Professional Documents
Culture Documents
U R B A N
W A T E R F R O N T
M A S T E R
P L A N
CONTENTS
1INTRODUCTION
2CONTEXT
REASONSFORMASTERPLAN
STUDYPROCESS
STAGESANDOUTCOMES
7
8
10
PORTCONTEXT
CITYCONTEXT
SURROUNDINGPRECINCTS
ROADNETWORK
WATERTRANSIT
OPENSPACENETWORK
12
13
14
16
17
18
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CONTENTS
3THESITES
4MASTERPLANVISION
ROSSCREEKEASTPRECINCT
ROSSCREEKWESTPRECINCT
UPPERROSSCREEKPRECINCT
BREAKWATERMARINAPRECINCT
ROSSRIVERPRECINCT
BERTH10PRECINCT
SUMMARYCONSTRAINTS
OPPORTUNITIES
C R EAT I N G
5IMPLEMENTATION
N E W
U R BA N
22
24
26
28
30
31
33
33
WAT ER FRON T
URBANWATERFRONTVISION
KEYURBANDESIGNPRINCIPLES
ROSSCREEKEASTPRECINCT
ROSSCREEKWESTPRECINCT
WHARF10&GATEWAYPARK
ROSSRIVERPRECINCT
38
38
44
48
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56
INTRODUCTION
THEMARKET
THEPROPERTIES
RECOMMENDEDTIMINGFOR
DISPOSALOFLAND
FORMOFDISPOSAL
MARKETINGCAMPAIGN
WHARF10ANDGATEWAYPARK
ROSSRIVERPRECINCT
DEVELOPMENTTIMING
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1 INTRODUCTION
PORTOFTOWNSVILLE
URBANWATERFRONTMASTERPLAN
1
INTRODUCTION
2
3
4
5
CONTEXT
THESITES
MASTERPLANVISION
IMPLEMENTATION
~ REASONSFORTHEMASTER
PLAN
~ STUDYPROCESS
~ STAGESANDOUTCOMES
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
1 INTRODUCTION
Located on the east coast of Australia approximately 1,300
kilometres north of Brisbane, Townsville is a vibrant tropical
city steeped in a strong maritime history, enjoying an
enviable lifestyle and situated in close proximity to some of
the worlds most admired natural assets.
On his first voyage to Australia in 1770 James Cook visited
the Townsville region, and though he did not land, Cook
named Cape Cleveland, Cleveland Bay, and Magnetic(al)
Island. Pastoral settlement and foresight for the creation of
a port at the mouth of Ross Creek occurred in 1864, after a
mission led by John Melton Black and Robert Towns. Ross
Creek was originally one of the tributaries of Ross River and
the Townsville catchment area flowing north east through
the town centre to Cleveland Bay.
Cleveland Bay was declared a Port of Entry in 1865, and was the
catalyst for the continued growth of the region. Townsville,
named after Robert Towns, was ocially proclaimed a city
in 1902 with a population of around 15,000 people. Port
wharves operated in the upper reaches of Ross Creek,
and over time extended seaward to accommodate larger
vessels. The parallel growth of the Port and City resulted in
the creation of two distinct precincts on either side of the
creek. Port operations and industrial activities expanded to
the east, with commercial activities and the Central Business
District developing on the west of the creek.
Today, with a population exceeding 175,000, Townsville is
the largest tropical city in Australia. It is the third largest city
in Queensland and is commonly referred to as the capital
of North Queensland. The Port of Townsville has grown to
become one of the most diverse seaports in the country,
handling approximately 10 million tonnes of trade each year
and providing a world-class gateway for trade for Northern
Australia.
The history of shipping activity in Ross Creek and Ross River
and the role of the Port in the foundation of the City are an
inextricable part of Townsvilles urban fabric.
Continued growth and development of the Port and the City
have generated an opportunity to redevelop approximately
twenty two hectares of land located in Ross Creek and Ross
River and the creation of approximately four kilometres of
public promenade which will re-engage the community with
Townsvilles urban waterfront.
This Townsville Port Urban Waterfront Master Plan is a
vision for transforming waterfront lands located in interface
areas between the City and Port from industrial work sites
into vibrant, accessible and appealing destinations for the
community that celebrate the strong historical maritime
values of the area and integrate with the Citys adjoining
community, tourism, retail and entertainment precincts.
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1 INTRODUCTION
REASONS FOR THE MASTER PLAN
Current expansion activities in the Port and development
projects in the City have provided a catalyst for a review of
lands on the periphery of what is recognised as the Port
proper. The lands, which have historically been inaccessible
to the public due to their role as industrial and commercial
working sites, have significant potential for redevelopment
that will reconnect and reengage the community with the
waterfront and integrate with the surrounding City and Port
precincts.
This Master Plan provides a clear vision and direction for
the transformation of these areas to inform future decisionmaking and development. The key intended outcomes from
any proposed redevelopment of these areas are to:
create vibrant and accessible precincts that will engage
and connect the public with the waterfront;
encourage integration and synergies between city-port
precincts and surrounding precincts;
ensure that the development of city-port interface areas
meets community needs whilst ensuring that the future
development and operation of the Port of Townsville is
not compromised; and
achieve appropriate commercial returns on port lands
that are no longer required for industrial port activities.
