at $1,052. Nationally, average weekly earnings rose by 0.6% over the quarter and increased by 3.8% in the four quarters to May 2009, to $922. Between August 1996-2006, 27% (227,100 persons) more people were employed in Western Australia and the number of unemployed persons had almost halved to 30,100.
The Future of Retail in Albany
Purpose of this position paper
• To examine the need for retail shopping space in the City of Albany.
• To examine the concept of investment in retail shopping space or companies owning it.
• To analyse the investment potential of opening a shop or office-based business in Albany in comparison to other cities in Australia.
City of Albany - The Heart of the Great Southern
The City of Albany has a current population of some 32,000 people (June 2006). The City serves a region in excess of 4,000 square kilometres, The City itself is the main regional shopping, commercial and professional services centre for this region in south-western WA and comprises of a network of activity centres that provide varying degrees of retail, commercial, professional and trade services. Albany ’s role as a regional trading and services effectively means that the provision of retail, commercial, trades and professional services, facilities and floorspace is geared for a population significantly higher than that which resides within the City of Albany boundaries.
Key assumptions driving this position paper
• Stronger Wages and less unemployment
• Increasing number of sea-changers
• Rainfall is sustainable
• Rising public consumption
• Rising consumer confidence
• Continuing population growth
• Recovering housing market
• New industry: on-land aquaculture
• Huge local infrastructure development
• Rising spending on road and rail infrastructure
• The “greenest” town in mainland Australia?
• Efficient agricultural production
• Not much coastline left
• Growth in Tourism outpaces National Average
• Increasing static population and increasing tourist numbers.
Increasing static population and increasing tourist numbers
More people coming to Albany with more money mean more shops are needed for them to spend it.
The City of Albany has a current population of some 32,000 people (June 2006). The City serves a region in excess of 4,000 square kilometres, The City itself is the main regional shopping, commercial and professional services centre for this region in south-western WA and comprises of a network of activity centres that provide varying degrees of retail, commercial, professional and trade services. Albany ’s role as a regional trading and services effectively means that the provision of retail, commercial, trades and professional services, facilities and floorspace is geared for a population significantly higher than that which resides within the City of Albany boundaries.
Increasing projected local population means that the magnitude of change in the City’s retail system will be significant over the next 25 years. Growing population will require a regional bulky goods function, and changing demography plus increasing tourist numbers will require a range of new services and roles, particularly in health and professional services, education, hospitality and tourism.
Future retail floorspace requirements are determined by the number of residents in the regional catchment area and the level of household retail expenditures generated by residents within the catchment area. A 40% growth in population means at the very least a 40% growth in the need for retail floor space; regional growth will put even greater pressure on retail space, and if regional industry including mining expands with the prospect of relatively cheap renewable energy, even greater pressure will be put on retail space. It is assumed that the population projections referred to in the Government publications cited in the first part of this paper will be achieved. It is assumed that the approved floorspace that is current or yet to be developed will be brought into operation by 2016.
Retailing in Australia, particularly at the regional city and centre level, is highly dynamic. A series of important social, economic and technological factors have reflexively influenced social values, preferences and behaviour patterns. Within this context, there have been significant changes in the workplace, family and home and in patterns of habitual and discretionary behaviour, which encompass shopping. The impacts on retailing have been further amplified by changes to products and services, store types and formats and consequential changes to the layout and amenity of shopping centres and precincts. Key changes have encompassed: the theming of centres, to provide a range of specialised trading precincts within activity centres, such as food halls, fashion malls, sports and leisure precincts, electronics and business services. creation of distinctive social spaces, to provide places for people to meet or gather, relax, and participate in a range of social and cultural events, such as viewing of exhibits and observing performances.
This has led to the following;
• Emergence of new types of stores, which are focused on particular products or life-cycle groups.
• Emergence of mid-sized stores, offering an enhanced product and service range to that provided by traditional specialty shops, but still cater for a well-defined niche market, in contrast to department and discount department stores.
• The development of entertainment type retailing, where a new market has been developed that links new technology with leisure/lifestyle requirements (focused on home-based theatre systems, computers and electronic games). Changes in layout and store formats of department stores, necessitated by increased specialisation and competition with discount department and specialty stores.
• The emergence of a seven-day trading week for a range of stores and services. These are particularly focused in the supermarket and small household goods sectors. In larger centres, this is extended to a wide range of stores, encompassing most forms of discretionary purchases, including the emergence of new specialised stores to cater for small business.
• Semi-retired folk who sea-change also require the increased provision of professional services in centres.
• Another ongoing trend that has developed over the past ten years is the shift from providing a generic store-brand, to a targeted market-segment approach, with a focus on personalised service and high-quality store environments, and distinctive store brands.
