19 May 2008
Shoppers are paying far too much for their groceries because of restrictive out-of-date planning laws, according to a report by former ACCC Chairman, Professor Allan Fels.
Professor Fels warns that under the present planning regime Governments appear to be up-holding anti-competitive processes that elsewhere would potentially considered to be contravening the Trade Practices Act.
The report by Professor Fels and Concept Economics is the most detailed analysis of the impact of planning policies on retail competition ever produced in Australia.
The planning system should be about protecting the community from congestion, noise and the loss of cultural and environmental assets, Professor Fels said.
Instead planning laws are protecting existing retail landlords from the threat of competition.
New supermarkets and larger food stores are being denied the opportunity to compete with existing shopping centres.
Less choice means higher prices for groceries and everyday household goods.
The report was commissioned by the Urban Taskforce. The Taskforces Chief Executive, Aaron Gadiel, says under the NSW planning system, supermarkets and larger food stores are one of the most heavily regulated sectors of the economy, alongside mines, casinos and brothels.
The planning system imposes a quota on the number of supermarkets that will be approved limiting opportunities for competition and new entrants, Mr Gadiel said.
Hardest hit by the laws are shoppers in Sydneys west and other outer suburbs.
Struggling families in Sydneys west will be the big winners if there is more competition. They will save thousands of dollars off their supermarket bills.
They are already penalised by having to travel greater distances to do their shopping and they need a greater choice nearer their homes.
Other key points of the Fels Choice Free Zone report: ¢ Reform of the system could amount to $78 billion in extra income for the NSW economy and $296 billion Australia-wide.
- It would also be a boom for employment, delivering 147,000 jobs nationally and 47,000 jobs in NSW.
- The report argues against present planning laws which effectively restrict supermarkets to established centres, resulting in traffic congestion and restrictive trade.
- Major retail landlords in existing shopping centres were taking between 17 and 21 per cent of retail turnover as rent. This compares with 9 to 12 per cent in other countries.
Professor Fels says retail developments should be encouraged outside established shopping centres, easing the transport burden and encouraging more pedestrian friendly communities.
The report warns that current planning policies are not flexible enough to deal with Sydneys projected population increase of 1.1 million people to 5.3 million by 2031. That population increase will require a 50 per cent increase in current retail space to meet demand.
The Urban Taskforce is a property development industry group, representing Australias most prominent property developers and equity financiers.
Concept Economics is staffed by some of Australia’s most respected economists and experts in the areas of competition economics, public policy and regulatory analysis, and business strategy.