Centres Hierarchy Strategy
Final Report
Prepared on behalf of:
Townsville City Council
Prepared by:
Jenny Roughan
Director
Kerrianne Bonwick
Managing Director
Anthony Meulman
Senior Consultant
August 2011
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www.urbaneconomics.com.au
Urban Economics
Level 10
87 Wickham Terrace
Spring Hill QLD 4000
GPO Box 36
Brisbane QLD 4001
[email protected]
Warranty
This report has been based upon the most up to date readily available information at this point in time,
as documented in this report. Urban Economics has applied due professional care and diligence in
accordance with generally accepted standards of professional practice in undertaking the analysis
contained in this report from these information sources. Urban Economics shall not be liable for
damages arising from any errors or omissions which may be contained within these information sources.
As this report involves future market projections which can be affected by a number of unforeseen
variables, they represent our best possible estimates at this point in time and no warranty is given that
this particular set of projections will in fact eventuate.
Table of Contents
1.0
Introduction .............................................................................................................................................................. 8
1.1
1.2
1.3
CONTEXT OF CENTRES HIERARCHY REVIEW ...................................................................................................................................... 8
BACKGROUND............................................................................................................................................................................ 10
STUDY OBJECTIVES AND METHODOLOGY ........................................................................................................................................ 10
PART A - Issues Identification and Analysis
2.0
Townsville ............................................................................................................................................................... 12
2.1
2.2
3.0
TOWNSVILLE CITY COUNCIL .......................................................................................................................................................... 12
ECONOMIC BASE........................................................................................................................................................................ 13
Literature Review/Planning Context ........................................................................................................................ 19
3.1
3.2
3.3
SUMMARY OF PLANNING CONTEXT ................................................................................................................................................ 19
TOWNSVILLE-THURINGOWA STRATEGY PLAN................................................................................................................................... 20
TOWNSVILLE CITY PLAN 2005 .................................................................................................................................................... 22
3.3.1
3.3.2
3.4
Centres Provisions ..................................................................................................................................................................................22
Other Relevant Policy ..............................................................................................................................................................................24
CITY OF THURINGOWA PLANNING SCHEME ...................................................................................................................................... 25
3.4.1
3.4.2
TOWNSVILLE CENTRES HIERARCHY REVIEW (AEC GROUP, NOV 2007) .............................................................................................. 28
THURINGOWA RETAIL AND COMMERCIAL OFFICE SUPPLY DEMAND ANALYSIS (AEC GROUP, FEB 2008) ................................................. 29
TOWNSVILLE ECONOMIC GATEWAY ................................................................................................................................................ 30
SUMMARY ................................................................................................................................................................................. 30
3.5
3.6
3.7
3.8
4.0
Centres Provisions ..................................................................................................................................................................................25
Other Relevant Policy ..............................................................................................................................................................................28
Existing Centres Network ........................................................................................................................................ 31
4.1
4.2
TRENDS IN PLANNING POLICY ...................................................................................................................................................... 31
RETAIL INFLUENCES ................................................................................................................................................................... 34
4.2.1
4.2.2
4.2.3
4.3
4.4
4.5
4.6
Types of Shopping Trips .........................................................................................................................................................................34
Types of Retail Centres ...........................................................................................................................................................................35
Trends in Retail Development .................................................................................................................................................................36
COMMERCIAL OFFICE MARKET...................................................................................................................................................... 37
IN-CENTRE RESIDENTIAL............................................................................................................................................................. 38
EXISTING CENTRES NETWORK ...................................................................................................................................................... 38
ACCESS AND CONNECTIVITY REVIEW .............................................................................................................................................. 67
4.6.1
4.6.2
4.7
5.0
Existing Services and Networks ..............................................................................................................................................................67
Townsville-Thuringowa Integrated Regional Transport Plan .................................................................................................................70
IMPLICATIONS............................................................................................................................................................................ 74
Demographic and Socio-Economic Characteristics ................................................................................................. 75
5.1
HISTORIC POPULATION GROWTH................................................................................................................................................... 75
5.1.2
5.2
Historic Population Projections ..............................................................................................................................................................78
HISTORIC DEMOGRAPHIC PROFILE ................................................................................................................................................ 79
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5.3
5.4
5.5
5.6
5.7
6.0
6.1
6.2
7.0
7.1
7.2
7.3
7.3
8.0
8.1
8.2
8.3
8.4
9.0
9.1
STUDY AREA DEFINITION............................................................................................................................................................. 82
STUDY AREA ANALYSIS ............................................................................................................................................................... 84
MAJOR CENTRES‟ CATCHMENT AREAS .........................................................................................................................................100
JOBS GROWTH .........................................................................................................................................................................106
SUMMARY AND IMPLICATIONS.....................................................................................................................................................110
Consultation .......................................................................................................................................................... 112
INTRODUCTION ........................................................................................................................................................................112
STAKEHOLDERS .......................................................................................................................................................................112
Future Growth ....................................................................................................................................................... 118
POPULATION GROWTH ..............................................................................................................................................................118
PROPOSED RETAIL AND COMMERCIAL DEVELOPMENTS ..................................................................................................................119
EMPLOYMENT GROWTH.............................................................................................................................................................122
IMPLICATIONS..........................................................................................................................................................................126
Demand Analysis .................................................................................................................................................. 128
RETAIL DEMAND ......................................................................................................................................................................128
COMMERCIAL DEMAND..............................................................................................................................................................131
DEMAND FOR OTHER SERVICES..................................................................................................................................................133
IMPLICATIONS..........................................................................................................................................................................134
Opportunities Analysis .......................................................................................................................................... 135
