Townsville State Development Area · Foster state and/or regionally significant industry – industries that locate within the TSDA are significant ... manufacturing or heavy industry

DEVELOPMENT OPPORTUNITIES STRATEGY

PREPARED FOR THE OFFICE OF THE COORDINATOR-GENERAL

JANUARY 2013

TOWNSVILLE STATE DEVELOPMENT AREA

1.0 EXECUTIVE SUMMARY 41.1 VISION

1.2 OBJECTIVES

1.3 THE DEVELOPMENT OPPORTUNITIES

1.4 THE INFRASTRUCTURE REQUIRED TO SUPPORT DEVELOPMENT

1.5 KEY RECOMMENDATIONS

2.0 A PLACE TO INVEST 92.1 A FOUNDATION FOR GROWTH

2.2 TOWNSVILLE STATE DEVELOPMENT AREA – LOCATIONAL ADVANTAGE

2.3 TOWNSVILLE A PLACE FOR BUSINESS

2.4 TOWNSVILLE STATE DEVELOPMENT AREA – DEVELOPMENT

PARAMETERS AND CHALLENGES

3.0 THE FUTURE OF THE TSDA 123.1 VISION

3.2 OBJECTIVES

3.3 THINGS TO CONSIDER

3.4 DEVELOPMENT AND DESIGN PRINCIPLES

4.0 LAND USE CAPACITY OF THE TSDA 144.1 LAND USE

4.2 ECOLOGY

4.3 TRANSPORT AND MOBILITY

4.4 INFRASTRUCTURE

4.5 ECONOMICS

5.0 TSDA PREFERRED PATTERN OF DEVELOPMENT 165.1 TSDA PRECINCTS

5.2 OVERALL DEVELOPMENT POTENTIAL

6.0 STUART CREEK INDUSTRIAL PRECINCT 186.1 PURPOSE AND OBJECTIVES

6.2 LOCATION AND DESCRIPTION

6.3 PREFERRED LAND USES AND INTENT

6.4 DEVELOPMENT PARAMETERS

6.5 PREFERRED SUBDIVISION PATTERN

6.6 KEY INFRASTRUCTURE COMPONENTS

7.0 CENTRAL PORT RELATED INDUSTRIAL PRECINCT 207.1 PURPOSE AND OBJECTIVES






8.0 PRIORITY RAIL DEPENDANT / PORT RELATED INDUSTRIAL PRECINCT 22

8.1 PURPOSE AND OBJECTIVES






9.0 HEAVY INDUSTRY PRECINCT 249.1 PURPOSE AND OBJECTIVES






10.0 TRANSPORT AND SUPPORT SERVICES PRECINCT 26







11.0 PRIORITY ROAD / RAIL DEPENDANT INDUSTRIAL PRECINCT 28







CONTENTS

DEVELOPMENT OPPORTUNITIES STRATEGY| 3

12.0 EXTRACTIVE INDUSTRY AND LANDFILL PRECINCT 3012.1 PURPOSE AND OBJECTIVES






13.0 MATERIALS / TRANSPORTATION SERVICES PRECINCT 3213.1 PURPOSE AND OBJECTIVES






14.0 BUFFER / RESTRICTED DEVELOPMENT PRECINCT 3414.1 PURPOSE AND OBJECTIVES






15.0 ENVIRONMENTAL CONSERVATION PRECINCT 3615.1 PURPOSE AND OBJECTIVES






16.0 ECOLOGICAL CORRIDORS AND PRIORITY OFFSET PRECINCT 38







17.0 SERVICE CENTRE 4017.1 INTENT AND OBJECTIVES

17.2 POTENTIAL LOCATION


17.4 INFRASTRUCTURE COMPONENTS

18.0 INFRASTRUCTURE NETWORK 4218.1 ROAD INFRASTRUCTURE

18.2 RAIL INFRASTRUCTURE

18.3 UTILITIES

18.4 SUPPORTING INFRASTRUCTURE

19.0 A STAGED APPROACH 4619.1 SHORT TERM – 2013 - 2017

19.2 MEDIUM TERM – 2017 – 2027

19.3 LONG TERM – POST – 2027

20.0 IMPLEMENTATION 4820.1 PRIORITY ACTIONS

20.2 KEY STAKEHOLDERS AND PARTNERS

Copyright 2013

© URBIS 2013

While every care has been taken in preparing this strategy, Urbis and the State of Queensland accept no responsibility for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained within.

www.urbis.com.au

4 | TOWNSVILLE STATE DEVELOPMENT AREA

The purpose and intent of this strategy is to identify the development opportunities available in the Townsville State Development Area (TSDA), and inform amendments to the TSDA Development Scheme.

This strategy highlights the opportunities available to industrial and business enterprises who are interested in locating in Townsville, the conditions whereby development can occur in the area, and the infrastructure that is required to facilitate the preferred forms of development.

This strategy has been prepared for and in conjunction with the Office of the Coordinator-General and is based on a series of background investigations under taken in 2011/2012.

The State Government is currently undergoing other investigations and policy reviews that may effect the opportunities outlined in this strategy, including the following:

� Single State Planning Policy

� Great Barrier Reef Coastal Zone Strategic Assessment

� Great Barrier Reef Ports Strategy

� Galilee Basin Infrastructure Policy

The TSDA spans an area of approximately 4900ha, immediately south of the Port of Townsville. It has the capacity to accommodate large scale industrial development. Its locational advantages include:

� Proximity to the Port of Townsville (including via future road and rail).

� Being at the junction of the national road network (Bruce and Flinders Highways).

� Existing large-scale, heavy industry.

� Being within a network of industrial areas in Townsville.

� Proximity to Townsville CBD and growing residential population.

� Proximity to major support services.

Through this strategy, the following vision and objectives for the future of the TSDA have been developed by Urbis.

1.1 VISION

1.2 OBJECTIVESThis strategy proposes the following objectives for development within the TSDA:

� Foster state and/or regionally significant industry – industries that locate within the TSDA are significant in terms of their contribution to Gross Regional Product (GRP), large local employee base, and/ or a support role to the viability of other major businesses in the region.

� Maximise return on infrastructure investment – industries that locate in the TSDA maximise the efficient use of available port, road, rail and ancillary infrastructure.

� Maximise efficient use of land – ensure all development demonstrates the most efficient use of land, relative to local constraints and opportunities.

� Maximise the strategic location – encourage industries that are going to contribute to the long-term economic growth of the region, not just short-term investment return.

� Protect areas of environmental significance and local environmental values – ensure that all appropriate precautions are taken to protect the local environmental values and offset any impacts of development within the local environs.

� Establish a development framework that provides for the long-term – ensure the development of the TSDA is staged appropriately over time and is equally focused on the long and short term benefits.

� Ensure the integrity and functionality of the TSDA is maintained and protected – through protection from incompatible land uses and activities that may adversely affect the value of the TSDA.

1.0 EXECUTIVE SUMMARY

The TSDA is the preferred location in North Queensland for medium to large scale industrial development which is reliant on direct access to any combination of, the Port of Townsville, national freight rail, and major roads.

INTRODUCTION


1.3 THE DEVELOPMENT OPPORTUNITIES Through this strategy, the following precincts have been identified to provide opportunities for businesses and industries to locate to the TSDA:

PRECINCT DESCRIPTION PREFERRED LAND USES

Stuart Creek Industrial Precinct

Small-medium lots that cater for wholesale trade and manufacturing.

- Electrical equipment manufacturing - Civil engineering construction - Metal product manufacturing - Cement manufacturing - Plaster and concrete manufacturing - Wholesale trade

Central Port - Related Industrial Precinct

Small to medium scale port related industrial activities.

- Manufacturing - Wholesale trade - Medium impact industry

Priority Rail Dependent/ Port Related Industrial Precinct

Rail dependent, port related activities which may also require access to the conveyor to the Port of Townsville.

- Bulk storage facilities - Meat and meat product manufacturing - Other food product manufacturing - Electrical equipment manufacturing - Product manufacturing and distribution facilities for port related production

- Rail transport and logistics - Road transport and logistics - Intermodal freight and logistics - Basic chemical manufacturing

Heavy Industry Precinct

At least one other large scale manufacturing or heavy industry activity that requires significant buffers from sensitive uses, but can also access the local rail network if necessary.

- Bulk storage facilities - Petroleum and bulk materials - Iron and steel manufacturing - Basic non-ferrous metal manufacturing - Basic chemical manufacturing

Transport and Support Services Precinct

Expanded rail service industry on the land currently occupied by Aurizon and allow for road transport and mining support industries.

- Railway rolling stock manufacturing - Transport support services and storage - Exploration and mining services - Electrical equipment manufacturing - Rail transport (commodity hauliers) - Road transport (commodity hauliers) - Intermodal freight and logistics.

PRECINCT DESCRIPTION PREFERRED LAND USES

Priority Road/Rail Dependent Precinct

Medium-heavy impact industry that takes best advantage of access to the Bruce Highway, existing gas pipeline and existing rail infrastructure.

- Electricity generation (gas fired power station)

- Gas supply and storage - Transport support services and storage - Road transport - Intermodal freight and logistics

Extractive Industry and Landfill Precinct

Continued operation of the Townsville City Council landfill and future extractive industry on the existing reserve.

- Landfill and supporting industry and services

- Extractive industry

Materials/ Transportation Services Precinct

Major infrastructure corridors for the Townsville Port Access Road (TPAR) and the Townsville Eastern Access Rail Corridor (TEARC)

- Local utility - Materials transport and services infrastructure, including conveyor infrastructure

- Road and rail infrastructure - Telecommunications infrastructure

Environmental Conservation Precinct

Protect wetlands, vegetation and fauna habitats closely related to the Great Barrier Reef Marine Park and associated catchment.

- Environmental conservation

Ecological Corridors and Priority Offsets Precinct

Protect environmental values, provide flood immunity to the developable areas, and serve as the priority area for environmental offsets should they be required.

- Environmental conservation - Passive open space - Environmental offsets - Flood mitigation

Buffer/ Restricted Development Precinct

A buffer area between the industrial activities and adjacent areas. This precinct is generally considered inappropriate for development due to site constraints.

- Agriculture - Animal husbandry


1.4 THE INFRASTRUCTURE REQUIRED TO SUPPORT DEVELOPMENTIn recent years the State and other landholders have invested in the expansion and upgrade of infrastructure in the local area, in particular:-

� Construction of the Townsville Port Access Road (TPAR) corridor, which has been constructed to two lanes, but has the potential to expand to four lanes and includes an easement for a conveyor to transport goods directly to the Port of Townsville.