The lands examined in this Master Plan are key waterfront
sites and include areas in:
Ross River;
Ross Creek East;
Ross Creek West;
Upper Ross Creek; and
Breakwater Marina.
These areas are landmark waterfront sites located in
the city-port interface, oering a unique opportunity
for development and the extension, enhancement and
connectivity of Townsvilles public domain network
(particularly in relation to the Ross Creek and Ross River
waterfronts).
An opportunity exists to re-connect the Ross Creek waterway
to the Townsville Central Business District and reinforce and
consolidate the role of Ross Creek as a Mixed Use Marine
and Leisure Precinct.
The Ross River site has the potential to reinforce and
consolidate the rivers role as a major leisure and parkland
precinct, creating a vital recreational marine asset to
Townsvilles open space network.
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
1 INTRODUCTION
STUDY PROCESS
The preparation of this Master Plan has been a multidisciplinary design team process that has been guided
by the following two key elements:
1) ensuring appropriate planning outcomes and
compatibility between sites located in the city-port
interface; and
2) maximising the community benefit in connecting the
city to the waterfront.
The main objective of this approach was to ensure that
the Master Plan is not only environmentally responsible,
but also based on a realistic and balanced assessment of
the aspirations of the Port and community.
T O W N S V I L L E
6QYPUXKNNG9CVGTYC[U4GFGXGNQROGPV2TQLGEV
E C O N O M I C
G A T E W A Y
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1 INTRODUCTION
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
1 INTRODUCTION
STAGES AND OUTCOMES
This Master Plan is not an end in itself. It is one step in
the overall process in the transformation of Townsvilles
obsolete port waterfront into new urban waterfront
and public realm.
This Master Plan addresses immediate and long-term
issues for these sites, as well as complex issues that will
be resolved over time. Accordingly, this Master Plan is
presented with a degree of flexibility enabling it to adjust
to both anticipated and unforeseeable influences.
In this way, this Master Plan is a vision rather than
a blueprint that retains the necessary flexibility to
accommodate future changes whilst providing a clear
direction which is compatible with both the Port of
Townsvilles operational needs and progresses the
City of Townsvilles agreed planning and urban design
philosophies and initiatives.
1:STRATEGICPLANNING
Anumberofpreviousinvestigationsandstudies
haveinformedandinfluencedthepreferred
developmentoutcomesforlandslocatedinthe
interfacebetweentheportandcity.
2:NEEDSANDISSUESANALYSIS
Preliminaryinvestigationsincludingmarketdemand
analysis, transport infrastructure, utility services,
planning and environmental considerations and
construction costs and development of the
TownsvillePortUrbanWaterfrontMasterPlan.
PreviousInvestigations
x TownsvilleCityPortStrategicPlan
x PortofTownsvilleMasterPlan
x TownsvilleEconomicGateway
x TownsvillePortDevelopmentPlan
x PortofTownsvilleLandUsePlan
x TownsvilleWaterwaysRedevelopmentProject
InvestigationsUndertaken
x Economic&MarketReview&Demand
Analysis(AECgroupandKnightFrank)
x StrategicLandUseReview(KnightFrank)
x EngineeringReportInfrastructure
Assessment(UDPConsultingEngineers)
x FinancialFeasibilityAnalysis(AECgroup)
SECTION 1
Introduction, Background and Study Process
SECTION 2
Context Port, City, Surrounding Precincts and
Connections
3:TOWNSVILLEPORTURBANWATERFRONTMASTERPLAN
TownsvillePortUrbanWaterfrontMasterPlanwhichoutlinesthevisionforredevelopmentoflandslocatedinthe
Townsvillecityportinterface.
SECTION 3
Description of Sites, Development Constraints
and Opportunities
SECTION 4
Master Plan Vision, Key Urban Design Principles
and Precinct Master Plans
4:SITEINVESTIGATION,PLANNINGAND
PRELIMINARYAPPROVALS
Determinationofgroundconditionsandsite
contaminationandsecuringplanningsupportfrom
assessmentagencies.
FurtherInvestigationsandEngagement
x SiteGeotechnicalInvestigation
x PlanningSchemeandLandUsePlan
Amendments
x PortProtectionCode/s
x PlanningSupportfromAssessmentAgencies
SECTION 5
Implementation
5:STAGEDDELIVERY
Releaseofprecinctstomarket,securingapprovals
fordevelopmentworkstoproceed,stageddelivery
basedontriggersfordevelopment,market
conditionsandprojectviability.
10
Implementation
x MarketSounding
x DevelopmentAgreement
x DevelopmentPermits
x StagedConstruction
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PORTOFTOWNSVILLE
URBANWATERFRONTMASTERPLAN
1
INTRODUCTION
2
CONTEXT
~
~
~
~
~
~
PORTCONTEXT
CITYCONTEXT
SURROUNDINGPRECINCTS
ROADNETWORK
WATERTRANSIT
OPENSPACENETWORK
3
4
5
THESITES
MASTERPLANVISION
IMPLEMENTATION
2 CONTEXT
PORT CONTEXT
The Port of Townsville is strategically important in
supporting the future growth and development
of the North Queensland Region, and provides an
international gateway for trade for northern Australia.