S.W.O.T. ANALYSIS .................................................................................................................................................................135
PART B - The Centres Strategy
10.0 Centres Strategy ................................................................................................................................................... 142
10.1BACKGROUND ...............................................................................................................................................................................142
10.2 CENTRE OUTCOMES ......................................................................................................................................................................142
10.3 RECOMMENDED HIERARCHY OF CENTRES .........................................................................................................................................153
11.0 Practical Considerations ....................................................................................................................................... 175
11.1PERFORMANCE MONITORING ...........................................................................................................................................................175
11.2 DEVELOPMENT CONSIDERATIONS AND IMPLICATIONS FOR THE HIERARCHY .............................................................................................175
12.0 Policy Responses.................................................................................................................................................. 177
13.0 Possible Strategic Framework Content ................................................................................................................. 181
13.1 SETTLEMENT PATTERN..................................................................................................................................................................181
Appendices ....................................................................................................................................................................... 195
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Table of Contents (Continued)
TABLES
3.1
3.2
3.3
Existing Hierarchies
Centre Intents
Projected Additional Floorspace
4.1
4.2
Existing Centres Network
Centres Floorspace Summary
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
5.9
5.10
5.11
5.12
5.13
5.14
5.15
5.16
5.17
5.18
5.19
5.20
Study Area Definitions
Townsville City Council Estimated Resident Population, Occupied dwellings and Household Size
Age Structure of the Population
Persons in Households
Workforce Status
Highest Qualification Achieved
Occupation of the Workforce
Industry of the Workforce
Nature of Occupancy of Dwellings
Structure of Occupied Dwellings
Number of Motor Vehicles per Dwelling
Average Household Income
Usual Place of Residence
Occupations in Townsville
Industry of Employment
Jobs Growth – Townsville City 2001 to 2006
Regional Jobs Growth 2001 to 2006
Net Jobs Balance 2001 to 2006
Retention Rates
Origin of Townsville Region‟s Workforce
6.1
Consultation Representatives
7.1
7.2
7.3
7.4
7.5
Population Growth Distribution
Retail and Commercial Approved and Proposed Developments
Employment Projections Townsville City: 2006 to 2031
Employment Growth by Industry 2001 to 2031
Land Use Employment
8.1
8.2
8.3
8.4
Average Annual Household Retail Expenditure
Total Annual Household Retail Expenditure
Demand for Retail Floorspace – Townsville City
Jobs Density
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8.5
8.6
8.7
Land Use Needs (Hectares)
Additional Commercial and Retail Floorspace – Employment Density Approach
Thresholds for Other Services
9.1
9.2
Strengths, Weaknesses, Opportunities, Threats (SWOT) Analysis – Centres Network
Strengths, Weaknesses, Opportunities, Threats (SWOT) Analysis – Existing Centres
10.1
10.2
QPP and Townsville City Centre Definitions
Centres Strategy
FIGURES
1.1
Study Methodology
2.1
2.2
2.3
2.4
Townsville and Surrounding Region
Townsville City Council Area
Employment Trend – Time Series Profile
Count of New Business Registrations – Townsville City Council
3.1
Thuringowa Urban Growth Boundaries
4.1a
4.1b
4.1c
4.1d
4.2
4.3
4.4
4.5
4.6
4.7
4.8
4.9
4.10
4.11
4.12
The Existing Centres Network
The Existing Centres Network
The Existing Centres Network
The Existing Centres Network
CBD Zoning
Hyde Park Zoning
Aitkenvale Zoning
Thuringowa Central Zoning
Fairfield Central Zoning
Deeragun Zoning
Rasmussen Zoning
Domain Zoning
Cycle Hierarchy
High Capacity Public Transport Routes
Townsville Thuringowa Cycle Hierarchy
5.1
5.2
5.3
5.4
5.5
5.6a
5.6b
5.6c
Census Year Population Growth – Townsville City Council
Townsville City Council Estimated Resident Population
Periodic PIFU Population Projections for Townsville
Time Series Profile – Townsville City Council
The Study Areas
Major Centre Catchment Areas – Without North Shore
Major Centre Catchment Areas – Without North Shore
Major Centre Catchment Areas – With North Shore
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5.6d
Major Centre Catchment Areas – With North Shore
7.1
Proposed and Approved Developments
10.1
Centres Strategy
APPENDICES
A
B
C
D
Defined Uses
Consultation Results
Constraints Mapping
Definitions and Levels of Assessment
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1.0
Introduction
1.1
Context of Centres Hierarchy Review
Developing the New Planning Scheme
As a first step in developing the new planning scheme, Townsville City Council will prepare its Townsville Land Use Proposal, which
will:


Outline the key policy directions for the new planning scheme; and
Form the basis of the Strategic Framework section of the statutory document.
In preparing the Townville Land Use Proposal and Strategic Framework for the new planning scheme, Council has identified that it is
important to have a comprehensive understanding of the issues that influence growth and development within Townsville.
It is anticipated that the preparation of the Major Strategic Studies defined below will primarily investigate core matters and identify
key policy directions for the new planning scheme.
Many of the Major Policy Studies which are being undertaken have strong synergies and the integration of the process and
outcomes across each study will be integral to the success of the new planning scheme. To ensure the planning studies identified
below were integrated and that all investigations reached a clear conclusion and direction for the growth of the City, the studies
were divided into three streams. There were as follows:
Major Strategic Studies:
Stream One
Includes the following studies:






Centres Hierarchy Review
City Centre Master Plan Study
Landslip Study
Bushfire Study
Flood Study
Economic Development Plan
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Stream Two
Includes the following studies:







Rural Resources Study
Residential Land Use Study
Industrial Land Use Study
Open Space and Recreation Study
Cultural Heritage Study
Environment and Biodiversity Study
Scenic Amenity Study
Stream Three
Includes the following project:
 Strategic Land Use Project –Townsville Land Use Proposal.
Dividing the studies into three steams will ensure there is integration of workshops and reporting to identify the relationships
between each study. The studies in Stream One and Stream Two will inform the final Grown Management Strategy (Stream Three)
which will provide the overall policy direction for the settlement pattern of the City of Townsville.
How the Centres Hierarchy Review fits in
The Centres Hierarchy Strategy is identified as a Stream One study. The purpose of the Strategy is to estabnlish a vision and
planning policy framework to guide future retail and commercial outcomes across the municipality over the period 2011 to 2036.
The development of the Strategy has been spilt into two stages to ensure integration and alignment with all the Stream One and
Two studies and ultimately the Stream Three study.
Centres Hierarchy Review - Stage One:
Stage One included a review of the Centres Hierarchy for the Townsville Local Government Area, includes but not limited to:
 Literature Review / Planning Context;
 Existing Centres Network;
 Demographic and Socio-Economic Characteristics;
 Consultation;
 Future Growth;
 Demand Analysis;
 Opportunities Analysis; and
 Centres Strategy.
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Stage One of the Centres Hierarchy Review provides an analysis and review of the distribution and hierarchy of retail/commercial
centres throughout the newly amalgamated Townsville Local Government Area. The purpose of Stage One is to provide a holistic
and strategy for the future to inform the Strategic Direction Report and the new Planning Scheme.
Centres Hierarchy Review - Stage Two:
Stage Two of the Centres Hierarchy Review allowed for necessary amendments and adaptations of the report to enable alignment
and integration with all the studies identified in Stream Two. To ensure there was no conflicting issues between the Centres Strategy
and the other Major Strategic Studies, Urban Economics and Buckley Vann participated in the collective Major Strategic Studies
"Kickstart, Issues and Options” workshops and undertook regular consultation and interaction with each of the study teams and
reviewed all Issues, Options and Final reports. Overall no conflicting issues of concern have been identified.
Furthermore, Stage Two of the Centres Hierarchy Review included a review of Townsville City Council's 'Growth Model' in the context
of the potential growth of the centres network. This review has been provided in a separate document to Council (February 2011).
1.2
Background
Urban Economics and Buckley Vann (hereafter referred to as the Study Team) have been commissioned by Townsville City Council
to prepare a Centres Hierarchy Strategy for the recently formed Townsville City Council Local Government Area. The amalgamation of
two Councils (Townsville City and City of Thuringowa) into one City Council in March 2008 generated the need for a co-ordinated
response to the centres planning and outcomes and the need for a Centres Hierarchy Strategy. This Strategy will update and build
upon previous work undertaken for the pre-amalgamated Townsville and Thuringowa Council‟s and will provide a unified and
coordinated assessment of the centres in the new Townsville local government area.
The amalgamation of the two councils reflects not only a “commercial” response to local governance, but also the interplay of urban
and regional activities in providing services, employment and economic development opportunities for communities. Planning for
centres must recognise this interplay and consider the regional role of employment and service provisioning in planning for the
growth of centres, consolidation of activities and evolution of new centres.
Essentially, the Centres Hierarchy Strategy will function as a platform and background information for the formalisation of a new
planning scheme for Townsville City Council. It will collate and update existing information, review the actual performance of the
centres hierarchy, take into consideration out-of-centre developments, and provide strategies, planning guidelines and a planning
framework to underpin the new planning scheme.