� Acquisition of the Townsville Eastern Access Rail Corridor (TEARC) to enable for the construction of a rail link off the existing rail line and directly into the Port of Townsville, bypassing the central Townsville area.

� Upgrade of the Bruce Highway and local intersections to expand the capacity of the network to accommodate freight traffic from the greater region.

Additional investment and investigation would be required to support the ultimate development envisaged through this strategy. Additional infrastructure might include:-

� A local rail network that caters specifically for the creation of intermodal facilities, transfer of goods to the Port of Townsville, and servicing new rail-dependent industries to the area.

� Local road upgrades and new roads to service the development.

� Upgrades to the local trunk infrastructure relative to the proposed development ie. water, sewer, utilities.

� Construction of the closed conveyor to the Port of Townsville, which has been provided for within the TPAR corridor.


1.5 KEY RECOMMENDATIONSIn order to realise the full development potential of the TSDA, there would be a number of actions which could be undertaken by a number of stakeholders. Actions that could be undertaken to facilitate and encourage further development in the TSDA include:-

� Assess the financial feasibility of infrastructure development and cut and fill to accommodate development.

� Review TSDA boundaries and consider an expansion of the area in at the junction of the Flinders Highway and Stuart Bypass.

� Amend the TSDA Development Scheme.

� Facilitate appropriate development at key sites.

� Facilitate investment attraction in the TSDA.

� Ensure the vision and objectives for the TSDA are reflected in relevant policy.

� Promote business and investment opportunities.

The vision for the TSDA will not be achieved without the combined efforts of key stakeholders including:-

� Office of the Coordinator-General and the Department of State Development, Infrastructure and Planning,

� Townsville City Council,

� Department of Transport and Main Roads,

� Department of Environment and Heritage Protection,

� Port of Townsville, and

� Local landholders.

8 | TOWNSVILLE STATE DEVELOPMENT AREATOWNSVILLE STATE DEVELOPMENT AREA

The TSDA in Context JANUARY 2013

NOT TO SCALE

TEAR

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TPAR


2.0 A PLACE TO INVEST

Townsville is a community forecast to experience significant population growth over the coming years. New residents, will contribute to a growing demand for employment opportunities and for products and services. The TSDA provides a significant opportunity for the economic development of Townsville, and is strategically located for industrial uses that are directly reliant on immediate access to road, freight rail, and port infrastructure.

The facts:

� The TSDA spans approximately 4,900 hectares of relatively flat land with access to water, sewer, gas and power.

� The base infrastructure is in place – roads, rail, port, gas, electricity, sewer, telecommunications, power, and water, however some upgrades and investment is required to expand the overall capacity.

� The TSDA already contains some significant industries in the area including Toll Logistics, Sun Metals Zinc Refinery, JBS Australia, Townsville City Council landfill, Aurizon rail yards, Xstrata Copper Refinery and Pacific National freight facility.

� Industries within the TSDA contribute to the local economy and directly links with the Port of Townsville which manages the distribution of 10.6m tonne/yr of products. The Port of Townsville has long-term plans to further expand the berths and operational area of the facilities.

� The TSDA will benefit from recent and proposed infrastructure upgrades including the completion of the TPAR, Bruce Highway upgrade, and the TEARC.

2.1 A FOUNDATION FOR GROWTHTSDA has the capacity to accommodate State and regionally significant industry. Its declaration as a State development area reflects the State’s commitment to facilitate appropriate development. State development areas are clearly defined areas of land established by Queensland’s Coordinator-General to promote economic development in Queensland. They are created under Section 77 of the State Development and Public Works Organisation Act 1971. Benefits of State development areas include:

� Provide planning and development certainty for project proponents.

� Encourage wealth and job-creating industrial development.

� Streamline the development assessment process.

� Control development in a way that is considerate of existing industry and surrounding development.

� Protect environmental, social and community values.

The Coordinator-General is responsible for the planning, establishment and ongoing management of State development areas. In a State development area, the Coordinator-General:

� controls land-use activities,

� implements the development scheme,

� assesses and approves all development for material change of use applications, and

� has compulsory land acquisition powers.

This Development Opportunities Strategy provides guidance for all stakeholders on recommended industry types for the area and how these can be accommodated in the long-term. Although this is not a statutory document, it will inform amendments to the TSDA Development Scheme, amendments to the Townsville City Council Planning Scheme, and other subsequent planning and policy initiatives such as infrastructure plans and programs, business development and marketing strategies, and regional planning.

2.2 TOWNSVILLE STATE DEVELOPMENT AREA – LOCATIONAL ADVANTAGEThe adjacent diagram on page 8 (The TSDA in Context) illustrates the locational advantages of the TSDA, which includes:

� Large scale development potential – the TSDA is approximately 4,900ha, with approximately 820ha occupied by industrial enterprises, and 850ha of greenfield land available for development.

� Gateway to Port of Townsville via road and future rail – the completion of the TPAR will provide a direct southern link into the Port of Townsville for all road transport. The State has acquired the TEARC for the specific purpose of diverting rail freight through the TSDA.

� An opportunity for large-scale, heavy industry – the existing industries, the distances from sensitive uses, and the protection provided by the State development area designation has created an understanding within the local community and the region, that this is the suitable place for industry to develop.


2.3 TOWNSVILLE A PLACE FOR BUSINESSThere are several key features of Townsville which has it set as a great place to do business, including:-

� A growing employment and population base – according to the Office of Economic and Statistical Research (OESR) Townsville’s population is projected to grow by 100,000 people over the next 30 years.

� The key gateway for the North Queensland Region – Townsville has the services and facilities of a major metropolitan city, with the amenity of a coastal town.

� Has a strong and diverse economy – with a good blend of industries including defence, health, education, agriculture, mineral refining, extractive industry, marine industry, and tourism.

� Contributes to the State’s economy – according to Townsville City Council, the economy generates approximately $9bn GRP to the State economy, with an average growth rate of approximately 4%.

� Secures Government investment – Townsville has the support of all levels of government to grow, which is demonstrated by the government investment in significant infrastructure and facilities for the city – eg. Bruce Highway upgrade, TPAR, and other major infrastructure upgrades.

� Skilled employment base – the combination of the high quality local schools and James Cook University, serves as the foundation for a strong employee base and expanded training opportunities.

� A partnership approach – Townsville has a strong business community that is willing to partner and encourage new business to the area. Significant partners include Townsville City Council, Townsville Chamber of Commerce, Townsville Enterprise Pty Ltd, Port of Townsville, and the State government.

2.4 TOWNSVILLE STATE DEVELOPMENT AREA – DEVELOPMENT PARAMETERS AND CHALLENGESThere are some physical characteristics and jurisdictional matters which need to be considered when investigating opportunities to develop within the TSDA, including:-

� Flood immunity required – a significant portion of the available land in the TSDA is subject to flooding and/or storm surge and does require a certain level of fill in order to achieve immunity from the 1 in 100 year flood events. A conceptual earthworks/storm water management exercise has been undertaken to ensure that the development intent outlined in this strategy is physically viable and accommodates for flood events. All of the precincts have been identified relative to the physical capacity to fill the area and the subsequent impacts on local flooding however the financial feasibility of the fill and excavation will need to be tested on a site by site basis, as will the final detailed earthworks requirements.

� Infrastructure provision – there has been a significant investment by all levels of government (federal, state, and local), and existing landowners. In order to realise the full potential of the TSDA, additional private infrastructure investment will be required. This strategy has identified the potential corridors and infrastructure requirements; however, there is no commitment of funds to the construction of this infrastructure, unless stated otherwise in this document.

� Within a network of industrial areas - the TSDA is one of a number of industrial areas in Townsville, each with their own specific purpose. Nearby Roseneath is focused on road transport interchange, Yabulu in the north is an area for noxious and heavy industry, and there are numerous other industrial areas that each have a distinct purpose in the local economy.

� Connections to world class base metals sources – The TSDA is directly connected to the North West Queensland Mineral Province and North East Minerals Province.

� Junction of national road network– the TSDA is at the junction of the Flinders and Bruce Highways south of Townsville. This serves as a primary access point north to Cairns, south to Mackay and Brisbane, and west to Charters Towers and Mount Isa.

� Proximity to Townsville CBD and growing residential population – the TSDA is less than 15 minutes drive to the Townsville CBD, growing south western suburbs and the proposed master planned community of Rocky Springs.

� Proximity to major support services – the TSDA is within 20min drive from the Townsville Airport, Townsville Hospital, James Cook University, and Lavarack defence barracks.


� Land ownership – the majority of the land within the TSDA is currently under freehold land ownership, with a significant portion of the future development area owned by a small number of landowners. Under section 82 of the State Development and Public Works Organisation Act 1971, the Coordinator-General has powers to acquire land within state development areas prior to or following the implementation of a development scheme for the purposes of:

- dealing satisfactorily with conditions of natural disaster or hazard, of act of war or civil strife, of bad layout or obsolete development or

- providing for the establishment or relocation of population, industry or essential services, the establishment of an infrastructure corridor or for the replacement of open space in the course of the development of any other part of the State.

� Environmental corridors and priority offset areas – should there be a need to offset any impacts that cannot be avoided, minimised or mitigated, preferred environmental offset areas have been identified as part of the background research for this strategy.

� Development sequencing – a sequence of development has been identified in this strategy, relative to the demand for certain land parcels and industrial uses, the capacity of existing infrastructure, and a logical sequence of development. A development may still proceed outside of the preferred sequence; however, that developer will also be responsible for the provision of any infrastructure that needs to be brought forward as a result of the proposal.


3.0 THE FUTURE OF THE TSDA

3.1 VISION

3.2 OBJECTIVESThe objectives for development within the TSDA are to:-

� Foster state and/or regionally significant industry – industries that locate within the TSDA are significant in terms of their contribution to GRP, large local employee base, and/ or a support role to the viability of other major businesses in the region.

� Maximise return on infrastructure investment – industries that locate in the TSDA maximise the efficient use of available port, road, rail and ancillary infrastructure.

� Maximise efficient use of land – ensure all development demonstrates the most efficient use of land, relative to local constraints and opportunities.

� Maximise the strategic location – encourage industries that are going to contribute to the long-term economic growth of the region, not just short-term investment return.