International trade (imports and exports) through the
Port of Townsville in 2006-2007 was over $6.2 billion,
an increase of 12% on the previous years total of $5.49
billion. This equates to almost $17 million worth of
international trade passing over Townsvilles wharves
every day. Trade is dominated by international
exports valued at almost $5.2 billion, representing an
increase of over 15% on the previous years figure of
just under $4.5 billion and equating to 14 per cent of
total international exports from Queensland (valued at
$36.8 billion).
The total economic impact of the Port of Townsville in
2006-07 was approximately $266.02 million, including
direct impacts of approximately $177.07 million and
approximately $88.95 million in indirect output.
Trade throughput in 2008-2009 totalled almost 10
million tonnes which comprised 5.34 million tonnes
of imports (54%) and 4.48 million tonnes of exports
(46%).
Townsville Port is one of the most diverse commodity
ports in the nation, handling more than 26 commodities
servicing resource, agricultural, industrial and retail
sectors; handling containerised, dry bulk, bulk liquid
and break bulk cargoes; exports originating throughout
a vast area of Queensland; and imports from around
Australia and the globe.
Products handled through the Port of Townsville support
the North Queensland, North West Queensland and
Far North regions, which collectively have a population
12
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2 CONTEXT
CITY CONTEXT
North Queensland is one of the fastest growing
economic regions in Queensland and has one of the
fastest population growth rates in Australia.
Townsville is Australias largest tropical city, with one
of the strongest and most diverse economies in the
country. At 30 June 2008, Townsvilles population was
175,542 persons and experiencing an annual average
growth rate of 3% per annum. Current forecasts
prepared by the Queensland Government indicate that
Townsvilles population will be 191,329 persons in 2011,
increasing to 239,619 persons by 2021.
Home to three major metal refineries, Townsville is a
service and supply base for the north-east and northwest mineral provinces. Queensland leads Australia in
the production of base metals, including copper, lead
and zinc presenting a key element in the States resource
sector. The majority of Queenslands production occurs
in the north and north-west of the State with the region
recognised as the largest known reserve of commercially
recoverable base metals in the world. Continued
discoveries of mineral deposits make the region one of
the worlds richest mineral areas.
Located in close proximity to the South-East Asian
markets and with good port and airport facilities, the
region has a comparative trading advantage over
other Australian locations and in recent years has
demonstrated its potential by attracting, supporting and
growing a diverse range of regional businesses. With
excellent water and road infrastructure and new land
C R EAT I N G
N E W
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13
2 CONTEXT
SURROUNDING PRECINCTS
The sites examined in this Master Plan are located
in close proximity to the following recognised City
precincts and assets:
Flinders Street and Flinders Street East Precinct
Flinders Street is the historic main street of Townsville,
with Flinders Mall being the former retail centre of
Townsville. After many years of use as a pedestrian mall,
significant upgrade works are currently underway to
reopen the mall to calm trac and establish a significant
retail centre to re-energise the city heart.
Flinders Street East runs parallel to Ross Creek and was
the historical centre of the early Port and commercial
activities. The street retains many of its outstanding
heritage buildings and is home to iconic tourism
features including the Museum of Tropical Queensland
and the Great Barrier Reef Wonderland Aquarium. The
precinct is now the entertainment quarter of the City
and is currently being redeveloped and revitalised with
new landscaping, paving and street furniture.
The Strand
Flinders Street
Surrounding Precincts
14
Plume Street
The Strand
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2 CONTEXT
Ross Creek
The mouth of Ross Creek was the location of the original
urban settlement in Townsville, with the establishment
of the Port laying the foundation for the Citys growth.
Ross Creek was originally one of the tributaries of Ross
River and the Townsville catchment area flowing north
east through the Town Centre to Cleveland Bay. Port
wharves operated in the upper reaches of Ross Creek,
and over time extended seaward to accommodate
larger vessels. The parallel growth of the Port and City
resulted in the creation of two distinct precincts on
either side of the creek. Port operations and industrial
activities expanded to the east, with commercial
activities and the CBD developing on the west of the
creek.
Palmer Street
Ross Creek
Ross River
Ross Creek
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
Ross River
15
2 CONTEXT
ROAD NETWORK
The main vehicular approaches to and circulation within
the Townsville CBD are via the Dean Street, Victoria
Bridge and Denham Street arterial road running north
south and the Sturt Street arterial road from the west.
THE STRAND
STANLEY ST
DENHAM ST
CITY
PRECINCT
STURT ST
FLINDERS ST MALL
FL
BREAKWATER
PRECINCT
IN
DE
DE
AN
ST
RS
ST
TOURIST
PRECINCT
ESLIE THIESS
SIR L
PA
LM
ER
ST
MC
ILW
RA
IT
ST
ROSS
ST
ST
HER
ARC
Flinders Street
16
Ross Street
Palmer Street
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2 CONTEXT
WATER TRANSIT
Approximately 2,100 Townsville residents live on
Magnetic Island which is 20 minutes away from the
CBD by ferry. As well as residents commuting to the
City for education and work, Magnetic Island is also a
popular destination for Australian and international
tourists.
The passenger ferries are operated by Sunferries,
oering a daily service from 5.30am to midnight, with
19 return services per day equating to 13,100 trips per
annum.