1.3
Study Objectives and Methodology
The overall objective of the Centres Hierarchy Review is to critique the existing mix and distribution of centres in Townsville City, and
to examine the future needs of the population in planning for the future mix and distribution of centres. This review will have input
to the preparation of the new Planning Scheme. Consideration of the roles, functions and scale of centres will be an integral
outcome for this study. A series of strategies and planning guidelines will inform the preparation of the new scheme.
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The following methodology was adopted in the preparation of this Report. The Report has been divided into two broad sections


Part A: Issues Identification and Analysis
Part B: Centres Strategy
FIGURE 1.1 below provides details of the tasks undertaken in compiling this Report, including the methodology used in Parts A and
B.
FIGURE 1.1 Study Methodology
Part A: Inception
• Meet with the Project
Manager
• Internal Co-ordination
meeting
• Collect
materials/resources
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Part A: Situation Analysis
• Floorspace & land use
surveys
• Supply analysis
• Regulatory framework
review
• Literature review
• Economic drivers review
• Population growth and
characteristics
• Stakeholder consultation
• Identification of key
issues
• Accessibility critique
• Review of approvals and
proposals
Part A: Demand Analysis
& Opportunities
• Need identification
• Property market trends
• SWOT analysis
• Assessment of demand
• Employment drivers of
centre growth
• Population drivers of
centre growth
Part B: Centre Hierarchy &
Recommendations
• Review of best practice
policies
• Identification of critical
success factors
• Nomination of KPI's
• Definition of centres
• Nomination of centres
• Recommendations for
planning scheme
• Draft and Final Reports
11
Part A – Issues Identification and Analysis
Part A provides the analysis and data that form the basis for the Centres Strategy detailed in Part B. Part A includes an
assessment of the current centres performance and projections of population and employment growth to 2036 that
would inform the Centres Strategy of Part B. The methodology of Part A is located on the previous page.
2.0
Townsville
The purpose of this Chapter is to outline some of the key economic, population and employment characteristics underlying the
growth that has been experienced within Townsville City in recent years.
2.1
Townsville City Council
Located in Northern Queensland, Townsville City is a vibrant region that encompasses a diverse environment including coastal
towns, rainforests and rural terrain, and is the largest regional centre north of the Sunshine Coast. The Townsville City Council was
formed on the 15 March 2008 as a result of the amalgamation of Townsville City Council and the City of Thuringowa Council. Due to
its strategic location proximate to the resource rich North-West Province, the natural wonders of the tropical north and the Great
Barrier Reef, the Townsville Region is an important contributor to the Queensland and national economies. The range of transport
and infrastructure facilities that have been established (and continue to be improved upon) between the Townsville Region and
other Queensland centres, suggest opportunities for ongoing investment opportunities within the Region. FIGURE 2.1 illustrates
Townsville‟s location in the North Queensland region.
FIGURE 2.1: Townsville and Surrounding Region, DLGP mapping
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Townsville City‟s urban environment extends to the south and west into the former rural areas surrounding the CBD, with strong
population and household growth expected to occur just west of the Bohle River. More modern higher density residential living has
been constructed within the CBD boundary in an attempt to stimulate activity. Smaller rural based centres are located further south,
whilst coastal towns such as Bushland Beach, Saunders Beach, Toolakea, Toomula, and Balgal Beach are situated along the
coastline, west of the established urban environment. FIGURE 2.2 below shows the boundaries of the Townsville City local
government area.
FIGURE 2.2 Townsville City Council Area
SOURCE: Department of Local Government and Planning
2.2
Economic Base
As a regional centre in North Queensland, Townsville provides for the delivery of higher order goods, services, employment
opportunities and a range of housing choices. Major value-adding industries such as educational facilities and public administration
and safety (defence) as well as the presence of large infrastructure facilities, such as the Port of Townsville, present opportunities
to expand the economic base of the Region.
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Some of the economic drivers that are fundamental to the Townsville local economy include the following:
 The Northern Economic Triangle (NET) is a commitment by the Queensland Government to foster sustainable economic,
social and community growth through the emergence of Mount Isa, Townsville and Bowen as a “triangle” of mineral
processing and industrial development. The NET integrates the activities of each economic centre and aims to develop
stronger regional linkages, enhance mining and mineral processing and enhance industrial development. The strategic
relationship will raise the regional and international profile of north-west and north Queensland, increasing the potential
investment opportunities to the three centres.
 Townsville‟s transport infrastructure linkages via road, air, rail and sea port, provides numerous industry related benefits
for the continued growth and investment within the region. The Townsville State Development Area was declared by the
Governor-in-Council in October 2003 and comprises approximately 4,900 hectares. The area was declared to assist the
Townsville region to achieve its potential as a major base metals processing centre, through capturing value-adding
opportunities from the North West Mineral Province. The generation of significant investment in new base metals
processing industries will ensure continued economic growth and employment generation for the Townsville region and
the State.
The area includes the Stuart Industrial Area, which lends itself to industrial development due to its strategic location
proximate to the Port of Townsville. The current and proposed transport infrastructure links such as the Townsville
Eastern Port Access Road and Rail Corridor (road due for completion in 2012) will provide opportunities for synergistic
relationships through the co-location of an array of new and established industries such as the Xstrata copper refinery
and the Sun Metal zinc refinery.
 Townsville is the transport hub for the region‟s mining industry which is predominately based in the North West Mineral
Province and centred on the Mt Isa/Cloncurry region. This area possesses a significant portion of the world‟s best known
lead and zinc resources as well as large resources of silver, copper and gold. Mineral concentrates and other mineral
products comprised a considerable 45% of exports from the Port of Townsville.
 With an abundance of national parks and access to the Great Barrier Reef, tourism has been, and continues to be an
industry of opportunity for the Region. According to Tourism Queensland, the Townsville Region received 968,000
overnight visitors in 2010, representing a slight increase over 2009, mainly due to increases in the domestic business
and visiting friends and relatives markets. Travellers have taken advantage of improved air access, with major airport
upgrades completed in late 2003, 2006 and 2007. Approximately 1.6 million passenger movements through the
Townsville Airport in the 12 months to June 2010, which representing a 4% growth on the previous year. Currently, the
airport services the major Australian airlines and some small regional carriers.
 Townsville functions as a regional centre for retail and commercial facilities. Residents throughout the surrounding Region
utilise Townsville for major household purchases (such as furniture and large homewares); as it is the only centre with the
critical mass necessary to attract a range of national bulky goods retailers. Residents of the Region would also typically
visit one of the major regional shopping centres while in Townsville, capitalising on the broader range of products and
brands provided within major shopping centres.