Albany has already seen a demand for an increased range of community facilities and services in centres, with a significant demand for lifestyle products and services. It has seen the increasing popularity of fairs and farmers markets, and the emergence of new types of fresh food retailing. These trends, which are still unfolding, are likely to have a significant future effect on retailing in Albany.
• To examine the need for retail shopping space in the City of Albany.
• To examine the concept of investment in retail shopping space or companies owning it.
• To analyse the investment potential of opening a shop or office-based business in Albany in comparison to other cities in Australia.
City of Albany - The Heart of the Great Southern
The City of Albany has a current population of some 32,000 people (June 2006). The City serves a region in excess of 4,000 square kilometres, The City itself is the main regional shopping, commercial and professional services centre for this region in south-western WA and comprises of a network of activity centres that provide varying degrees of retail, commercial, professional and trade services. Albany ’s role as a regional trading and services effectively means that the provision of retail, commercial, trades and professional services, facilities and floorspace is geared for a population significantly higher than that which resides within the City of Albany boundaries.
Key assumptions driving this position paper
• Stronger Wages and less unemployment
• Increasing number of sea-changers
• Rainfall is sustainable
• Rising public consumption
• Rising consumer confidence
• Continuing population growth
• Recovering housing market
• New industry: on-land aquaculture
• Huge local infrastructure development
• Rising spending on road and rail infrastructure
• The “greenest” town in mainland Australia?
• Efficient agricultural production
• Not much coastline left
• Growth in Tourism outpaces National Average
• Increasing static population and increasing tourist numbers.
Increasing static population and increasing tourist numbers
More people coming to Albany with more money mean more shops are needed for them to spend it.
The City of Albany has a current population of some 32,000 people (June 2006). The City serves a region in excess of 4,000 square kilometres, The City itself is the main regional shopping, commercial and professional services centre for this region in south-western WA and comprises of a network of activity centres that provide varying degrees of retail, commercial, professional and trade services. Albany ’s role as a regional trading and services effectively means that the provision of retail, commercial, trades and professional services, facilities and floorspace is geared for a population significantly higher than that which resides within the City of Albany boundaries.
Increasing projected local population means that the magnitude of change in the City’s retail system will be significant over the next 25 years. Growing population will require a regional bulky goods function, and changing demography plus increasing tourist numbers will require a range of new services and roles, particularly in health and professional services, education, hospitality and tourism.
Future retail floorspace requirements are determined by the number of residents in the regional catchment area and the level of household retail expenditures generated by residents within the catchment area. A 40% growth in population means at the very least a 40% growth in the need for retail floor space; regional growth will put even greater pressure on retail space, and if regional industry including mining expands with the prospect of relatively cheap renewable energy, even greater pressure will be put on retail space. It is assumed that the population projections referred to in the Government publications cited in the first part of this paper will be achieved. It is assumed that the approved floorspace that is current or yet to be developed will be brought into operation by 2016.
Retailing in Australia, particularly at the regional city and centre level, is highly dynamic. A series of important social, economic and technological factors have reflexively influenced social values, preferences and behaviour patterns. Within this context, there have been significant changes in the workplace, family and home and in patterns of habitual and discretionary behaviour, which encompass shopping. The impacts on retailing have been further amplified by changes to products and services, store types and formats and consequential changes to the layout and amenity of shopping centres and precincts. Key changes have encompassed: the theming of centres, to provide a range of specialised trading precincts within activity centres, such as food halls, fashion malls, sports and leisure precincts, electronics and business services. creation of distinctive social spaces, to provide places for people to meet or gather, relax, and participate in a range of social and cultural events, such as viewing of exhibits and observing performances.
This has led to the following;
• Emergence of new types of stores, which are focused on particular products or life-cycle groups.
• Emergence of mid-sized stores, offering an enhanced product and service range to that provided by traditional specialty shops, but still cater for a well-defined niche market, in contrast to department and discount department stores.
• The development of entertainment type retailing, where a new market has been developed that links new technology with leisure/lifestyle requirements (focused on home-based theatre systems, computers and electronic games). Changes in layout and store formats of department stores, necessitated by increased specialisation and competition with discount department and specialty stores.
• The emergence of a seven-day trading week for a range of stores and services. These are particularly focused in the supermarket and small household goods sectors. In larger centres, this is extended to a wide range of stores, encompassing most forms of discretionary purchases, including the emergence of new specialised stores to cater for small business.
• Semi-retired folk who sea-change also require the increased provision of professional services in centres.
• Another ongoing trend that has developed over the past ten years is the shift from providing a generic store-brand, to a targeted market-segment approach, with a focus on personalised service and high-quality store environments, and distinctive store brands.
Albany has already seen a demand for an increased range of community facilities and services in centres, with a significant demand for lifestyle products and services. It has seen the increasing popularity of fairs and farmers markets, and the emergence of new types of fresh food retailing. These trends, which are still unfolding, are likely to have a significant future effect on retailing in Albany.
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