� Protect areas of environmental significance and local environmental values – ensure that all appropriate precautions are taken to protect the local environmental values and offset any impacts of development within the local environs.

� Establish a development framework that provides for the long-term – ensure the development of the TSDA is staged appropriately over time and is equally focused on the long and short term benefits.

� Ensure the integrity and functionality of the TSDA is maintained and protected – through protection from incompatible land uses and activities that may adversely affect the value of the TSDA.

3.3 THINGS TO CONSIDER Things to consider in relation to realising the vision and achieving the objectives for the future of the TSDA include:

� Foster state and/or regionally significant industry:-

- Potential contribution to GRP. - Number of direct employees. - Instrumental in the function and success of another

State/Regional business or industry in the North Queensland region.

� Maximise efficient use and investment return on infrastructure:-

- Demonstrated dependence on at least two of the major infrastructure features of the TSDA – Port of Townsville, national/State rail freight network, local rail network, state road infrastructure, and/or other industry within or adjacent to the TSDA.

Through this strategy, the following vision and objectives have been developed.

� Maximise efficient use of land:-

- Ability to develop on land within the site constraints.

- Demonstrated need to develop in the TSDA, rather than other industrial areas in Townsville.

- Adoption of the principles of industrial ecology through the appropriate location of industries and infrastructure.

� Maximise the strategic location:-

- The relationship new businesses in the TSDA have with the existing infrastructure and facilities in Townsville.

- The long-term contribution new business makes to the local and regional economies.

� Protect areas of environmental significance and local environmental values:-

- Minimise impact on the local and adjoining environmental values

- Provision of suitable environmental offsets, possibly within areas identified for environmental conservation.

� Establish a development framework that provides for the long-term:-

- Commitment to develop buildings and infrastructure that have a long life-span eg. local rail network, on-site treatment facilities, infrastructure contributions.

- Development should be in accordance with the preferred sequence of development, or where out of sequence, provides the necessary infrastructure relative to the preferred sequence.

� Contribute to the integrity of TSDA:-

- Compliance with design and development guidelines of buildings and roads in the TSDA.

The TSDA is the preferred location in North Queensland for medium to large scale industrial development which is reliant on direct access to any combination of, the Port of Townsville, national freight rail, and major roads.


3.4 DEVELOPMENT AND DESIGN PRINCIPLESA comprehensive process of research and analysis has been undertaken to identify the most suitable and appropriate land uses to locate in the TSDA. The identification of location and intents of the precincts have had regard to:-

� Highest and best use of land – to ensure development occurs in the most appropriate location having regard to infrastructure requirements, site constraints and financial feasibility.

� Infrastructure efficiency – whereby the existing and future infrastructure is used to its ultimate capacity, relative to its intended purpose.

� Ecological sustainability (as per the Sustainable Planning Act 2009) – is a balance that integrates – (a) protection of ecological processes and natural systems at local, regional, State and wider levels; and (b) economic development; and (c) maintenance of the cultural, economic, physical and social wellbeing of people and communities.

� Integrated Development - The TSDA is to be established as a major industry node that maintains positive connections with surrounding industrial activities and encourages the efficient use of infrastructure and resources.

� Regional Linkages - The TSDA is to be established as a major freight and logistics hub for the Townsville region and a key component of the regional freight network with priority linkages established between Cairns, Mount Isa and Brisbane.

� State/Regionally Significant Business - Development contributes to the establishment of the TSDA as a diverse and regionally significant industrial area with a strong focus on industrial development that requires access to port or rail infrastructure or derives a direct benefit from port or rail freight infrastructure.

� High Quality Design - Development incorporates high quality urban design and landscape treatments, particularly for those areas that are highly visible from outside the TSDA area such as the Bruce Highway.

� Natural Hazard Risk Management - Development provides for mitigation measures against flood, bushfire, soil erosion, landslides, storm tide inundation and coastal erosion and salinity.

� Infrastructure Efficiency - Development is carried out in accordance with the preferred development sequence to maximise infrastructure efficiency and to ensure infrastructure leads development to the greatest extent possible.

� Efficient Access - Development supports the provision of a safe, efficient, well located and legible integrated road transport network to service the existing and proposed development in the TSDA and to optimise linkages to the national, state, regional and local road transport network and to the rail corridor.


4.0 LAND USE CAPACITY OF THE TSDA

The background research that supports this strategy has been closely considered in determining the preferred pattern of land use for the site. Key assumptions were derived from the comprehensive research and series of investigations undertaken in order to determine the ‘development opportunities’ present in the TSDA. A summary of key assumptions is provided below.

4.1 LAND USETownsville’s population will continue to grow in the short-medium term; hence new opportunities for employment and business investment in the community are important. Key points of relevance relating to land use of the TSDA are as follows:

� The State Development and Public Works Organisation Act 1971 is the key legislative framework for the site.

� The existing TSDA Development Scheme is programmed to be revised subsequent to this strategy. Amendments to the Development Scheme will be informed by this Development Opportunities Strategy. This Strategy will be used as an information source only. Other principles will also be used to inform amendments to the development scheme.

� The TSDA Development Scheme is created under the State Development and Public Works Organisation Act 1971 and is the statutory document used to assess all MCU applications lodged within the TSDA.

� All operational works applications and reconfiguring a lot applications are assessable under the Sustainable Planning Act 2009 and the Townsville City Council Planning Scheme. Townsville City Council is currently preparing a new planning scheme.

� Any amendments to the TSDA Development Scheme would have regard to the Queensland Planning Provisions, State Planning Policies and State Planning Regulatory Provisions.

� The protection of the environmental values of the site are a priority, hence precautions should be taken to ensure the environmental impact of new development is minimised.

� It is anticipated that the following existing uses will remain in the TSDA over the next 5-10 years:- Sun Metals Zinc Refinery, Townsville Correctional Facility, JBS Australia meatworks, Xstrata copper refinery and Townsville City Council landfill.

� It is anticipated that the following uses on the site will significantly expand and intensify over the next 5-10 years:- Pacific National, Toll Operations and Aurizon railyards.

� It is recognised there is potential for new industrial uses to co-locate or synergise with existing industrial uses and surrounding industrial uses.

� The Rocky Springs Master Planned Community is anticipated to commence construction in the next 5-10 years, and is located to the south-west of the TSDA.

� Given adjacent uses such as rural residential, light industry, and residential activities will continue, proposed changes to the development priorities for the TSDA must consider the potential impacts on these existing uses.

4.2 ECOLOGY � The ecologically constrained areas identified through

constraints analysis as part of the background research require a level of ecological protection/management.

� Areas likely to hold environmental values identified through constraint analysis as part of the background research should be conserved or offset if development occurs.

� Areas with low ecological values identified through constraint analysis as part of the background research could potentially be suitable for future development, subject to further assessment /management.

� There is a need to ensure that any future development adjacent to the Great Barrier Reef takes into account the Outstanding Universal Values of the Great Barrier Reef World Heritage Area and Matters of National Environmental Significance.

� Preliminary flood modelling undertaken for the Cooridinator-General for the TSDA has been used as the base for this strategy, however, additional site specific investigations and modelling will be required for all future development.

� Parts of the TSDA potentially contains Aboriginal cultural heritage values. Further investigation into the likelihood of Aboriginal cultural heritage values on the site is required.

� Assessment criteria relating to flood management planning controls should be included in the TSDA Development Scheme and should be undertaken in accordance with the recommendations from the Queensland Floods Commission of Enquiry final report.


4.3 TRANSPORT AND MOBILITY � The Port of Townsville is expected to undergo significant

expansion over the next 30 years.

� The Mount Isa-Townsville corridor is assumed to strengthen as a key transport corridor throughout the region.

� Rail freight demand will grow in the medium-long term and numerous stakeholders are focused on increasing Townsville’s connection and role within the national rail network.

� The TPAR is a key piece of infrastructure which links the Bruce and Flinders Highways into the Port of Townsville. Ultimately the TPAR will be expanded to dual carriageway, particularly when demand requires. The TPAR corridor also provides the land necessary for the establishment of a conveyor to transport materials from the TSDA to the Port of Townsville.

� There is a recognised need for a number of major collector roads, forming a secondary road network and connecting with the new sub-arterial road.

� The TEARC has been acquired for future development.

� All future rail infrastructure investment should be constructed to accommodate larger 1.4 km long trains to access the Port of Townsville and also the rail access areas of the TSDA.

� Bruce Highway upgrade (Southern Corridor Expansion) will see the highway increase to four lanes to the south of the site by 2016. Future expansion to six lanes and/or motorway standards may be required over the next 30 years.

4.4 INFRASTRUCTURE � Parts of the TSDA are currently serviced by water,

wastewater, transport and utilities.

� In order to provide flood free development pads in the TSDA it is estimated

- 7.6 million m3 of cut is required across the expanse of the site

- 10.9 million m3 of fill is required across 11 fill pads

- A balance of 3.2 million m3 of material is required for fill which cannot be utilised from the cut material.

� Electrical and communications infrastructure will be a mix of underground and overhead infrastructure.

� A potential regional substation may be required in the TSDA in the future, and will also include a number of other upgrades to transformers and feeders.

� New development should accommodate on-site water recycling.

4.5 ECONOMICS � The TSDA is the only industrial area in Townsville and

northern Queensland with access to all modes of transport infrastructure – rail, road, and port.

� There are several other industrial areas throughout Townsville that cater for many other types of industrial activities such as light service industry, high impact and noxious industry, road transport logistics, and others.

� Growth of existing industrial activities within the TSDA should be supported and further encouraged where in-line with the vision and objectives of the TSDA.

� Port of Townsville is continuing to expand operations, however it does have limited capacity to expand areas for container storage and storage of bulk-goods.

A number of economic reports suggest the following preferred land uses for the TSDA:

Short to medium term

� Energy generation and supply.

� Resource sector support industries.

� Intermodal freight and logistics.

Long term

� Meat and meat product manufacturing.

� Other food product manufacturing.

� Petroleum and bulk materials manufacturing.

� Basic chemical manufacturing.

� Plaster and concrete product manufacturing.

� Cement, lime and ready mixed concrete manufacturing.

� Iron and steel manufacturing.

� Basic non-ferrous metal manufacturing.

� Heavy and civil engineering construction (depot and storage uses).

Other preferred land uses for the TSDA include:

� Port reliant heavy industry.