CITY
PRECINCT
CITY MALL
BUS TERMINUS
BREAKWATER
PRECINCT
TOURIST
PRECINCT
B
GREYHOUND BUSES
COACH
TERMINAL
SUNFERRIES
PASSENGER
TERMINAL
TO MAGNETIC ISLAND
F B
F
FANTASEA VEHICLE
FERRIES TERMINAL
C R EAT I N G
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U R BA N
WAT ER FRON T
17
2 CONTEXT
OPEN SPACE NETWORK
Townsvilles urban open spaces are an integral
component of the regional network of open spaces.
Open spaces are extensive within Townsville. In the
vicinity of the CBD, the majority are situated adjacent
to the waterways of Cleveland Bay, Ross River and Ross
Creek. The water orientated Open Space reserves create
a significant network of green and blue relief to the
Townsville City Centre providing amenity to the local
community and tourists alike.
STRAND
PARK
CITY
PRECINCT
HANRAN
PARK
BREAKWATER
PRECINCT
TOURIST
PRECINCT
CENTRAL
PARK
Ross Creek
18
The Strand
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2 CONTEXT
PORTOFTOWNSVILLE
URBANWATERFRONTMASTERPLAN
...
o
1
2
INTRODUCTION
CONTEXT
3
THESITES
4
5
MASTERPLANVISION
IMPLEMENTATION
~ ROSSCREEKEASTPRECINCT
~ ROSSCREEKWEST
PRECINCT
~ UPPERROSSCREEK
PRECINCT
~ BREAKWATERMARINA
PRECINCT
~ ROSSRIVERPRECINCT
~ BERTH10PRECINCT
~ SUMMARYCONSTRAINTS
~ OPPORTUNITIES
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
19
3 THE SITES
The following sites have been reviewed as part of this
Master Plan:
1 Ross Creek East
2 Ross Creek West
3 Upper Ross Creek
4 Breakwater Marina
5 Ross River
4
6 Berth 10
3
2
6
The Sites
20
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3 THE SITES
Berth 10
Ross River
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
21
3 THE SITES
ROSS CREEK EAST PRECINCT
Location
The Ross Creek East Precinct is located at the end of
Palmer Street, approximately 800 metres from the
Townsville CBD.
The western boundary has approximately 450 metres
direct water frontage to Ross Creek and views across
the City to Castle Hill. The southern boundary adjoins
the CBD Tourist Core, containing the Palmer Street
Tourist and Restaurant Precinct. Residential apartments
recently completed in this precinct on the opposite
side of Palmer Street are 12 floors high. The northern
boundary adjoins the Maritime Safety Queensland
oces. Berth 10 is approximately 800 metres to the
north. The precinct adjoins port operations to the east
with heavy rail activities located directly on the eastern
boundary. Perkins Street is planned to be extended
along the precincts eastern boundary and adjacent to
the western side of the railway corridor connecting to
Lennon Drive and servicing the shipping berths to the
north.
Land Form
The precinct compromises 5.4 hectares of prime
waterfront land and including seabed leases, a total of
8.5 hectares.
The topography is generally flat at RL 4.0 metres. The
site is mostly devoid of vegetation apart from several
large trees on the vacant land bordering the southern
boundary and mangrove regrowth along the southern
water edge.
22
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3 THE SITES
Current Use
The western portion of the site adjoining Ross Creek
is predominately used for heavy maritime industrial
engineering. The northern portion caters for the
Magnetic Island car ferry terminal. The eastern half
of the site is used for industrial maritime engineering
storage and surface car parking for the ferry terminal.
The southern most parcels of the site are vacant.
Development Considerations
This precinct is located in the Port Interface Area.
Development within the precinct must be compatible
with, and provide a screen and buer to, the adjoining
port operations. Due to the proximity to port
operations, residential development is not considered
suitable for this precinct.
POTL proposes to continue Perkins Street along the
eastern boundary of the site to provide improved
vehicular access to the Port as part of the Berth 10
upgrade project.
Development of this precinct is to incorporate flexibility
to accommodate a potential long-term Townsville City
Council proposed bridge across Ross Creek to link
South Townsville to the Strand.
C R EAT I N G
Ross Street
N E W
U R BA N
WAT ER FRON T
23
3 THE SITES
ROSS CREEK WEST PRECINCT
Location
The Ross Creek West site is centrally located
approximately 500 metres from the Townsville CBD,
200 metres from Flinders Street East Precinct and 200
metres from The Strand.
The site has street frontages to The Strand and Sir Leslie
Thiess Drive. The eastern boundary has approximately
450 metres length of direct water frontage overlooking
Ross Creek. The western aspect has views overlooking
Anzac Park, Breakwater Marina and partial views to
Cleveland Bay.
The Townsville Casino and Entertainment Centre
adjoins the site to the north. The Breakwater Marina is
located on the opposite side of Sir Leslie Thiess Drive
and eight storey residential apartment buildings adjoin
the precinct to the south and west.
Land Form
The precinct compromises 2.7 hectares of prime
waterfront land, and along with seabed leases, a total
area of approximately 3.1 hectares.
The topography is generally flat at RL 3.5 metres and the
site is mostly devoid of vegetation apart from a number
of large trees in the passenger terminal carpark. Sir
Leslie Thiess drive has established landscaping along
the full length of the western boundary.