 Townsville has attracted several major institutions which contribute to the continued economic and population growth and
employment generation for the Region and the State. The following major institutions are based in Townsville:
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o James Cook University Campus is the largest university in the North Queensland Region and offers students a wide
array of undergraduate and postgraduate study options. Approximately 11,500 students study at the Townsville
campus, including 1,500 international students. Furthermore, the university is a major employer within the Townsville
Region, employing just over 3,500 academic and professional staff.
o CSIRO Davies Laboratory undertakes research aimed at sustainable management of the tropical and subtropical
environment of northern Australia. The research is focussed on the environment, sustainability, land and water
management, agriculture systems and sugar research.
o Australian Institute of Marine Science is committed to the protection and sustainable use of Australia`s marine
resources. Its research programs support the management of tropical marine environments around the world, with a
primary focus on the Great Barrier Reef World Heritage Area, the pristine Ningaloo Marine Park in Western Australia
and northwest Australia.
o Great Barrier Reef Marine Park Authority is responsible for the management of the Marine Park and undertakes a
variety of activities including developing and implementing zoning and management plans, environmental impact
assessment and permitting of use, research, monitoring and interpreting data and providing information, educational
services and marine environmental management advice. The Marine Park Authority‟s main office is located in the
Townsville CBD and includes the Reef HQ Aquarium.
o The Australian Defence Force is a major contributor to the employment base in Townsville with the Australian Army and
Royal Australian Air Force (RAAF) maintaining a strong presence in the region. The Lavarack Barracks (3rd Brigade) is
authorised to hold 3,800 soldiers and comprises approximately 15% of the regular Army full time strength. The Third
Battalion Royal Australian Regiment will relocate to the Lavarack Barracks in December 2011. The RAAF Townsville
base houses a significant selection of military units including a number of support combat squadrons, training facilities
and equipment and maintenance sections.
o The Townsville Airport is a regional transport hub for North Queensland. Transport links are provided to all major cities
of eastern Australia, regional and mining areas as far west as Mount Isa and has an international route to Bali. Recent
statistics show the airport caters for around 1.6 million passengers per annum with a healthy mix of business and
leisure travellers.
o Townsville Hospital provides the highest order of patient care in North Queensland. The hospital is currently
undergoing extensive capital works ensuring that the level of services required in the region is maintained. The
hospital is well positioned between James Cook University and the Lavarack Barracks enhancing the employment
profile of the area.
o State Government Agencies locate regional offices within the Townsville CBD primarily within the heritage State
Government Building which serves as a hub for public services including the Office of State Revenue and the
Department of Housing.
FIGURE 2.3 provides an examination of the changes in unemployment rates, labour force participation, occupation of the workforce
and industry of the workforce, using ABS Census data.
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FIGURE 2.3: Time Series Profile, Townsville City
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The Region is a major retail destination for communities across the local government area. Combined with further growth within the
tourism industry, the retail trade industry has become the second largest industry employer in Townsville City (behind public
administration and safety which includes defence facilities), employing approximately 11% of the total workforce as at 2006. In
saying this, the retail trade industry has experienced a decrease in the proportion of workers employed within this industry from the
1996 Census, where retail trade was the highest industry employer of the workforce (employing some 15% of the total workforce).
The strong economic influence that the public administration and safety industry has on the Region‟s economy has not only resulted
in a high proportion of the workforce being employed within this sector, but has been fundamental to the establishment of the
construction industry that is also prominent within the Region. As at June 2006, approximately 13% of the Region‟s workforce was
employed within the public administration and safety sector, some 1.5% greater than the 1996 figure.
Townsville City Council is also a major service and administration centre for the North Queensland Region, with a strong professional
employment base delivering education and training (through the James Cook University) and health care and social assistance
(through the Townsville Hospital and complimenting facilities). The relatively high proportion of workers in retail and accommodation
and food services sector are indicative of a population servicing activities.
The Australian Business Register provides information relating to the count of new business registrations recorded for each
calendar year since 2001. This information is typically used to highlight the growth and strength of the economy, reflected by
ongoing business registrations. The following FIGURE 2.4 provides an illustration of all new business registrations over the 2001 to
2010 period. This period indicates an overall increase of new business registrations within the Townsville City Council region from
2001 to 2010, although numbers have declined since the peak of 2007.
FIGURE 2.4: Count of New Business Registrations – Townsville City Council
5000
4500
4000
3500
3000
2500
2000
1500
1000
500
0
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
Source: www.abr.business.gov.au
Townsville City Council experienced a long-run upward trend in business registrations over the period, trending from approximately
3,050 new businesses in 2001 to a high of almost 4,400 in 2007. However, the years 2008 to 2010 recorded a decrease in new
business registration, reflective on the region of the worldwide economic downturn and lower levels of business confidence.
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Overall, the Townsville economy exhibits a relatively diverse economic base, including a significant stable public sector, a range of
population servicing activities and functions as a major service centre for the surrounding region. This strategy considers
opportunities and constraints to growth of this economic base in planning for the hierarchy of centres to service this economy.
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3.0
Literature Review/Planning Context
The following chapter provides a review of the existing planning schemes for the pre-amalgation Townville City and City of
Thuringowa and previous centres studies that were undertaken for the former local authorities. This Centres Hierarchy Strategy
builds upon the direction and findings of the previous work undertaken, and consolidated and updates the strategic direction for the
amalgamated Townsville City local government area.
3.1
Summary of Planning Context
The following TABLE 3.1 provides a summary comparison of the centre hierarchies in the TTSP and the Townsville and Thuringowa
planning schemes. As can be seen below, these three documents are generally consistent regarding the development intent for
centres, including the total floor space of these centres.
TABLE 3.1Existing Hierarchies
Hierarchy Level
Characteristics
CBD
Commercial/services
floor space
Retail floor space
Population catchment
Sub-regional Centre
Commercial/services
(Hyde Park, Aitkenvale,
floor space
Thuringowa Central,
Retail floor space
North Shore)
Population catchment
District Centre
Commercial/services
floor space
Retail floor space
Population catchment
Neighbourhood Centre
Commercial/services
floor space
Retail floor space
Population catchment
Convenience/ Local
Commercial/retail
Centre
floor space
Population catchment
TTSP
-
Townsville
-
Thuringowa
-
10,000m2
10,000m2 non-retail
55,000m2
50,000
5,000m2
55,000m2
5,000m2 non-retail
8-10,000m2
25,000
3,000m2
10,000m2
25,000
3,000m2 non-retail
3-5,000m2
3,500-6,000
1,000m2
5,000m2
1,000m2
55,000m2 comm.
10,000m2 services
10,000m2 comm.
5,000m2 services
25,000
5,000m2 comm.
3,000m2 services
3,500-6,000
1,000m2
-
-
-
Mixed use development within centres is generally supported by both schemes, with some emphasis on particular sub-areas or
precincts. Although this policy context has been set by the former Councils, there has been little take-up within either Townsville or
Thuringowa. This lack of implementation is likely due to a number of factors, including the predominance of traditional shopping
centre developments, where it is difficult to achieve mixed use, and developers are concerned about losing potential future retail
space. The only type of mixed use development in the study area is the home businesses along the major arterial road network
such as along Thuringowa Drive and Ross River Road. This outcome is not a true mixed use centre, and does not achieve the
densities that characterise mixed use centres.
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Both Townsville and Thuringowa have experienced historic strip development along major arterial roads. This has occurred over a
long period of time, both preceding the current planning schemes and afterwards. The current planning schemes were drafted to
support this type of development and provide further opportunities for it in specific locations. The scheme provisions allow for the
conversion of homes to offices, but also seek to promote site amalgamation to facilitate more significant redevelopment.
Thuringowa and Townsville have had a high level of take-up of these policies over the years, predominantly in the form of home
based businesses and individual commercial/retail buildings, with few consolidated convenience centre type developments. Those
roads that have a high level of strip development include Woolcock Street, Charters Towers Road, parts of Bowen Road, Ross River
Road and Thuringowa Drive. The strip development is more intense and pronounced along Charters Towers Road in the former
Townville area. The strip development typically radiates along these main thoroughfares from a more consolidated activity centre
comprising shopping centres, office buildings and community facilities, such as the strip development along Thuringowa Drive
supporting the core, consolidated centre around Willows Shopping Centre.