� Transport industry.

� Port related industry.

� Medium and low impact industry.

� Potential to utilise smaller scale industry uses as a buffer between heavy industry uses and sensitive uses.

� Bulk materials related uses dependent on rail infrastructure.


5.1 TSDA PROPOSED NEW PRECINCTSThis strategy proposes a number of new precincts for the TSDA. The identification of the proposed new precincts was informed by the following:

� a constraints analysis,

� consideration of the key features of the TSDA,

� the capacity of the land to accommodate the projected demand for certain industrial uses in the region, and

� the ability to service with the necessary infrastructure.

This strategy was also informed by discussions with, and information from, major landholders within the TSDA, Townsville City Council, the Port of Townsville and other key state government agencies.

The following sections 6.0 to 17.0 provide guidance for each of the proposed new precincts which have been identified within the TSDA. This guidance provides an outline of the key intents for each precinct describing potential outcomes for land use, indicative lot sizing and subdivision intent, areas of cut and fill, and indicative access and connections to surrounds.

This guidance has been represented indicatively as one possible solution with the aim of ensuring the development of the TSDA protects environmental values, facilitates suitable development, and maximises the efficient use of land and infrastructure.

5.2 OVERALL DEVELOPMENT POTENTIALBased on the key assumptions and the physical capacity of the land to accommodate development, the following land use summary has been identified through this strategy.

LAND USE TYPE / FEATURE DESCRIPTION / AREATotal area of the Townsville SDA 4,900 ha (approx.)

Total Gross Developable Area (GDA)

- Area of GDA requiring cut and fill

1,840 ha (approx.)

1,155 ha (approx.)

5.0 TSDA PREFERRED PATTERN OF DEVELOPMENTPOTENTIAL NEW PRECINCT AREA DESCRIPTION PREFERRED LAND USES / INTENT

Stuart Creek Industrial Precinct 160ha Provide for development of small-medium lots that cater for wholesale trade and manufacturing.

• Electrical equipment manufacturing

• Civil engineering construction• Metal product manufacturing

• Cement manufacturing• Plaster and concrete

manufacturing• Wholesale trade

Central Port Related Industrial Precinct 73ha Provide for small to medium scale port related industrial

activities.

• Manufacturing• Wholesale trade• Medium impact industry

Priority Rail Dependent / Port Related Industrial Precinct 368ha

Provide for rail dependent, port related activities which may also require access to conveyor access to the Port of Townsville.

• Bulk storage facilities • Meat and meat product

manufacturing• Other food product

manufacturing• Electrical equipment

manufacturing• Product manufacturing and port

related distribution

• Rail transport and logistics

• Road transport and logistics

• Intermodal freight and logistics

• Basic chemical manufacturing

Heavy Industry Precinct 648ha

Provide for at least one other large scale manufacturing or heavy industry activity that requires significant buffers from sensitive uses, but can also access the local rail network if necessary.

• Bulk storage facilities• Petroleum and bulk materials• Iron and steel manufacturing• Basic non-ferrous metal manufacturing• Basic chemical manufacturing

Transport and Support Services Precinct 197ha

Provide for the expansion of rail service industry on the land currently occupied by Aurizon and allow for road transport and mining support industries.

• Railway rolling stock manufacturing

• Transport support services and storage

• Exploration and mining services

• Electrical equipment manufacturing

• Road transport• Intermodal freight and

logistics• Rail transport

Priority Road / Rail Dependent Industrial Precinct 314ha

Provide for the development of medium-heavy impact industry that takes best advantage of access to the Bruce Highway, existing gas pipeline and existing rail infrastructure.

• Electricity generation (gas fired power station)

• Gas supply and storage• Road transport

• Transport support services and storage

• Intermodal freight and logistics

Extractive Industry and Landfill Precinct 403ha

Allow for the continued operation of the Townsville City Council landfill and waster transfer facility and future extractive industry on the existing reserve.

• Landfill and supporting industry and services• Extractive industry

Materials/ Transportation Services Precinct 218ha Protects the major infrastructure corridors for the TPAR

and the TEARC

• Local utility • Materials transport and services

infrastructure, including conveyor infrastructure

• Road and rail infrastructure

• Telecommunications infrastructure

Buffer/ Restricted Development Precinct 462ha

Serves as a buffer area between the industrial activities and adjacent areas. This precinct is generally considered inappropriate for development due to site constraints.

• Agriculture • Animal husbandry

Environmental Conservation Precinct 1823ha

Protect wetlands, vegetation and fauna habitats closely related to the Great Barrier Reef Marine Park and associated catchment.

• Environmental conservation

Ecological Corridors and Priority Offsets Precinct 234ha

Protect environmental values, provide flood immunity to the developable areas, and serve as the priority area for environmental offsets should they be required.

• Environmental conservation• Passive open space

• Environmental offsets • Flood mitigation


ENVIRONMENTAL CONSERVATION

PRECINCT

BUFFER / RESTRICTED DEVELOPMENT

PRECINCT

PRIORITY ROAD / RAIL DEPENDENT PRECINCT

HEAVY INDUSTRY PRECINCT

TRANSPORT AND SUPPORT

SERVICES PRECINCT

STUART CREEK

INDUSTRIAL PRECINCT

MATERIALS / TRANSPORTATION SERVICES PRECINCT

ECOLOGICAL CORRIDORS AND PRIORITY OFFSETS PRECINCT

PRIORITY RAIL DEPENDENT /

PORT RELATED INDUSTRIAL PRECINCT

EXTRACTIVE INDUSTRY AND LANDFILL PRECINCT

POTENTIAL EXPANSION OF TRANSPORT AND SUPPORT PRECINCT OUTSIDE CURRENT SDA BOUNDARY

(12.5ha)

CENTRAL PORT RELATED INDUSTRIAL PRECINCT

JANUARY 2013 0 500 1000 2000mTOWNSVILLE STATE DEVELOPMENT AREA

Proposed New Precincts of the TSDA


6.0 STUART CREEK INDUSTRIAL PRECINCT

6.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is in the north-east of the TSDA and is to provide for uses which are related to wholesale trade and small-medium scale manufacturing.

The objectives of this precinct are to:-

� Provide for the development of small scale wholesale trade and manufacturing.

� Ensure development adjacent to existing residential areas does not result in significant land use conflicts.

� Enable a local rail line to stem off the TEARC, and provide direct access if required.

6.2 LOCATION AND DESCRIPTION This precinct is in the northern area of the TSDA, directly adjacent to the TEARC. Access to this precinct is currently available off Abbott Street, via Racecourse Road. This precinct is bisected and bounded by tributaries, hence it is surrounded by either Environmental Conservation or Ecological Corridor and Priority Offsets Corridor. The precinct is 160ha (3%) of the gross developable area of the TSDA.

6.3 PREFERRED LAND USES AND INTENTThe preferred land uses and intent for this precinct include:-

� Wholesale trade – particularly focused adjacent to the residential area neighbouring the TSDA.

� Electrical equipment manufacturing.

� Cement, lime and ready mixed concrete manufacturing.

� Structural metal product manufacturing.

� Plaster and concrete manufacturing.

6.4 DEVELOPMENT PARAMETERS � Buildings will predominantly be large industrial

buildings, with vegetated buffers along the frontage.

� Maximum building height of 12m.

� All new industrial uses should be assessed with consideration of the impact on the adjacent surrounding sensitive uses.

� Matters such as lighting, operating hours, transport access, and noise impacts need to be addressed to mitigate the adverse impacts of development on adjacent residential development.

� Car parking should be provided relative to the standard rates in the Townsville City Council Planning Scheme.

� All hardstand loading docks and service entries are to the side or the rear of the buildings.

� All buffer requirements for uses are accommodated within the lot.

� Development is to be immune from impacts associated with a 1 in 100 year flood event.

6.5 PREFERRED SUBDIVISION PATTERNThe preferred subdivision pattern for this precinct is to allow for a minimum of 2ha lots, and maximum of 12ha. There is potential for this precinct to accommodate between 12 – 50 lots, ranging from 2-12ha.

6.6 KEY INFRASTRUCTURE COMPONENTSThe key infrastructure elements required to service development in this precinct include:-

� Upgrade of Racecourse Road to accommodate heavy industrial vehicles.

� Upgrade of intersection with Bruce Highway/Abbott Street.

� Construction of the TEARC infrastructure, not essential but is required for rail access in the long-term.

� Construction of local rail network to branch off the TEARC without impacting on the efficiency and functionality of the TEARC for transport into the Port. Direct access to the local line is permitted.

� Upgrade of Racecourse Road to ensure overpass or underpass for local rail line.

� Construction of an intersection with the TPAR.


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Local roads (existing)

Local roads (potential)

Major roads (existing)

Existing Rail

Potential Rail line 2 (short term)

Precinct

Potential Rail line (internal)

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Indicative Concept

LEGEND


Proposed New Stuart Creek Industrial Precinct JANUARY 2013

0 200100 500 700m CONCEPTUAL ONLY


7.0 CENTRAL PORT RELATED INDUSTRIAL PRECINCT

7.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is focused on accommodating a number of medium scale industries that are related to activites at the Port of Townsville.


� Provide for medium impact industrial activities which are related to, or support port related industries.

� Potentially accommodate the service centre for the TSDA which provides for small scale convenience activities, service station, and takeaway restaurants. See section 17.0 for further details on the potential service centre.

7.2 LOCATION AND DESCRIPTION This precinct extends along the western frontage of the TPAR and is bounded by the Stuart Creek ecological corridor. The precinct is 73ha (1%) of the gross developable area of the TSDA.


� Manufacturing.

� Wholesale trade.

� Medium impact industry.

� Heavy, and civil engineering construction (road materials, pipelines, port infrastructure).

7.4 DEVELOPMENT PARAMETERS � A single intersection is to be provided from the TPAR

which is suitably supported by a local road network that services the lots proposed within the precinct.

� Buildings will predominantly be large industrial buildings, with vegetated buffers along the frontage.






7.5 PREFERRED SUBDIVISION PATTERNThe preferred subdivision pattern for this precinct is to allow for a minimum of 5ha lots and maximum of 10ha. There is potential for this precinct to accommodate between 7 – 14 lots.


� Development of an intersection with the TPAR.

� Provision of a Service Road along the frontage of the TPAR, with a left-in, left-out only access at the northern end enabling access to the lots proposed within the precinct.