Current Use
The site is currently used for the Breakwater Passenger
Ferry and Bus Terminal, the Australian Volunteer Coast
Guard and for public boat launching facilities which are
managed by POTL. The majority of the site is underutilised as hard stand bitumen car park and car and boat
trailer parking.
24
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3 THE SITES
Development Considerations
This precinct is located in the Port Interface Area and
falls into two development parcels related to their
proximity to existing port operations.
The southern section of the precinct is partially
buered from port operations on the eastern side of
Ross Creek. Land uses in this section are therefore
more flexible, with permanent residential the
preferred use. Development, however, must consider
port amenity impacts such as orientation and acoustics
and incorporate appropriate buer controls in the
detailed planning and design to screen and buer port
operations on the eastern side of Ross Creek.
The northern portion of the site directly faces port
operations on the opposite side of Ross Creek. Land
uses on this site are therefore more restricted and
must be compatible with port operations. Short term
residential accommodation is a compatible use for this
site and is the preferred development option for the
northern parcel of the precinct.
Townsville City Council is considering the feasibility
of bridging Ross Creek to link The Strand to South
Townsville in the long term. This potential bridge may
aect access to and the interface between the site
and the finished ground levels of the Strand along the
southern boundary.
It is proposed that The Anzac Park promenade axis
extends through the south section of the site to
provide public access linking The Strand promenade to
the Ross Creek waterway. The southern section of the
site, therefore, is further divided into two residential
development blocks.
Ross Creek West Wateredge
Breakwater Terminal
C R EAT I N G
Sunferries
N E W
U R BA N
WAT ER FRON T
Boat Ramp
25
3 THE SITES
UPPER ROSS CREEK PRECINCT
Location
The Ross Creek Upper Precinct contains nine parcels of
waterfront land which are controlled by POTL. Four of
the parcels, numbered 1-4, are located on the northern
side of the creek, in Flinders Street, in the CBD. This
section of Flinders Street is known as Flinders Street
East and comprises a variety of entertainment facilities,
restaurants, cafs, museums and small commercial
facilities.
1
2
3
7
5
6
8
Land Form
Parcels 5-9 are north facing with views to the City and
Castle Hill. Parcel 5 has mangrove regrowth along the
water edge. Parcel 9 has isolated trees, generally along
Palmer Street and the central section of the waterfront
boundary. The other lots are devoid of vegetation.
Upper Ross Creek
26
Ross Creek
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3 THE SITES
Current Use
The existing tenure and land uses are as follows:
Parcels 1, 2 and 3 are held in Vested Tenure and are
vacant;
Parcel 4 is a Deed of Grant in Trust and contains
the Great Barrier Reef Aquarium, three levels of
commercial oces and a retail arcade;
Parcel 5 is held in Reserve Tenure with the western
portion being used for public reserve and the
Tomlins Street access road. The eastern portion
is leased for a boat sales display, show room and
workshop facility.
Parcel 6 is held in Perpetual Lease Tenure;
Parcels 7 and 8 are Vested Tenure and use as public
wharf facilities;
Parcel 9 is Freehold Tenure and currently contains
the Townsville Maritime Museum with the
remainder of the site being used for carparking and
public reserve.
Development Considerations
The primary attractions of the land parcels in this
precinct are the extensive water frontage and outlook
and the proximity to the CBD and Palmer Street Tourist
Precincts.
However, given the lot shapes, restrictions in tenure
of the lands and existing public uses of the sites,
the properties do not contain opportunities for the
development of commercial uses in the short term.
The only potential uses in the short term are small
commercial uses such as waterfront cafes and galleries
and, in the case of Parcel 9, a continuation of the creek
side Museum.
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
27
3 THE SITES
BREAKWATER MARINA PRECINCT
Location
The Breakwater Marina Precinct is located in Breakwater
Cove, on Cleveland Bay and adjacent to Anzac Park. The
precinct was originally developed as part of the first
stage of the Breakwater Island Casino Development. The
precinct has road frontages to Sir Leslie Thiess Drive and
Mariners Drive. It is adjacent to the Jupiters Townsville
Hotel and Casino and the Townsville Entertainment
and Convention Centre, 100 metres from the Flinders
Street East Precinct and 400 metres from the CBD.
Land Form
The site comprises seven contiguous seabed land
parcels with a total area of 11.8 hectares. Five of the
land parcels are Freehold tenure and two are Deed
of Grant tenure. The combined area of the two Deed
of Grant tenure parcels is 5.8 hectares or almost half
the area of the precinct. The marina basin is bordered
by public promenades along Sir Leslie Thiess Drive,
Anzac Park and Mariners Peninsula and and by private
property and pontoons along the north and south-east
boundaries.
Current Use
The site is currently used for a 280 berth marina catering
for boats from 10 to 30 metres in length providing direct
access to Cleveland Bay
Breakwater Marina
Breakwater Marina
28
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3 THE SITES
Development Considerations
The site comes under the control of the Breakwater
Island Casino Agreement Act 1984. Part 7 of this Act
applies to the land covered by water comprising of the
Marina Basin and the Marina Entrance.
The variety and long term nature of the existing land
leases until 2063 over the land, combined with the
complexities associated with the Deed of Grant land
tenure for approximately half the site, severely restrict
the opportunity of changing the precinct to a higher
and better land use.