Over the years, commercial and retail developments, at a scale commensurate with a centre, have occurred outside of the defined
hierarchy and network of centres as defined in the Townsville and Thuringowa planning schemes. Neither of the existing planning
schemes provide any clear guidance or deterrence for this type of „out-of-centre‟ development.
In both of the planning schemes, the same parking rates apply for all commercial and retail developments across all zones.
Consequently, there are no centre-specific parking rates.
3.2
Townsville-Thuringowa Strategy Plan
The Townsville-Thuringowa Strategy Plan (TTSP) is a non-statutory regional planning document for the study area, and was
prepared by the former Department of Local Government, Planning, Sport and Recreation and the former Townsville City and City of
Thuringowa Councils. The TTSP was originally released in 2000, and a revised version was released in June 2007, reflecting more
up to date population projections; however, there is a growing consensus that the plan is time damaged and in need of a
comprehensive review or rewrite.
The TTSP includes a regional structure plan, which provides a broad regional land use structure. The structure plan includes urban
and non-urban areas, environment features, and identifies Regional Centres, Sub-Regional Centres and Town Centres. Those
centres identified on the structure plan map are as follows:



Regional Centre: Townsville Central Business District (CBD);
Sub-Regional Centres: Burdell-Mt Low (i.e. North Shore), Hermit Park (i.e. Hyde Park), Aitkenvale, Kirwan (i.e.
Thuringowa Central), Rocky Springs; and
Town Centres: Mutarnee, Balgal, Toomulla, Saunders Beach, Cungulla.
The declining importance of the Townsville CBD is highlighted in the plan, and is attributed to the emergence of other urban activity
centres. Major competitor centres for the CBD are Aitkenvale, Thuringowa Central and Hyde Park, which provide major retail and
services. Furthermore, the TTSP identifies that extensive growth of the region to the west has made the CBD less accessible to a
large proportion of the community. The CBD does remain the focus for commercial and administrative activities, but the plan notes
an emerging trend of decentralisation of office development. It suggests mixed-use and residential development within the CBD to
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support the extended operating hours and tourist and entertainment uses, as well as higher residential densities in surrounding
areas.
The Plan notes that the key issue for retail and commercial development is:
“The future role and function of the Townsville CBD and the region‟s other major centres should be clarified through an
agreed policy and hierarchy of major centres. Managing strip commercial development is also a major issue for the
region.”
With regards to the issue of strip commercial development, the plan specifically identifies Charters Towers Road, Ross River Road,
Bowen Road, Ingham Road and parts of Dalrymple Road.
The TTSP sets out a vision for the region, including the following vision for major centres:
“Significant retailing, commercial, social and cultural services are co-located in a hierarchy of major centres, which
promote accessibility and provide local employment opportunities. All of the major centres have good transport links and
are supported by higher-density residential development in surrounding areas. These major centres are vibrant „people‟
places that provide focal points for local communities.
The City Heart remains the primary focus of the community and the centre where all higher-order administration,
commercial and cultural activities are concentrated. The City Heart is a flourishing mixed-use centre in which residential
and commercial development is integrated with a wide range of recreational and cultural activities including boutique and
specialty retailing to present a dynamic attractive environment.”
Regional Planning Policies outline the goals and principles for future growth and development in the region. The following goals and
principles are applicable to this study:



Urban Growth Management: “to manage the future growth and development of the region in a way that uses land
efficiently, minimises transport demands, encourages the cost-effective provision of infrastructure and services, and is
consistent with the community‟s economic, social, cultural and environmental values”;
Major Centres: “to establish a hierarchy of major commercial, retail and entertainment centres so that facilities, services
and employment opportunities are accessible throughout the region”;
Employment Location: “to locate residential development and employment nodes such that there is good access to a
variety of employment opportunities for residents”.
Major centres identified in the regional planning policy are as follows:



Regional centre: Townsville CBD;
Sub-regional centres: Aitkenvale, Hyde Park, Thuringowa Central; and
District centres: Deeragun/Mt Low, Rasmussen, Idalia (i.e. Fairfield).
It is noted that these centres identified in the regional planning policies are different to those in the regional structure plan.
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3.3
Townsville City Plan 2005
The Townsville City Plan 2005 is the planning scheme for the former Townsville City local government area, and came into effect on
1 January 2005. Through the land use zoning and codes, the scheme sets a framework for development within and surrounding
centres. The following summarises the policy direction given in the code in relation to a number of key centres issues.
3.3.1
Centres Provisions
Desired Environmental Outcome (DEO) statements in Part 3 provide a strategic framework for development in the former Townsville
area. Those DEOs that are applicable to centres planning are as follows:

DEO a, Economic vitality – “a prosperous, productive and sustainable economy that is diverse and equitable, fulfilling a
major servicing role for the North Queensland region”. One of the key strategies identified to achieve this DEO is to
“identify a retail hierarchy to establish clear centres of economic activity within the City”;

DEO c, Transport and Mobility – “relationships between land uses, and the facilitation of mobility between places supports
an efficient and sustainable transport system that provides a high level of access to services and facilities to all members
of the communities”. One of the strategies the scheme identifies to support this DEO is to “promote compact and
consolidated urban forms to increase transport efficiency”; and

DEO i, Settlement Pattern – “development occurs in a manner that reflects the structure plan and transport hierarchy
plans shown on maps 3.1-3.4”. One strategy to support the achievement of this DEO is to “consolidate development
around a hierarchy of centres to provide higher levels of access to commercial and community facilities to as many
residents of Townsville as possible”.
District codes identify the overall development intent for each precinct in the relevant district, as well as specifying inconsistent uses.
Maps within this section of the planning scheme also identify the boundaries of each precinct.
The City Plan divides the Townsville area into 8 districts, and further divides these areas into precincts. The precincts are used to
guide development type and form. The general intent for the various centre related precincts is summarised below:
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TABLE 3.2: Centre Intents
Precinct Type
Centres
Precinct
Centre Frame Precinct (Woolcock
Street, Sturt Street, Charters
Towers Road, Bowen Road, Ross
River Road)
Local Centre Precinct
Neighbourhood Centre Precinct
(North Ward, Annandale)
District Centre Precinct (Fairfield
Waters,
Sub-Regional Centre Precinct
(Hyde Park, Aitkenvale)
CBD
CBD Retail Core Precinct
CBD Business Core Precinct
CBD Tourist Core/Tourist Core
Precinct
CBD Entertainment Core Precinct
Education, Heritage and Business
Park Precinct
Cultural Centre Precinct
Breakwater Precinct
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Appropriate Development
A range of commercial and retail uses, excluding shopping complex. Home based
businesses are self assessable development in this precinct. All residential uses are
impact assessable development. Educational establishments are envisioned in this
precinct.
A range of retail uses, including shop and shopping complex. Also includes home based
business. All residential uses are impact assessable development.
A range of commercial and retail uses, including educational establishment, home
based business, office, shop and shopping complex. Other uses include educational
establishment and multiple dwellings.
A range of commercial and retail uses, including home based business, educational
establishment, office, shop, shopping complex and showroom. Residential uses, being
multiple dwellings, are appropriate in this precinct.