DEVELOPMENT OPPORTUNITIES STRATEGY| 210 200100 500m

Potential Service Centre Location

INDICATIVE SUBDIVISION PATTERN

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Local roads (future)


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Proposed New Central Port Related Industrial Precinct JANUARY 2013 0 250100 500m CONCEPTUAL ONLY

Potential locations for a single service centre


8.0 PRIORITY RAIL DEPENDENT / PORT RELATED INDUSTRIAL PRECINCT

8.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to provide for medium-large scale industry, which is related to the Port of Townsville or supports a port related industry, and requires access to either rail or road, and other infrastructure within the TPAR Corridor.


� Provide for medium-heavy impact industrial activities which are related to or support port related activities.

� Enable the development of a local rail network that provides direct links to the Port of Townsville.

� Foster industries that require conveyor access to the Port of Townsville.

� Foster industries that require rail access to the Port of Townsville.

� Facilitate the continuation of the meat processing activities and support uses that complement these activities, and minimise land use conflicts.


8.2 LOCATION AND DESCRIPTION This precinct extends along the eastern frontage of the TPAR, to the junction with the Bruce Highway, and is bounded by the Ecological Corridors and Priority Offsets Precinct to the north and east. The precinct currently accommodates the JBS Australia meat processing plant. The precinct is 368ha (7.5%) of the gross developable area of the TSDA, has direct access to the TPAR corridor to the Port of Townsville. Power easements also bisect this precinct.


� Bulk storage facilities (enclosed only).

� Meat and meat product manufacturing.

� Other food product manufacturing.


� Product manufacturing and port related distribution facilities for port related production.

� Rail transport (commodity hauliers).

� Road transport (commodity hauliers).



8.4 DEVELOPMENT PARAMETERS � Maximum building height of 12m.


� No direct property access from the TPAR.

� No additional intersections with the Bruce Highway, hence majority of traffic to access through intersection with the TPAR.

� No development north of the proposed local rail corridor, adjacent to the Environmental Conservation Precinct. This area is required to accommodate adequate turning and shunting of trains.

� Industries requiring direct access to local rail services on-site can be accommodated in this precinct, subject to their ability to provide the required rail infrastructure.

� Access to the conveyor is managed to ensure the use of the infrastructure is maximised, but also efficient.

� Any development that seeks direct access to local rail (which can be provided to service the site) is designed to minimise impact on adjacent uses and does not result in any level-crossings with the local road network.

� Buildings will predominantly be large industrial buildings, with vegetated buffers along the frontage adjacent to TPAR.




8.5 PREFERRED SUBDIVISION PATTERNThe preferred subdivision pattern for this precinct is to allow for a minimum 10ha lots, with no maximum lot size identified.



� Private construction of local rail network generally aligned with the boundary to the Environmental Conservation Precinct, including appropriate shunting and turning of trains.

� Private construction of local rail line to service the western portion of the precinct ie. lots adjacent to the TPAR.

� Private construction of the enclosed conveyor within the TPAR corridor.


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Potential Rail line 2 (medium - long term)


Easements

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Proposed New Priority Rail Dependent / Port Related Industrial Precinct JANUARY 2013

CONCEPTUAL ONLY0 200100 500 1000m




9.0 HEAVY INDUSTRY PRECINCT

9.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to provide for large-scale, heavy industry, which is related to the Port of Townsville or supports port related industry, and requires access to the local rail network.


� Provide for heavy impact industrial activities which are related or support port related industries.

� Foster industries that require rail access to the Port of Townsville.

� Facilitate the continued operation of the Sun Metals Zinc Refinery.

9.2 LOCATION AND DESCRIPTION This precinct has long been occupied by the Sun Metals Zinc Refinery. It is generally buffered by the Environmental Conservation Precinct to the north and east, and is surrounded by physically constrained (wetlands or slope) land to the east and south. This precinct is 648ha (13%) of the gross developable area of the TSDA.

9.3 PREFERRED LAND USES AND INTENT The preferred land uses and intent for this precinct include:-

� Bulk storage facilities.

� Petroleum and bulky materials manufacturing.

� Iron and steel manufacturing.

� Power generation.

� Basic non-ferrous metal manufacturing.


9.4 DEVELOPMENT PARAMETERS � Industries requiring direct access to local rail services

on-site can be accommodated in this precinct, subject to their ability to provide the required rail infrastructure.

� Access to the conveyor corridor is possible and is managed to ensure the use of the infrastructure is maximised, but also efficient.

� Any development that seeks direct access to local rail (which can be provided to service the site) is designed to minimise impact on adjacent uses and does not result in any level-crossings with local road network.

� Buildings will predominantly be large industrial buildings and structures.

� No maximum building or structure height is suggested; however, the buildings should be of a height and scale which does not significantly impact on the visual amenity of the TSDA and surrounds, in particular from the Townsville CBD and adjacent existing communities.



9.5 PREFERRED SUBDIVISION PATTERNThe preferred subdivision pattern for this precinct is to allow for minimum 25ha lots, with no maximum lot size identified. There is potential for this precinct to accommodate between 2-25 lots.


� Upgrade of the intersection with Bruce Highway.

� Private construction of local rail network generally aligned with the boundary to the Environmental Conservation Precinct, including appropriate shunting and turning of trains.

� Private investment into the upgrade or expansion of the existing rail line on-site back to the Brisbane – Cairns major line. This expansion should be undertaken on an alignment which allows for the long-term expansion of the network for a direct link to the Port of Townsville through to the north.

� Private construction of local rail line to service the lots.

� Potential purchase of portion of ‘private road’ servicing Sun Metals Zinc Refinery.


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Precinct Boundary

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Existing Rail


Easements

Indicative Concept

LEGEND


Proposed New Heavy Industry PrecinctJANUARY 2013 CONCEPTUAL ONLY0 200100 500 1000m



10.0 TRANSPORT AND SUPPORT SERVICES PRECINCT

10.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to accommodate future expansion of rail-related activities in the existing Aurizon rail yards and provision of smaller scale industrial lots to the north, with access to the Bruce Highway.


� Provide for light industrial activities which are related to, or support local and regional industries, in particular road industries and mining support.

� Facilitate the expansion of rail service industry in the land currently occupied by Aurizon.

� All new industrial uses should be assessed with consideration of the impact on the adjacent surrounding sensitive uses.

� Matters such as lighting, operating hours, transport access, and noise impacts need to be addressed to mitigate the adverse impacts of development on adjacent residential development.



10.5 PREFERRED SUBDIVISION PATTERNThe preferred subdivision pattern for this precinct is to allow for minimum 1ha lots in the area north of the land currently occupied by Aurizon, with no preferred lot size for the Aurizon maintenance facility.


� Upgrade of Brookhouse and Jurkey Streets to accommodate increased traffic.

� Rail infrastructure upgrades may be required, relative to the expansion required for the rail yards.

10.2 LOCATION AND DESCRIPTION This precinct is bounded by the Stuart Bypass, Bruce Highway and existing main rail line to Brisbane/Townsville/Mount Isa. A significant portion of the precinct is occupied by the Aurizon rail-yards, and has the potential for these existing uses to intensify on the site. There is also a major Department of Transport and Main Roads depot in this precinct. This precinct is 197ha (4%) of the gross developable area of the TSDA.

It is recommended that the TSDA boundary be expanded to incorporate all of the land that extends to the Stuart Bypass interchange, an additional 12.5ha.


� Railway rolling stock manufacturing.

� Transport support services and storage.

� Exploration and mining support services (does not include processing or refinement).


� Rail transport (commodity hauliers).

� Road transport (commodity hauliers).


10.4 DEVELOPMENT PARAMETERS � No additional direct access points from the Bruce

Highway or Stuart Bypass.

� Buildings will predominantly be large industrial buildings, with vegetated buffers along the frontage adjacent to Bruce Highway and Stuart Bypass.


DEVELOPMENT OPPORTUNITIES STRATEGY| 27TOWNSVILLE STATE DEVELOPMENT AREA

Precincts of the TSDADECEMBER 2013 CONCEPTUAL ONLY0 200100 500 1000m

RECOMMENDED EXPANSION

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Precinct Boundary

Recommended Precinct Expansion Extent

Precinct




Existing Rail

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Proposed New Transport and Support Services Precinct JANUARY 2013 CONCEPTUAL ONLY0 200100 500 1000m



11.0 PRIORITY ROAD / RAIL DEPENDENT INDUSTRIAL PRECINCT

11.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to provide for the development of medium-heavy impact industry that takes best advantage of the access to the Bruce Highway, existing gas pipeline and existing rail infrastructure.


� Provide for medium-heavy impact industrial activities which support the expansion and continued operation of existing industrial uses such as Toll Operations, Xstrata Copper Refinery (which could be used for alternative minerals processing), Pacific National and the power station.

11.4 DEVELOPMENT PARAMETERS � No additional direct access points from the Bruce

Highway, Flinders Highway or Stuart Bypass.

� Buildings will predominantly be large industrial buildings, with vegetated buffers along the frontage adjacent to Bruce Highway and Stuart Bypass.



� New industrial uses should be assessed with consideration of the impact on the adjacent surrounding sensitive uses such as rural residential, primary school and the Townsville Correctional Facility.


11.5 PREFERRED SUBDIVISION PATTERNThe preferred subdivision pattern for this precinct is to allow for minimum 1ha lots and maximum of 25ha. There is potential for this precinct to accommodate between 12-314 lots, ranging in size from minimum 25ha.


� No significant infrastructure upgrades or additions have been identified.

� Maximise use of the existing rail infrastructure leading into the precinct.


11.2 LOCATION AND DESCRIPTION This precinct is generally bounded by the Flinders Highway, Stuart Bypass, and Bruce Highway. Road access to the precinct is currently provided by Southwood Road off the Flinders Highway and Hunter Street off the Bruce Highway. The precinct currently includes the Xstrata Copper Refinery, power station and Toll Logistics Transport Facility and Pacific National. This precinct is 314ha (6%) of the gross developable area of the TSDA.


� Power generation (Gas fired power station).

� Gas supply and storage.

� Minerals refinery.

� Transport support services and storage.

� Road transport.

� Rail transport.