The recommended use of this site is the continuation
of its current use as a marina. There are minor
opportunities for the extension of marina berths in Lot
804 and to a lesser extent in Lot 797.
As the development opportunities on this site are
very limited, the Breakwater Marina Precinct is not
considered further in this report.
Breakwater Marina
Breakwater Marina
C R EAT I N G
Southern Boundary
N E W
U R BA N
WAT ER FRON T
Breakwater Marina
29
3 THE SITES
ROSS RIVER PRECINCT
Location
The Ross River precinct is located in South Townsville
approximately 2.3 kilometres from the Townsville CBD.
The site has approximately 650 metres length of direct
water frontage to Ross River to the south and south-east
and is bordered by residential property along its northern
boundaries. To the west, the site partially adjoins Unallocated
State Land and partially faces the Commonwealth (Defence)
Ross Island Barracks on the far side of the Ross River
tributary.
The site has three road frontages along the northern
boundary to Fifth, Sixth and Seventh Avenues with site
access presently from Fifth and Seventh Avenues.
Land Form
The land area of the site is 6.7 hectares and the total area,
including seabed leases, approximately 10.5 hectares.
The topography is generally flat at approximately RL 3.5
metres. The site is mostly devoid of vegetation apart from
several isolated trees and minor mangrove regrowth along
the western wateredge.
Current Use
The properties are currently occupied by various industrial
and commercial marine activities and may be vacated
when the new marine precinct is constructed, subject to
negotiation with existing lessees. Buildings on site include
various large steel framed industrial sheds and a jetty with
moorings for approximately 44 boats.
Development Considerations
The Queensland Department of Transport and Main Roads
is currently building a new Port Access Road bridge across
the mouth of Ross River. Upon completion of this bridge in
2011, water access between the site and Cleveland Bay will
be limited to boats with a navigational clearance of less than
six metres at highest astronomical tide.
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3 THE SITES
BERTH 10 PRECINCT
Location
Berth 10 is a commercial berth located in the inner
harbour running parallel with Ross Creek, and forming the
boundary where the creek joins the harbour. Berth 10 was
constructed by POTL through a combination of reclamation
works and creation of a partially piled structure. A mooring
dolphin extension to the berth was constructed in 2001 to
accommodate Australian military vessels HMAS Tobruk,
Kanimbla and Manoora.
Current Use
Berth 10 is currently utilised for general cargo activities
and Australian military activities, with limitations on ship
handling capability due to the size of the berth (170 metres
length).
Land Form
The area of the site is approximately 2.4 hectares. The
ground surface is nominally flat at RL 3.5 metres and
generally covered in hardstand for port activities. There is
no vegetation on the site.
Development Considerations
The Berth 10 Upgrade Project is consistent with the overall
planning vision and development strategy for the Townsville
CBD area, promoting public access to the waterfront and
attracting and growing tourism and commercial activities.
Townsvilles rich and fascinating maritime history can
be emphasised, and the community and tourists can be
engaged in maritime culture through a redevelopment
plan that embraces this history in an environmentally
and economically sustainable manner. An upgrade of
Berth 10 will enable Townsville to attract and grow cruise
and military activities, and encourage community access
through a proposed integrated redevelopment of the
waterfront of Ross Creek.
Berth 10 Site
Berth 10 Site
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
31
3 THE SITES
STRAND
PARK
THE STRAND
DENHAM ST
STURT ST
CITY
PRECINCT
FLINDERS ST
EAST PRECINCT
BREAKWATER
PRECINCT
DE
AN
ST
ANZAC
PARK
PALMER ST
PRECINCT
INS S
PERK
ST
HER
ARC
PORT OF TOWNSVILLE
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3 THE SITES
SUMMARY CONSTRAINTS
OPPORTUNITIES
SIGNIFICANT
PUBLIC BUILDING
SIGNIFICANT
PRECINCTS
OPEN SPACE /
PARKLAND
RAILWAY
BUFFER ZONE
SECONDARY ROAD
WATER
FLINDERS STREET
MIXED USE
PEDESTRAIN &
CYCLEWAY
PRIMARY ROAD
PROPOSED
MIXED USE
FERRY TERMINAL
RESIDENTIAL
PROPOSED
RESIDENTIAL
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
33
3 THE SITES
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PORTOFTOWNSVILLE
URBANWATERFRONTMASTERPLAN
1
2
3
INTRODUCTION
CONTEXT
THESITES
4
MASTERPLANVISION
~ URBANWATERFRONTVISION
~ KEYURBANDESIGN
PRINCIPLES
~ ROSSCREEKEASTPRECINCT
~ ROSSCREEKWESTPRECINCT
~ WHARF10&GATEWAYPARK
~ ROSSRIVERPRECINCT
5
IMPLEMENTATION
Existing: Berth 10