A range of commercial and retail uses, including home based business, office, shop,
showroom and service industry. A shopping complex is impact assessable development
in this precinct, as are all residential uses.
A mixture of commercial, retail and residential uses, including home based business,
multiple dwellings, office, service industry, shop, shopping complex, detached house
hotel, motel and multiple dwellings.
Commercial and retail uses include home based business, multiple dwellings, office,
service industry and shop. Accommodation and residential uses include detached
house, motel and multiple dwellings.
Home based business, education establishment (within Magnetic Harbour), office,
service industry, shop and shopping complex. Accommodation and residential uses
including accommodation building, hotel, motel and multiple dwellings.
Commercial and retail uses are home based business, office, service industry, shop.
Residential and accommodation uses include hotel, motel and multiple dwellings.
Home based business, education establishment, multiple dwellings, office, service
industry and shop. Residential and accommodation uses include accommodation
building, dual occupancy, motel and multiple dwellings.
Home based business, cultural facilities, shop. Residential uses include accommodation
building, detached house, dual occupancy, hotel, motel and multiple dwellings.
Minor commercial and retail uses, including home based business and shop. Residential
uses include accommodation building, motel and multiple dwelling.
23
Two planning scheme codes are of particular relevance to this project: the Major Centres Code, and the Minor Centres Code. These
codes apply to retail and commercial style development proposals in Centre districts and precincts. These codes seek to achieve
high quality urban design and development outcomes within the hierarchy of centres, particularly relating to building form.
Those uses defined in the City Plan that are generally considered to be centre-based (including specialty centres) and centre frame
uses are identified APPENDIX A. Also included in APPENDIX A is the applicable car parking rates relating to these uses.
In general, the scheme allows for development within centres to have a maximum building height of two storeys or 8.5m, whichever
is the lesser, and site coverage of 100% with appropriate setbacks. The building height requirements generally only vary in the
North Ward area and the CBD. Allowable building heights in the CBD range from four storeys up to a maximum of 20 storeys with
the core centre area. Development in the CBD centre frame area has an allowable maximum height of three storeys, and the
surrounding residential precincts range from two storeys to six storeys. Anecdotal evidence suggests that current car parking
requirements in the CBD may be a deterrent to significant commercial redevelopment.
It is understood that a number of City Plan amendments are currently proposed, which will have the effect of increasing the
allowable gross floor area for a number of centres, including Aitkenvale.
3.3.2
Other Relevant Policy
Strip Development
The Townsville City Plan currently facilitates „strip‟ development through its districts and precincts. In particular, the centre frame
precinct enables centre type development, being a mixture of retail and commercial uses and home businesses, to locate along
major arterial roads. Such development within the precinct is self assessable development, and thereby an „easy‟ option for
landowners and small businesses. Showrooms and warehouses are also code assessable development within this precinct. The
current policy provides for a wide range of retail and commercial development types and thus actively encourages this type of
development along the arterial roads.
In the centre frame areas, the scheme allows for the same building heights and site coverage sought for centres (excluding the
CBD). This includes development of up to two storeys (or 8.5 metres), and 100% site coverage. There are currently no clear
policies or incentives in the Townsville planning scheme that encourage the amalgamation of sites in the centre frame areas.
„Big Box‟ Development
A major „big box‟ development (i.e. Domain) has occurred on Dalrymple Road within an industrial area, being the business and
industry precinct. The Townsville City Plan specifically made showroom developments code assessable within the Business and
Industry Precinct, which includes land along Dalrymple Road and in Fairfield Waters. Showroom style developments are not
specifically directed to this precinct by the scheme. Showroom developments have occurred throughout the urban area, including in
centres and centre frames. There is a cluster around the Hyde Park centre; however, following the development of the Domain, the
larger scale showroom developments have begun to cluster in this area.
The current policy enables commercial „big box‟ development to locate within the Business and Industry precincts, which will enable
long term encroachment and take-up of the land within this precinct that is currently used for industrial purposes. Surrounding the
Domain development along Duckworth Street, there are a number of other individual tenancy showroom developments (also within
the Business and Industry precinct). As a result, the area attracts both domestic and industrial/business traffic. The „Homemaker
Centre‟ planned for the Fairfield area is intended to accommodate a similar style of development to Domain, with a maximum floor
space of 5,000m2.
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Mixed Use Centres
Currently, the Townsville City Plan says that residential uses within sub-regional centres will only be provided as part of a mixed use
development (i.e. above retail/commercial uses), and where this achieves an acceptable amenity outcome for residents. In
neighbourhood centres, residential uses are only provided where they are integrated into the centre. In general, the scheme seeks
for residential densities within centres to be a maximum 187 persons per hectare.
Residential land surrounding centres varies in density. Some centres are surrounded by low to medium density residential
development, with a mixture of two to three storey units and detached dwellings. This is particularly the case around Aitkenvale, and
the newly developing centre at Douglas (NW of uni). North Ward also has some medium density residential uses; however, the
majority of units appear to be accommodation for visitors to the area. Except in those areas mentioned, residential densities
surrounding centres are generally low, with detached dwellings dominating.
Specialised Employment Centres
There are a number of special centres within the Townsville area, including the Townsville General Hospital and James Cook
University (JCU), the Townsville Port, and the Department of Defence land and barracks (i.e. Lavarack Barracks, RAAF Base in
Garbutt). Both the port land and Department of Defence land are not subject to the planning scheme; however, they do have major
implications for the city. None of these special use areas are recognised by the scheme as „centres‟; however, they are specifically
discussed in the relevant district/precinct codes. These centres are major institutions typically controlled by higher levels of
government that due to their size and function influence the economic dynamic of the City. Primary and high schools have not been
included in these Specialised Employment Centres.
The hospital grounds and JCU campus are located within the Community and Government precinct under the planning scheme, and
both are located within the River South District. The scheme seeks for educational establishments to be consolidated, and hospital
support and paramedical uses to locate in proximity to the hospital. Residential densities in this district are intended to be highest
around identified Neighbourhood Centres and surrounding the JCU campus and hospital grounds. The Lavarack Barracks are
located on land adjoining these uses, and the scheme identifies that this Department of Defence Land will continue to be used for
military purposes.
While not typical centres in the traditional sense, these facilities are major employers and foci of economic activity. Specific master
and structure planning should be undertaken on these centres by the relevant authorities (Townsville Port Authority, Department of
Defence, etc) with consultation with Townsville Regional Council to ensure integration with the remainder of the City‟s activity
centres.
3.4
City of Thuringowa Planning Scheme
The City of Thuringowa Planning Scheme came into effect in 2003. Similar to Townsville scheme, Thuringowa establishes a number
of Planning Areas which provide the land use and policy intent for an area. The following summary outlines the policy intent of the
scheme in relation to a number of key issues.
3.4.1
Centres Provisions
The planning scheme identifies a range of Desired Environmental Outcomes for the former City of Thuringowa. These DEOs are
strategic intent statements for the area, providing guidance for future growth and development. Some of the key DEOs are as
follows:
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

DEO 4 – “the City‟s valuable features, built environment and land use pattern result in a distinct sense of place and local
identity, and are vibrant, safe and healthy, with access to community and cultural facilities and services”; and
DEO 6 – “the City‟s land use patterns create cohesive communities that balance economic, social and environmental
considerations”.