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Proposed New Priority / Road / Rail Dependent Industry PrecinctJANUARY 2013 0 200100 500 1000m



Precinct boundary




Existing rail

Precinct

Easements

Indicative concept

LEGEND


12.0 EXTRACTIVE INDUSTRY AND LANDFILL PRECINCT

12.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to enable the continued operation of the Townsville City Council landfill and facilitate the development of a future extractive resource within the identified reserve in the medium-long term.


� Enable the continued operation of the Townsville City Council landfill.

� Allow for the future development of an extractive resource on an existing reserve.

12.2 LOCATION AND DESCRIPTION This precinct is to the east of the Bruce Highway and south of the existing Sun Metals Zinc Refinery. It includes the Townsville City Council landfill which is considered to have capacity to continue servicing the local community in the long-term (ie. more than 15years). It also includes an existing reserve for extractive industry, which has the potential to be identified as a Key Resource Area in the future. This precinct is 403ha (8%) of the gross developable area of the TSDA.

12.3 PREFERRED LAND USES AND INTENT The preferred land uses and intent for this precinct include:-

� Landfill and supporting industry and services.

� Extractive industry.

12.4 DEVELOPMENT PARAMETERS � No additional direct access off the Bruce Highway.

� Suitable road infrastructure and access provided to accommodate transport of materials from the extractive resource site.

� Buffer to the extractive resource and haul routes.

12.5 PREFERRED SUBDIVISION PATTERNFurther subdivision of the properties within this precinct is minimal, with a minimum lot size of 5ha.


� Provision of suitable road infrastructure to access into extractive resource site.

� Potential upgrades to the existing local rail network if rail access is required to service the extractive resource site.


BRUCE HWY



Precinct Boundary




Existing Rail

Precinct

Easements

Indicative Concept

LEGEND


Proposed New Extractive Industry and Landfill PrecinctJANUARY 2013 CONCEPTUAL ONLY0 200100 500 1000m


13.0 MATERIALS / TRANSPORTATION SERVICES PRECINCT

13.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to protect the major infrastructure corridors for the TPAR and the TEARC.


� Ensure the width required for future expansion of the transport corridors is protected.

� Provide the dedicated route for the TEARC expansion as approved by the Government in November 2011.

13.4 DEVELOPMENT PARAMETERS � Suitable road infrastructure and access provided to

accommodate transport of materials from the TSDA.

� No buildings within this precinct, except that deemed essential for the operation of the infrastructure.

13.5 PREFERRED SUBDIVISION PATTERNFurther subdivision of the land within this precinct is minimal and should only occur to facilitate the upgrade of the transport infrastructure.


� Construction of conveyors to the Port of Townsville.

� Upgrade the TPAR in the long-term, relative to the increasing demand of the TSDA.

� Construction of the rail infrastructure within the TEARC reserve.

� Provide an efficient and effective route for materials transportation infrastructure and utility services between industrial developments in the TSDA and the Port of Townsville. Materials transportation infrastructure is likely to include conveyors and pipelines. Utility services are likely to include water, gas, electricity, sewerage and telecommunications. Road and rail infrastructure will also be established in this precinct.

� Plan and develop the corridor in a manner which ensures the efficient use of available land.

� Protect existing infrastructure located in the corridor and have regard to existing user requirements when considering the appropriateness of future infrastructure proposals.

13.2 LOCATION AND DESCRIPTION This precinct includes key / major road and rail infrastructure corridors within the TSDA. This precinct is 218ha (4%) of the gross developable area of the TSDA.


� Local utility.

� Materials transportation and services infrastructure.

� Road and rail infrastructure.

� Telecommunications infrastructure.

BRUCE HWY


TOWNSVILLE PORT ACCESS ROAD

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RAIL CORRIDOR

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Proposed New Materials / Transportation Services Precinct JANUARY 2013 CONCEPTUAL ONLY

Precinct Boundary




Existing Rail

Precinct



LEGEND


14.0 BUFFER / RESTRICTED DEVELOPMENT PRECINCT

14.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to serve as a buffer area between the industrial activities in the TSDA and adjacent uses external to the TSDA. This precinct is generally considered inappropriate for development based on topography.


� Provide for the physical separation of industrial and other significant activities within the TSDA from land uses outside the TSDA.

� Provide for the continuation of uses in areas within the precinct for purposes such as the existing correctional facility and rural and agricultural uses, which are largely unobtrusive in nature and do not threaten the integrity of the precinct as a means of separating significant industrial activities within the TSDA from land uses external to the TSDA.

14.2 LOCATION AND DESCRIPTION This precinct is south of Hunter Street, and is currently occupied by some operational areas of the Townsville Correctional Facility. It is anticipated the uses will continue and serve as an important buffer between the industrial uses to the north and the predominantly agricultural areas to the south and east. This precinct is 462ha (9%) of the gross developable area of the TSDA..


� Agriculture.

� Animal husbandry.

� Wastewater irrigation.

14.4 DEVELOPMENT PARAMETERS � No additional direct property access off the Bruce

Highway.

14.5 PREFERRED SUBDIVISION PATTERNFurther subdivision of the properties within this precinct is minimal.

14.6 KEY INFRASTRUCTURE COMPONENTSThere is no significant infrastructure required to service this precinct.

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DEVELOPMENT OPPORTUNITIES STRATEGY| 350 200100 500 1000m

Precinct Boundary



Existing Rail

Precinct

Easements

LEGEND


Proposed New Buffer / Restricted Development Precinct JANUARY 2013 CONCEPTUAL ONLY0 200100 500 1000m


15.0 ENVIRONMENTAL CONSERVATION PRECINCT

15.1 PURPOSE AND OBJECTIVESThe intent and purpose of this precinct, as recommended through this strategy, is to protect the wetlands, vegetation and fauna habitats that are adjacent to Cleveland Bay and Muntalunga Ranges, and have an indirect relationship with the Great Barrier Reef Marine Park.


� Ensure environmental values are protected.

� Provide areas of buffer between the developable area in the TSDA and surrounding areas including the Great Barrier Marine Park and sensitive land uses.

� Continue to foster flora and fauna values of medium - high significance.

� Be a second priority for environmental offsets should they be required.

15.2 LOCATION AND DESCRIPTIONThis precinct is along the northern and eastern boundary of the TSDA. It has been identified through a thorough ecological assessment and is not suitable for development for a number of reasons including high environmental values, exposure to storm surge and flooding, and is considered a key element of the catchment into Ross River and the Great Barrier Marine Park. The precinct is 1,823ha (37%) of the total TSDA land area.

15.3 PREFERRED LAND USES AND INTENTNo development is envisaged for this precinct. With further investigation, it may be possible to construct minimal access paths and walking trails, however, this would require careful consideration and considerable investment given the area is predominantly wetlands and grassy marsh.

The preferred land use / intent for this precinct is environmental conservation.

15.4 DEVELOPMENT PARAMETERSNo development is envisaged for this precinct.

15.5 PREFERRED SUBDIVISION PATTERNSubdivision of this land is not considered appropriate.

15.6 KEY INFRASTRUCTURE COMPONENTSWith no development envisaged for the precinct, there is no major infrastructure required for this precinct, however it may be considered suitable for walking trails and boardwalks which would require some infrastructure.


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Proposed New Environmental Conservation Precinct JANUARY 2013 CONCEPTUAL ONLY


16.0 ECOLOGICAL CORRIDORS AND PRIORITY OFFSET PRECINCT

16.1 PURPOSE AND OBJECTIVESThe purpose of this precinct, as recommended through this strategy, is to provide important ecological and catchment corridors within the TSDA, and ensure that the developable areas within the TSDA are immune to the impacts from 1 in 100 year flood events.


� Protect ecological values associated with tributaries and drainage lines throughout the TSDA, in particular Stuart Creek, eventually feeding into the Ross River.

� Provide capacity for 1 in 100 year flood events, and ensure development outside of these corridors is immune to flood impacts.

� Serve as the priority areas for environmental offsets, should offsets be deemed necessary as a result of development occurring in the TSDA.

� Contribute to the amenity and open space values of the TSDA.

16.2 LOCATION AND DESCRIPTIONThese ecological corridors and priority offset areas are predominantly along existing waterways, drainage lines and tributaries in the TSDA. These corridors do feed into the Environmental Conservation Precinct and the Great Barrier Reef Marine Park and Ross River. The precinct is 234ha (5%) of the gross developable area of the TSDA.


� Environmental conservation.

� Passive open space which does not encourage built form or structures, but may include pedestrian/cycle paths.

� Environmental offsets – revegetation and mitigation works as per any conditions of development approvals.

� Flood mitigation – some works may be required to enhance and maintain the capacity of these corridors to manage flood risks to development.

16.4 DEVELOPMENT PARAMETERSLimited development of built form and structures may be permissible in these corridors if deemed necessary to service the passive open space and flood mitigation functions of these corridors. The requirements for the provision of environmental offsets area should

at a minimum be in accordance with the Vegetation Management and Other Legislation Amendment Act 2009. Further information is required to determine the specific requirements of development for the provision of offsets for both vegetation and other environmental matters. Such an agreement should address:-

� The characteristics of a suitable offset area for the offset.

� On-going management and monitoring of the vegetation in the offset area.

� Reporting about the management and monitoring of the vegetation and mitigation works conducted in the offset area.

� Flood mitigation works will not impact on the natural processes of ecological values.

� Determine a range of measures to legally secure an offset area.

16.5 PREFERRED SUBDIVISION PATTERNSubdivision is not envisaged for this precinct, however, it may be a condition of approval that land in this precinct be either resumed or referred to Council for adequate management.

16.6 KEY INFRASTRUCTURE COMPONENTSThere is limited infrastructure requirements for development in this precinct, however, the following guidelines outline the requirements for the provision of environmental assets.

Development within the TSDA has the potential to trigger a variety of offset requirements in accordance with the Queensland Government offsets policies.

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17.0 SERVICE CENTRE

17.1 INTENT AND OBJECTIVESWithin the TSDA, there is the potential to accommodate one multi-purpose service centre (approximately 5ha) that provides for small scale convenience activities focused on meeting the basic day to day convenience needs of the TSDA.

The intent of the service centre is to incorporate suitable uses in one central, integrated hub, including:-

� Service station

� Small supermarket 250m2

� Restaurant and takeaway

The service centre and neighbouring industrial uses proposed must be compatible and should not create any land use conflicts.