Existing: Ross Creek East, Ross Creek West, Berth 10 & Ross River
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Proposed: Ross Creek East, Ross Creek West, Wharf 10/Gateway Park & Ross River
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
37
PRINCIPLE 2
Rediscover Ross Creek and reinstate its role as a key element of the public realm and
a focused maritime precinct
PRINCIPLE 3
Reinforce pedestrian connections between Ross Creek precincts and the Townsville
CBD
PRINCIPLE 4
Protect and strengthen landscape and linkages to surrounding parklands and public
spaces
PRINCIPLE 5
Promote inner city revitalisation whilst ensuring that the future development and
operations of the Port of Townsville are not compromised
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STRAND
PARK
CITY
PRECINCT
ANZAC
PARK
BREAKWATER
PRECINCT
TOURIST
PRECINCT
CENTRAL
PARK
PORT OF TOWNSVILLE
Principle 1: Promote Inner City Revitalisation Whilst Ensuring That The Future Development & Operations Of The Port Of Townsville Are Not Compromised
LEGEND
CITY CENTRE
SIGNIFICANT
PRECINCTS
OPEN SPACE /
PARKLAND
BUFFER ZONE
WATER
RAILWAY
Townsville City
Port of Townsville
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
39
TO MAGNETIC ISLAND
TOWNSVILLE YACHT
CLUB MARINA
MARITIME MUSEUM
Principle 2: Rediscover Townsvilles Waterways And Reconnect The Community With Waterfront Experiences
LEGEND
OPEN SPACE /
PARKLAND
WATER
FERRY ROUTE
MARITIME ACTIVITY
FERRY TERMINAL
40
Strand Jetty
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DENHAM ST
CITY
PRECINCT
STURT ST
BREAKWATER
PRECINCT
DE
AN
ST
PALMER ST
PRECINCT
of
stronger
and
more
direct
INS S
PERK
ST
HER
ARC
Principle 3: Reinforce Pedestrian Connections Between Townsvilles Urban Waterfront And The Townsville City Centre
LEGEND
CITY CENTRE
PRIMARY ROAD
SIGNIFICANT
PRECINCTS
SECONDARY ROAD
WATER
FLINDERS STREET
MIXED USE
PEDESTRAIN &
CYCLEWAY
PROPOSED
MIXED USE
RESIDENTIAL
PROPOSED
RESIDENTIAL
Bridge Connections Across Ross Creek
C R EAT I N G
N E W
Victoria Bridge
U R BA N
WAT ER FRON T
Plume Street
41
STRAND
PARK
HANRAN
PARK
ANZAC
PARK
Principle 4: Protect And Strengthen Landscape And Linkages To Surrounding Parklands & Public Space
LEGEND
OPEN SPACE /
PARKLAND
WATER
PEDESTRAIN &
CYCLEWAY
The Strand
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VIEWS BACK TO
TOWNSVILLE &
CASTLE HILL
VIEWS FROM
MELTON HILL
PANORAMIC VIEWS
FROM LOOKOUT POINT
VIEWS TO
CASTLE HILL
VIEWS ALONG
ROSS CREEK
LEGEND
WATER
VIEWS
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
43
RO S S
C R E E K
3
LENN
1
35
ON D
RIV
CA
PA
RS
LM
ER
ST
38 CARS
RE
ET
WAT E R F R O N T
B5
AY
WA L KW
B1
B4
23 CARS
B2
B3
ET
PA L M E R S T R E
SAY 160 CARS
33 CA
229 CARS
CK)
(GF + 1 DE
RS
439 CARS
(GF + 1 DECK)
123 CARS
LEGEND
TREET
PERKINS S
RETAIL
1 MARINA
OFFICE
OFFICE
(PASSENGER TERMINAL)
3 PASSENGER FERRIES
4 CAR FERRY
5 BUS TERMINAL
PA S S E N G E R F E R RIES
ROSS CREEK
WAT E R F R O N T
WA L K WAY
OFFICE
OFFICE
R E TA I L
PA S S E N G E R
TERMINAL
BUS TERMINAL
PA L M E R
STREET
C A R PA R K
44
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C R EAT I N G
N E W
U R BA N
WAT ER FRON T
45
46
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PRINCIPLE 3
ferry
PRINCIPLE 4
PRINCIPLE 1
use
PRINCIPLE 5
PRINCIPLE 2
maximise
Illustrative Perspective
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
47
THE STRAND
R7
POSSIBLE FUTURE
DEVELOPMENT SITE
R5
R1
R3
WAT E R
FRONT
WALKW
AY
R8
R6
R2
WAT E R
R4
WAT E R F R O N T
FRONT
WALKW
AY
WA L K WAY
RO S S
C R E E K
LEGEND
RESIDENTIAL
PROPOSED RESIDENTIAL
SIR LESLIE THIESS
DRIVE
WAT E R F R O N T
WA L K WAY
WAT E R F R O N T
WA L K WAY
ROSS CREEK
B A S E M E N T C A R PA R K
48
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Airlie Beach
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
49
50
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PRINCIPLE 2
PRINCIPLE 4
PRINCIPLE 5
PRINCIPLE 1
PRINCIPLE 3
Illustrative Perspective
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
51
RO
LE
IV
SS
CR
EE
K
1
3
4
2
3
LEGEND
1 PASSENGER TERMINAL
CRUISE AND MILITARY
2 VESSEL FACILITY
I N N E R
H A R B O U R
BERTH
3 COMMERCIAL
FACILITIES
52
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C R EAT I N G
N E W
U R BA N
WAT ER FRON T
53
54
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PRINCIPLE 2
PRINCIPLE 4
Boardwalk
Steps
Wetlands
PRINCIPLE 5
PRINCIPLE 1
PRINCIPLE 3
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
55
7TH AVENUE
6TH AVENUE
5TH AVENUE
CA
R
&
TR
A
IL
ER
PA
RK
IN
G
IV
SS
3
2
LEGEND
RETAIL
AMENITIES
1 STORAGE FACILITY
2 CAFE
BOAT STORAGE
3 PUBLIC AMENITIES
N
5 FISH CLEANING
6
7
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PRINCIPLE 1
Boat Ramp
PRINCIPLE 2
PRINCIPLE 3
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
57
3 THE SITES