Land in the City of Thuringowa is separated into a number of Planning Areas that identify the preferred land use for the land. One
such Planning Area is the Centres Planning Area, which covers land in identified centres. This Planning Area is intended to be taken
up primarily by commercial development and residential development. The planning scheme identifies a hierarchy of centres, and
nominates these centres, as follows:




convenience centres;
neighbourhood centres – Greenwood, Mt View, Parkside and Kirwan North;
district centres – Upper Ross Shopping Centre and Woodlands Shopping Centre; and
sub-regional centres – Mt Low-Deeragun (beyond the life of the planning scheme) and Thuringowa City Centre.
The Thuringowa Planning Scheme does not provide as much detailed guidance about the nature of development within specific
precincts and locations as the Townsville City Plan does. The network of centres is intended to accommodate commercial
development (i.e. Bottleshop, Fast Food Store, Local Shop, Market, Medical Centre, Restaurant, Shop and Showroom) and service
premises (i.e. premises used for business administration, banking or the carrying on of clerical, secretarial or professional services).
A home based business is self assessable development (excepting some specific site circumstances) in the Centre Planning Area,
thus enabling business operations to take place in detached dwellings.
The planning scheme generally supports commercial and services premises development within the defined centres that does not
increase the GLA above that specified for the applicable level of hierarchy. The Centres Planning Area Code reinforces the maximum
GLA for centres, and specifies other measurable character and built form criteria for development, including setbacks, signage and
landscaping. Building height provisions in the planning scheme allow for heights between 10m (including in the centre frame area)
and 20m in Thuringowa Central, 10m in a District Centre, and 7.5m in a Neighbourhood Centre.
The planning scheme also introduces urban growth boundaries (refer to FIGURE 3.1), which is intended to encourage urban
development to occur within the identified boundaries so as to ensure that “development occurs in an orderly, efficient and cost
effective manner”. Those areas outside of the urban growth boundaries are intended to be protected for uses such as agriculture,
natural resources and so forth.
Typical centre-based and centre frame uses that are defined in the Thuringowa Planning Scheme are provided in APPENDIX A. The
car parking rates for these uses are also outlined in the table.
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FIGURE 3.1: City of Thuringowa Urban Growth Boundaries
SOURCE: City of Thuringowa Planning Scheme
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3.4.2
Other Relevant Policy
Strip Development
Similar to Townsville, the Thuringowa Planning Scheme has a City Centre Frame zone. This zone is located only surrounding
Thuringowa Central and generally extends along Ross River Road and Thuringowa Drive. The scheme seeks for development within
this frame to have an “integrated commercial and residential focus”. In that regard, the scheme supports commercial, service
premises and residential uses to be located within the zone. Planning scheme provisions relating to the character and built form
outcomes in the centre frame area are the same as those relating to other centres. There are no provisions within the planning
scheme which provide an incentive for amalgamation of sites.
„Big Box‟ Development
„Big box‟ style development is not as prevalent in the industrial areas of the former Thuringowa area as it is in Townsville. The
scheme does contain policies which could support such a style of development in industrial areas; however, there is limited land to
which this would apply. The scheme includes showrooms within the definition of commercial development, and it is therefore
encouraged to occur within the identified centres, which specifically seek to accommodate commercial developments.
The Industrial Planning Area is generally intended to be used for industrial development under the Thuringowa Planning Scheme,
although it does allow for development that is “compatible with the industrial landscape or has a nexus with Industrial
Development”, and does not compromise the future use of the area for industrial development. The Light and Service Industry subarea is specifically intended to have a focus on service and commercial uses having a high level of interface with the public;
however, it is also made clear that shopping centres are not consistent with the desired outcomes for this sub-area. The Light and
Service Industry sub-area is located in only a few places within Thuringowa, being primarily along the Bruce Highway near Burdell
and Deeragun, and in Condon.
Mixed Use Centres
In general, the Thuringowa scheme seeks for development in centres to be designed to be sympathetic to adjoining residential
uses, and „multiple dwellings‟ are generally consistent with the zoning (i.e. being code assessable development). Only in the City
Centre Support (i.e. northern and western edge of Thuringowa Central) and City Centre Frame sub-areas (i.e. Ross River Road and
Thuringowa Road) of the Centres Planning Area, does the scheme make specific mention of mixed commercial and residential
development.
Overall, the outcome sought by the scheme is for integrated commercial and residential development, where residential uses are
proposed. Residential densities provided for in the Centres Planning Area are at least 40 persons per hectare, with residential
components located above ground level.
3.5
Townsville Centres Hierarchy Review (AEC Group, Nov 2007)
The Townsville Centres Hierarchy Review (2007) was undertaken for the pre-amalgamated Townsville City Council and
commissioned in recognition of changing population growth rates since the TTSP was released in 2000. It reviewed the centres
hierarchy across the Twin Cities in the context of the TTSP and also reviewed the hierarchy within the former Townsville City
boundary.
The report included a demand assessment of future retail floorspace for Townsville (old boundaries), projecting that Townsville
would require an additional 103,300m2 of retail floorspace between 2007 and 2026 (medium growth scenario). An additional
19,300m2 of commercial office was also projected to 2026 (medium series).
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The report allocated this additional floorspace demand to specific centres and gave a description of the development and growth
strategies for each centre. Key changes in its hierarchy review was that it recommended increasing the retail floorspace threshold
for Aitkenvale from 55,000m2 to 70,000m2, elevating the Racecourse Road District Centre (Fairfield Waters) from a District Centre
to a Sub-Regional Centre and nominating new centres at Rocky Springs (District Centre) and Alligator Creek (Local Centre).
The Racecourse Road centre elevation was based on the development of the DFO proposal at that time.
3.6
Thuringowa Retail and Commercial Office Supply Demand Analysis (AEC Group, Feb 2008)
The Thuringowa Retail and Commercial Office Supply Demand Analysis was commissioned to guide planning for retail and office
development in Thuringowa City to 2026 and was an update of previous reports undertaken in 2003 and 2005.
The report discussed the interactions between the former Thuringowa and Townsville Cities from a retail market perspective,
reporting that some 31% of retail expenditure generated by Thuringowa residents was spent in Townsville and some 6-10% of
expenditure by Townsville residents was spent in Thuringowa.
Demand analyses were based on PIFU 2006 population projections to 2026, which are substantially lower than PIFU‟s 2008
projections (14% lower in 2026 for medium series). The demand analyses also assumed a greater proportion of the retail and
office demand generated by Thuringowa residents being met in Thuringowa, rather than leaking to Townsville. In particular the
report assumed a significant increase in the capture in Thuringowa of homewares and appliances, furniture, garden and hardware
goods and recreation and entertainment equipment, implying a significant increase in the allocation of retail showrooms in
Thuringowa.
The demand assessment (medium series) estimated a demand for an additional 95,000m 2 of retail in Thuringowa by 2026. The
report did not provide recommendations as to the location(s) of this floorspace.
The report projected between 9,000m2 and 48,000m2 of additional office floorspace by 2026 (depending on population growth
assumptions and per capita floorspace assumptions). The report proposed the following additional floorspace for centres in
Thuringowa to 2027 (TABLE 3.3).