17.2 POTENTIAL LOCATION The junction of the Bruce Highwar and the TPAR has been identified as a preferred location for the service centre, as illustrated by the adjacent plan. The three possible developable corners are located within:

� Central Port Related Industrial Precinct;

� Priority Rail Dependant / Port Related Industrial Precinct; or

� Priority Road / Rail Dependent Industrial Precinct.

There is potential for only one of the corners to accommodate a sinlge multi-purpose service centre.

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17.3 DEVELOPMENT PARAMETERS � Buildings must be of a scale and design generally

compatible with those of nearby buildings and must contribute positively to the visual character of the area, especially as seen from the street ie. the Bruce Highway and Townsville Port Access Road.

� Car-parking provided in accordance with planning scheme requirements for small local centres.


17.4 INFRASTRUCTURE COMPONENTSThe key infrastructure elements required to service development in this centre include:-


PRIORITY ROAD / RAIL DEPENDENT PRECINCT

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18.0 INFRASTRUCTURE NETWORK

An indicative network of road and rail corridors is illustrated in the preceding sections. The network of infrastructure required to service the overall development is extensive and each development may be subject to infrastructure charges and agreements with the State and Townsville City Council upon development approval.

It is envisaged infrastructure would service development need and would not be constructed in anticipation of development.

18.1 ROAD INFRASTRUCTURE

18.1.1 TOWNSVILLE PORT ACCESS ROAD (INCLUDING STUART BYPASS)

The TPAR, completed in late 2012 provides a direct road link from the Bruce Highway into the Port of Townsville. It is of a standard to accommodate heavy vehicles, and its carrying capacity is 2 lanes. The dedicated corridor has the potential to expand to a dual carriageway as demand requires.

General design principles along the TPAR include:-

� No direct access is permitted off the road.

� At least three intersections are required to accommodate the full development of the TSDA to:

- provide access to the existing sewerage treatment plant in the north, outside of the TSDA

- provide a direct connection to Racecourse Road, and

- service the Central Port Related Industrial Precinct, and Priority Rail Dependent/ Port Related Industrial Precinct.

� An internal road network.

� Any crossing of major freight rail lines must be grade separated (bridges or underpasses) – no level crossings.

� Design to minimise conflicts between urban and/or residential traffic and heavy vehicles.

18.1.2 BRUCE HIGHWAY

The State Government is committed to an upgrade of the Bruce Highway in Townsville. The section included within this upgrade begins at the southern approach from Stuart to Killymoon Creek. Layout plans indicate that a mixture of four lane and six lane road segments are to be incorporated from Vantassel Street to Cluden.

This section runs adjacent to the TSDA and will allow for four access points into the TSDA, including Vantassel Street, Hunter Street, the Stuart Bypass and Racecourse Road. An upgrade to the Hunter Street intersection will allow for the use of traffic signals at this point. Left-in, left-out access will also be incorporated into the upgrade design in order to accommodate heavy vehicles. Access for traffic travelling on and off the highway is proposed at an existing access point north of Stuart Creek. Access will be provided by the TPAR and is intended to cater for existing traffic type.

18.1.3 DESIGNATED FREIGHT ROUTES

There are a number of designated freight routes within and servicing the TSDA which should be maintained, including:-

� Bruce Highway � Flinders Highway

� TPAR (including Stuart Bypass) � Abbott Street � Boundary Street � Southwood Road, and � Hunter Street

These roads serve as key to the TSDA being able to function as an industrial area focused on development which takes best advantage of the confluence of road, rail and port infrastructure.

18.1.4 LOCAL INTERNAL ROAD NETWORK

The existing local road network is adequate for the current intensity of development, however, will require further expansion and upgrades to accommodate additional development. It is anticipated a number local roads would require expansion or upgrade as a result of development (refer to summary list below) to be of a standard suitable for heavy vehicles (road trains / B-doubles).

18.1.5 SUMMARY OF ROAD INFRASTRUCTURE UPGRADES PROPOSED

The following scenarios outline future key road network upgrades which would be required for the proposed layout of the TSDA contained in this Development Opportunities Strategy. Staging is consistent with the staged approach in Section 19.0.

17.1.5.1 SHORT-TERM � Upgrade of southern intersection of TPAR to enable

access to the Central Port Related Industrial Precinct and Priority Rail Dependent/ Port Related Industrial Precinct.


� Upgrade of Brookhouse Street and Jureky Street to service new industrial development in Transport and Support Services Precinct.

� Upgrade Racecourse Road, a local secondary freight route, to enable access to the Stuart Creek Industrial Precinct.

� Upgrade of Bruce Highway in accordance with the State Government’s Bruce Highway Upgrade project.

18.1.5.2 MEDIUM-TERM � Provision of local road network from the TPAR intersection

to enable access to new industrial subdivision in the Central Port Related Industrial Precinct.

� Upgrade and open access to the Heavy Industry Precinct.

� A two-way service road on the northern side of the Bruce Highway providing access into the Priority Rail Dependent / Port Related Industrial Precinct.

� A two-way service road on the southern side of the Bruce Highway, providing access into the Priority Road/Rail Dependent Precinct.

17.1.5.3 LONG-TERMProvision of a suitable local road network to support expansion of development in all precincts.

18.2 RAIL INFRASTRUCTURE

18.2.1 TOWNSVILLE EASTERN ACCESS RAIL CORRIDOR (TEARC)

The TEARC is an 8 kilometre rail line proposed to form part of the Mount Isa Line. The rail line will run from the North Coast Rail Line at Cluden to the Port of Townsville. The alignment traverses the TSDA and includes a vital link across the north of TSDA which has the potential to extend the eastern portion of the TSDA in the long term.


The State Government identified that infrastructure is needed to facilitate:

� an increase in capacity to meet increasing freight demands;

� 1.4 km long trains to access the Port of Townsville; and

� improve traffic flow into the city by reducing the number of freight trains using the existing lines.

Improvements to the network outside of the TSDA will be required, including at the Port of Townsville and the existing rail network between the Townsville CBD and the Port of Townsville.

The long-term benefits of this type of investment in rail infrastructure will include the considerable reduction of freight rail traffic that is currently travelling through residential areas of Townsville.

The State Government has purchased the land required to facilitate the TEARC. When development of the rail infrastructure is required, construction will be facilitated by private development.

18.2.2 LOCAL RAIL NETWORK

A potential local rail network is illustrated in the previous sections 6.0 - 17.0 plans which are based on studies undertaken to inform this document. The most preferable options will help to increase rail capacity and limit the impact on surrounding residential communities.

The key elements of expansion include:-

� Expansion of the railyards and facilities in the Transport and Support Services Precinct.

� A spur extending south off the TEARC in order to service the Stuart Creek Industrial Precinct.

� A spur extending from the Port of Townsville down to a turning and shunting area which would service the Heavy Industry Precinct and the Priority Rail/ Port Related Industry Precinct.

� A spur extending north from the existing spur that services the Sun Metals Zinc Refinery and creates a loop with a direct connection to the Port for the Heavy Industry Precinct and the Priority Rail/ Port Related Industry Precinct.

The local rail network will be privately funded and developed.

18.3 UTILITIES

18.3.1 POWER

Existing power generation in Townsville is sourced from the Mount Stuart 400MW Power Station. A recent project (2009) at the Mount Stuart power station has increased its capacity by 126MW. Powerlink currently maintains a direct 132kV feed into the Sun Metals site given the power required for the refinery, and a 132kv along the TPAR alignment. The rest of the existing electrical network within the TSDA is through the Ergon Energy distribution network which consists of 66kV and 11kV feeders.

A total load of 24MVA and up to either 11kV feeders are estimated to be available to the TSDA, split between the Stuart and Oonoonba substations.

To facilitate the ultimate outcome, the following infrastructure will be required:

� A potential regional substation – to be determined if necessary at detailed design phase when loads are certain;

� 4 x zone substations;

� 261 x 500kVA Ground Mounted Transformers;

� 131 x 1000kVA Ground Mounted Transformers;

� 87 x 1500kVA Ground Mounted Transformers; and

� 33 x 11kV feeders.

18.3.2 GAS

The TSDA is currently serviced with gas via a spur line from the North Queensland Gas Pipeline. It is understood that the pipeline provides 42 petajoules of gas to Townsville per annum, of which 14 PJ is currently consumed by the Townsville Power Station, and a further 20PJ potentially being consumed by a proposed Townsville South Power Station.

It is estimated there is currently spare capacity of 8PJ available for uses within the TSDA.


18.3.3 TELECOMMUNICATIONS

Telstra services are available to the TSDA, with the current main distribution lines following the Bruce and Flinders Highway. The closest exchanges are in Townsville, Gulliver and Cluden.

The National Broadband Network (NBN) has commenced being rolled out in Townsville.

There are no impediments to providing telecommunications to the TSDA. Until the NBN is scheduled for the TSDA, the existing Telstra network will continue to provide coverage for the TSDA. It is supposed that by the time development is to occur in the TSDA, that further information on the NBN rollout could be obtained.

18.3.4 WATER

The TSDA is currently serviced in bulk by the 900mm diameter Mount Jack pipeline, which runs along the Bruce Highway, and supplies the TSDA with water treated at the Douglas Water Treatment Plant and sourced from the Ross River Dam. Sun Metals is supplied by a 600mm diameter main from the Mount Jack pipeline. The largest current water user at the TSDA is the Sun Metals zinc refinery which is currently supplied by a 600mm diameter main directly from the Mount Jack pipeline.

Due to limitations in determining future water demand and potential re-use opportunities in and surrounding the TSDA, it is difficult to determine the need for network upgrades.

18.3.5 SEWERAGE

The TSDA in its current form does not contain a significant sewerage network, except for the mains that connect to the Cleveland Bay Sewerage Treatment Plant (STP), which is located in the northern part of the TSDA.

There are two options for the future sewerage network:

1. TSDA drained utilising the existing infrastructure where possible (assuming some level of spare capacity); or

2. TSDA drained independently from the rest of the catchment.

Both scenarios assume treatment at the Cleveland Bay STP, but levels of upgrades to the plant are difficult to ascertain at this high level. Further detailed modelling is required to determine exact upgrades, if any, that are required to the STP.

The future sewerage network is dependant on capacities available throughout the existing network. Either way, the TSDA site would drain to the north towards the Cleveland Bay STP. Because of the relative flatness of the TSDA, a series of lift stations will be required to ensure sewerage flow to the Cleveland Bay STP can be done through gravity mains rather than a rising main configuration.