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3 THE SITES
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
59
60
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PORTOFTOWNSVILLE
URBANWATERFRONTMASTERPLAN
1
2
3
4
5
INTRODUCTION
CONTEXT
THESITES
MASTERPLANVISION
IMPLEMENTATION
~
~
~
~
~
~
~
~
INTRODUCTION
THEMARKET
THEPROPERTIES
RECOMMENDEDTIMING
FORDISPOSALOFLAND
FORMOFDISPOSAL
WHARF10ANDGATEWAY
PARK
ROSSRIVERPRECINCT
DEVELOPMENTTIMING
5 IMPLEMENTATION
INTRODUCTION
THE MARKET
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5 IMPLEMENTATION
THE PROPERTIES
At the current time both Ross Creek West and Ross
Creek East:
Existing Uses
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
63
5 IMPLEMENTATION
RECOMMENDED TIMING FOR DISPOSAL OF
LAND
Given the constraints that currently exist upon the
properties the preferred timing for marketing the
properties is during the second half of 2012.
FORM OF DISPOSAL
The main risk to POTL in selling the lands to a third party
is the use of the land in a manner that conflicts with
core port operations.
Although port protection mechanisms can be
implemented for lands outside of POTLs control, a
new owner could possibly seek to amend an approval
through Townsville City Council, which would involve
POTL in a process that distracts it from its normal
operations. This risk will generally remain while the
properties are not fully developed. Further the price
received for development land can vary in accordance
with the perceived risk associated with the development
of the land.
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5 IMPLEMENTATION
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
65
5 IMPLEMENTATION
MARKETING CAMPAIGN
It is recommended that the properties be marketed in
the form of a Development Agreement. The timing of
such a campaign should be subsequent to the land use
for the properties being defined (which at the earliest
would be mid 2012).
The marketing process at that stage will be slightly
dependant upon the status of the market. The length of
time associated with the campaign will generally be the
only variable to the following proposed structure:
Stage 1 Expressions of Interest Sought
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5 IMPLEMENTATION
WHARF 10 AND GATEWAY PARK
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
ACTIVITY
TIMING
ACTIVITY
TIMING
Funding Approval
2010
Relocation of Tenants
2011
Remediation Works
Development Approval/s
2010 to 2011
2012
Construction
Transfer of component
of lands to the State for
construction of initial
facilities
Construction of initial
boating facilities by the
State and TCC
Transfer of balance of
lands to the State for
construction of increased
facilities as demand and
funding suits
2014 onwards
DEVELOPMENT STAGES
DEVELOPMENT STAGES
67
5 IMPLEMENTATION
DEVELOPMENT TIMING
RISK AREA
RECOMMENDED ACTIONS
TIMING
Land Use
Undertake discussions with Townsville City Council and other stakeholders regarding proposed uses, supporting infrastructure and
required development approvals
Liaise closely with Townsville City Council regarding amendments to the City Plan
Existing Uses
RISK MITIGATION
relocation of businesses;
exit arrangements for current sites and timing of relocation;
interim arrangements for operations during construction period; and
new lease arrangements for development sites (as appropriate).
Geotechnical
Delivery
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MARKETING
5 IMPLEMENTATION
ACTIVITY
RECOMMENDED ACTIONS
TIMING
Market Sounding
Review market conditions prior to proceeding to the market for development of sites
Mid 2012
Marketing
Mid 2012
Late 2012
ACTIVITY
RECOMMENDED ACTIONS
TIMING
Relocation
Mid 2013
Construction
Mid 2013
Construction
2014
Relocation
(RCW) Relocation of passenger ferry service to consolidated transport node at Ross Creek East
2015
Construction
(RCE) Staging of remaining buildings to be determined by market conditions. Buildings should be substantially pre-let prior to
commencing construction of remaining buildings
2015 to 2020
Construction
2015 to 2017
Construction
2017 to 2020
DEVELOPMENT
Contracting
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
69
ACKNOWLEDGEMENT
The development of the Townsville Port Urban Waterfront Master Plan has been a collaborative process by the following
orgainsations:
Port of Townsville Limited
Bovis Lend Lease Consulting
Lend Lease design
Clouston Associates
Knight Frank (Townsville)
AECgroup
Rider Levett Bucknall
UDP Consulting Engineers
DAlbora Marinas
GHD
2009 Aerials imagery Townsville City Council 2009. Base Dataset/Dataset reproduced with permission of Townsville City Council.
2010 satellite imagery DigitalGlobe, Inc., All Rights Reserved.
This document is not to be copied or distributed without the prior approval of Lend Lease.
July 2010