There is potential for combined infrastructure planning with the Rocky Springs development, as this will most likely require access through the TSDA into the Cleveland Bay STP.

18.3.6 16.3.6 STORMWATER

Preliminary high level stormwater modelling concludes that a maximum of 9.4% of the total development will be required to be dedicated to Water Sensitive Urban Design (WSUD). The conceptual sizing of the WSUD devices is on the basis that each individual allotment will be providing their own WSUD (on site detention and retention) to a no net worsening standard as defined in the Queensland Urban Drainage Manual (QUDM). This approach on the larger sites is appropriate, however on smaller precincts a more masterplanned approach could be considered where regional master planned basins are used.

Further investigation is required to determine whether an ‘individual lot’ or ‘regional’ approach is most suitable for stormwater mitigation. The chosen option will be relative to the fragmentation of land ownerships, and/or the willingness of the State/Council to manage a wider infrastructure strategy over the wider area, where each development pays for a regional solution rather than having to provide individual basins/mitigation devices on their own sites.

18.4 SUPPORTING INFRASTRUCTURE

18.4.1 CONVEYOR TO PORT OF TOWNSVILLE

There is a corridor protected as part of the TPAR within the Materials / Transportation Services Precinct to accommodate a closed conveyor to the Port of Townsville. This corridor allows for private development of this infrastructure.


19.0 A STAGED APPROACH

The sequence of development has been based on the availability of land, the forecast demand for infrastructure and associated land uses, and the opportunities available to upgrade existing infrastructure.

Given the strategic nature of the TSDA, the following outlines a preferred approach to staging, however, should the opportunity arise earlier, and the infrastructure can be provided, development opportunities within each of the precincts should be considered, regardless of the preferred staging.

The factors that have been considered in determining the following staging includes:-

� Land ownership,

� Continued support for the existing uses,

� Infrastructure timing,

� Demand for industrial uses and catering for a range of different businesses to establish in TSDA,

� Current development interests and applications being considered,

� Investment required for provision of infrastructure, and

� Quantum of earthworks required.

19.1 SHORT TERM – 2013 - 2017 � TSDA Service Centre

- Facilitate the development of the service centre in any one of the three preferred locations.

� Central Port Related Industrial Precinct

- Facilitate the development of industrial areas in this precinct.

� Transport and Support Services Precinct

- Facilitate the development of light-medium industrial uses in the northern triangle of the precinct.

� Priority Road/Rail Dependent Precinct

- Facilitate the development or redevelopment of the precinct to allow for the expansion and continued operation of suitable industries in the area.

� Ecological Corridors and Offsets Precinct

- To be developed relative to when environmental offsets are required.

19.2 MEDIUM TERM – 2017 – 2027 � Stuart Creek Industrial Precinct

- Facilitate the development of the first stages of this precinct, in particular for those lots off Racecourse Road, near Abbott Street.

� Priority Rail Dependent/ Port Related Precinct

- Based on the ability to service the precinct with rail, assist in accommodating industrial activities in this area.

� Transport and Support Services Precinct

- Facilitate the expansion and redevelopment of the railyards and upgrades to the network in this precinct.


- To be developed relative to the developments adjacent to corridors, or as environmental offsets are required from development in other precincts.

Existing developed / restricted / environmental land


Current stages of development Current stages of development

Future stages of development Future stages of development


19.3 LONG TERM – POST – 2027 � Extractive Industry and Landfill Precinct

- Relative to the extractive industry uses.

� Heavy Industry Precinct

- Facilitate the expansion of these types of uses in this precinct.


- To be developed relative to the developments adjacent to corridors, or as environmental offsets are required from development in other precincts.


Current stages of development

Future stages of development


20.0 IMPLEMENTATION

This section of the document outlines the key recommendations for the State Government and other major stakeholders to undertake to assist in the realisation of the full development potential of the TSDA, and to ensure it is developed as a significant asset to the State’s economy.

20.1 PRIORITY ACTIONS

20.1.1 ASSESS THE FINANCIAL FEASIBILITY OF INFRASTRUCTURE DEVELOPMENT AND CUT AND FILL FOR DEVELOPMENT PRECINCTS

Assess the potential financial costs of implementing the cut and fill program of works required to accommodate new development, including the identification of sources of fill for developers to access in the short-medium term.

20.1.2 CONSIDER AN EXPANSION OF THE TSDA BOUNDARIES

It is recommended that the Office of the Coordinator-General consider an expansion of the TSDA boundary as per the area mapped near the junction of the Stuart Bypass with the Flinders Highway. The rationale for the expansion of the TSDA is that the inclusion of the land to the north of the Stuart Bypass would capture the State government owned land that is integral for the expansion of the Aurizon property assets, and ensure that the potential to upgrade and intensify the rail opportunity is protected for the Transport and Support Services Precinct.

20.1.3 PREPARE AND IMPLEMENT DEVELOPMENT SCHEME

The preferred development plan outlined in this strategy should be used to inform amendments to the TSDA development scheme. It should address:-

� The preferred pattern of development to accommodate preferred land uses, within the defined precincts.

� Confirmation of the preferred development sequencing and servicing arrangements.

� The development application process.

Other government policy and priorities will also be taken into consideration in amending the TSDA Development Scheme.

20.1.4 FACILITATE APPROPRIATE DEVELOPMENT AT KEY SITES

The opening of the TPAR to the Port of Townsville may see a considerable increase in the amount of freight traffic that bypasses the Townsville CBD and increases the exposure to the opportunities presented by the TSDA.

There are a number of key strategic sites whereby new development could set a benchmark for the future development of the TSDA including the Service Centre, the Central Port Related Industrial Precinct, and the Transport and Support Services Precinct. These are all key visible sites from major roads and entry points to the TSDA, hence their design and built form will need to reflect the desired standard for the rest of the development.

20.1.5 ENSURE THE VISION FOR THE TSDA IS REFLECTED IN RELATED POLICY

Closely associated with the ‘marketing’ and investment attraction principles of the TSDA, there could be a number of strategies and plans that should accurately reflect the development intent for the TSDA. These include, but are not limited to the following:-

� Townsville City Council Planning Scheme.

� Townsville Economic Future, Townsville City Council – Development Strategy for the Townsville economy.

� NQ 2030 Regional Economic Development Strategy, Townsville Enterprise – a strategy that could assist in the marketing of the TSDA.

� Port of Townsville Master Plan, Port of Townsville Corporation – it is important that any future iterations or updates of this plan reflects the opportunities for supporting development in the TSDA.

20.1.6 PROMOTE THE BUSINESS AND INVESTMENT OPPORTUNITIES

Key stakeholders should demonstrate a united front in supporting and encouraging development envisaged by this strategy, into the TSDA.

Parties should collaborate to attract investment to the TSDA, focusing on industries reliant on direct access to any combination of, the Port of Townsville, national freight rail, and major roads.


Investment attraction opportunities should emphasise the TSDA as a gateway between one of the world’s most mineral-rich and agriculturally abundant provinces connected with the world’s largest consumer markets.

Investment attraction activities could include:

� Disseminating promotional collateral internationally.

� Proactively targeting industry players globally to assess the TSDA as a suitable site for new facilities.

� Hosting potential investors for site visits to Townsville and its surrounds.

� Working with investors to meet planning requirements.

20.2 KEY STAKEHOLDERS AND PARTNERSThe following stakeholders are integral to the successful implementation of the TSDA Development Opportunities Strategy. Below outlines some of the key stakeholders, their respective interests in the TSDA, and the role they can play in facilitating new development.

20.2.1 OFFICE OF THE COORDINATOR-GENERAL AND DEPARTMENT OF STATE DEVELOPMENT, INFRASTRUCTURE AND PLANNING

� Prepare and implement an amended TSDA Development Scheme.

� Promote and facilitate economic development opportunities within the TSDA.

20.2.2 TOWNSVILLE CITY COUNCIL

� Ensure new Townsville City Council Planning Scheme accurately reflects the intent of the TSDA Development Scheme.

� Support and endorse development of suitable industrial activities in the TSDA in accordance with the vision and objectives of the TSDA Development Scheme.

20.2.3 DEPARTMENT OF TRANSPORT AND MAIN ROADS

� Completion and opening of the TPAR.

� Continued investment and works for the expansion of the Bruce Highway.

� Continued investigation and negotiation on the expansion of rail infrastructure, in particular the TEARC.

20.2.4 DEPARTMENT OF ENVIRONMENT AND HERITAGE PROTECTION

The Department of Environment and Heritage Protection should assist in providing guidance on any environmental offsets policy, recognise the TSDA as a key industrial area in the local area, and facilitate best practice environmental management with the industries that establish themselves in the TSDA.

20.2.5 PORT OF TOWNSVILLE

The Port of Townsville plays a significant role in encouraging the preferred type of development into the TSDA. Given that there are a number of new opportunities for new related businesses to locate in the TSDA, there is the significant potential to encourage the Port to market the opportunities in the TSDA.

20.2.6 LOCAL LANDHOLDERS

The potential to achieve the vision for the TSDA is relative to the willingness of the existing landholders of strategic sites to unlock the potential. Local landholders should continue to liaise with the Office of the Coordinator-General to assist in the promotion of the various opportunities.

SydneyLevel 23, Darling Park Tower 2201 Sussex Street Sydney, NSW 2000t 02 8233 9900f 02 8233 9966

MelbourneLevel 12, 120 Collins StreetMelbourne VIC 3000t 03 8663 4888f 03 8663 4999

BrisbaneLevel 7, 123 Albert StreetBrisbane QLD 4000t 07 3007 3800f 07 3007 3811

PerthLevel 1, 55 St Georges TerracePerth WA 6000t 08 9346 0500f 08 9221 1779

Australia � Asia � Middle [email protected]

SydneyLevel 23, Darling Park Tower 2201 Sussex Street Sydney, NSW 2000t 02 8233 9900f 02 8233 9966

MelbourneLevel 12, 120 Collins StreetMelbourne VIC 3000t 03 8663 4888f 03 8663 4999

BrisbaneLevel 7, 123 Albert StreetBrisbane QLD 4000t 07 3007 3800f 07 3007 3811

PerthLevel 1, 55 St Georges TerracePerth WA 6000t 08 9346 0500f 08 9221 1779

Australia � Asia � Middle [email protected]

Documents

Townsville State Development Area · Foster state and/or regionally significant industry – industries that locate within the TSDA are significant ... manufacturing or heavy industry