TABLE 3.3: Projected Additional Floorspace
Centre
GFA (m2)
Thuringowa Central
15,000
Deeragun/My Low Sub-Regional Centre
4,500
Upper Ross Shopping Centre
1,000
The Avenues/Greenwood Shopping Centre
2,000
Other Nominated Centres
1,500
Total
24,000
SOURCE: AEC Group
The report provides strategic guidance to the development of retail and office in Thuringowa but does not propose a hierarchy of
centres.
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3.7
Townsville Economic Gateway
Townsville Economic Gateway is a strategic vision statement for the region, with a focus on the Port of Townsville, CBD and Stuart‟s
Industrial and Logistics Precinct. The CBD vision identifies the opening up of the Flinders Street Mall as the catalyst for Flinders
Street to “retake the mantle as the retail centrepiece of North Queensland”. The continued development of the Palmer Street dining
precinct is identified in the vision.
The vision also outlines that the rail yards on the edge of the CBD would be redeveloped as a lifestyle village, with further
redevelopment on the south of Ross Creek.
3.8
Summary
A range of economic and planning studies and strategies have underpinned the development framework of Townsville City,
consistently promoting a regional functionality for the CBD, although recognising that this functionality is undermined by current
performance and other economic and planning development outcomes throughout the City. The Centres Hierarchy Review will
examine the policy outcomes and guidelines that will contribute to consolidation of activities in centres, including residential activity
where appropriate, the role of land expansive uses such as bulky goods and mechanisms by which these activities may be effectively
planned within the City, minimising attendant loss of industrial land and impacts on other more traditional retailing uses, and
opportunities to foster the amalgamation of sites in promoting economic development and centre revitalisation.
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4.0
Existing Centres Network
The purpose of this Chapter is to examine the network of centres, and to review centres in this network in respect of their location,
role, function, size, quality and nature. This Chapter examines trends in centre development including key planning instruments and
policies adopted to address future growth and development of centre-related activities, as well as reviewing drivers and influences
upon centre development from both an industry and consumer behavioural perspective. A consideration of historical patterns of
development of centres and the motivations and expectations of users, has been provided as a link between the examination of the
current role and performance of the Centres within Townsville and future implications for centres planning.
4.1
Trends in Planning Policy
Increasing mobilisation of consumers has impacted the role and performance of downtowns and CBD‟s, and contributed to a more
decentralised pattern of economic and commercial activity. Multi-nodal policies for centres are now prominent, recognising that
there is a need for the efficient distribution and allocation of resources to meet varying needs.
Whilst some multi-nodal policies have called for a network of centres rather than prescribing a hierarchy of centres and subsequent
roles, functions, mix of activities, quantum of space etc, this laissez-faire approach does not provide commitment and confidence in
investment for public and private sector infrastructure.
In saying this, we also consider that centre hierarchies should comprise much more than a central business district surrounded or
supported by a series of suburban, car-oriented shopping centres and that centres within the hierarchy should include both retail
focused and multi-purpose centres. A well performing centres‟ hierarchy has the following features:
 Well-defined central business district – The CBD contains the highest order employment, services, community, entertainment
and administrative facilities of the region it serves.
 Range of centre types – The centre hierarchy caters to a range of retailing and services needs of residents, workers and
visitors.
 Pedestrian friendly environments – All centres encourage pedestrian activity, with safe, high quality street-scaping and
walkways.
 Focus for higher density dwellings – Higher density dwelling forms are located at the fringe of centres or above centre
activities.
 Focus for public transport – Centres are well serviced and linked by public transport options, minimising the number of private
vehicle trips.
 Centres offer more than retailing – Larger centres providing a regional or sub-regional function, would provide a greater range
of diverse facilities and activities.
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 More than functional – Centres are a major meeting and entertainment place for residents and visitors.
 Public spaces – Public spaces form an integral part of well performing centres.
A commonality of many of the prominent modern centres strategies is therefore the definition of a hierarchy of centres and an
intention that centres within this hierarchy offer a diversity of uses and meet a variety of needs. These strategies recognise that
centres offer a place of activity and opportunities for people to live, work, play and have access to public transport in a safe and
attractive environment. More particularly, it is clear that the development and promotion of successful, vibrant and active centres
inherently requires strategic partnerships between levels of government and the private sector, in concert with other strategies such
as economic and transport strategies. Additional detailed planning, for example, business improvement districts (BIDs) or
masterplanning/structure planning is critical to the implementation process and in fostering centre development or revitalisation.
The SEQ Regional Plan states that “Transit development in SEQ will be based around frequent high-capacity public transport
systems, primarily rail and busway. Regional activity centres are primary locations for the application of transit oriented
development principles.” The interrelationship between transport and centres is also recognised in policies such as the Melbourne
2030 and Greater Vancouver Liveable Centres Strategy, which have a significant focus on transit oriented development with an
expectation that all centres will be underpinned by a transport strategy.
Critical to CBD development and revitalisation strategies in Parramatta and Ipswich, has been the commitment from local and State
government to investment in these centres through the development of key infrastructure, as well as initiatives to employ
government owned assets to attract private sector development. The Parramatta Council embraced a central role in the
redevelopment of Parramatta, planning and financing a Civic Centre that contributed to a sense of amenity and sense of place in the
centre. Other critical infrastructure such as the State Government‟s investment in the redesign and reconstruction of the rail station
in Parramatta was pivotal in demonstrating public sector commitment to the role and vitality of the centre.
Ipswich has recently embarked on its CBD Strategy for the revitalisation and rejuvenation of the Ipswich CBD. One of the strategic
actions of this program has been the release of Expressions of Interest for development of strategic Council owned land and assets
within the CBD, seeking private sector interest in the CBD and development opportunities that are conducive to meeting the vision
for the City.
The traditional main street characteristic of long-established suburban centres has been encroached upon by the development of
enclosed shopping centres and malls, with a resultant focus away from street activity, instrumental in many of these revitalisation
strategies. However changing patterns in the way people shop and the desire for a more enjoyable shopping experience, have also
given rise to a re-emergence of focus on the main street and open air shopping precincts and their role in community life,
contributing to the development of a strong “main street” program in Great Britain, focused on strengthening the operation,
marketing, function and overall attraction of traditional main street centres. A large number of United States city centres have
mirrored this experience.
The main street approach uses the combined eight principles of:
 Comprehensive;
 Incremental;
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





Self-help;
Public/private partnership;
Identifying and capitalising on existing assets;
Quality;
Change; and
Action-oriented.
This coordinated approach presents a proactive response to creating a dynamic, accessible and visitor-friendly centre, and has
been used extensively throughout the United States in seeking to address ailing downtowns and town centres. Again, what is
identified most strongly with this approach is the need for coordination, partnerships and management to implement the strategies
and actions.
The SEQ Regional Plan also seeks to promote active, main street environments for established and new centres.
The Association of Town Centre Management in the United Kingdom exemplifies the practical approach to the implementation of
strategies and actions. The primary role of the Town Centre Manager is to create active partnerships and networks to develop a
vibrant and sustainable environment that involves and benefits all of its stakeholders. Specific actions include nurturing investor
confidence, improving safety and security for users, creating a competitive edge, communicating the vision, creating an identity and
image, and marketing. Funding is generally derived from all stakeholders involved and the share of funding incurred varies between
centres, but commonly is determined by the stakeholders themselves. Within the Australian context, Place Management of activity
centres has been embraced by some councils through employment of a Place Manager charged with the responsibility of facilitating
vibrant centres, however this approach is not widespread within Queensland.
The renewed focus on the local main street as a popular retail destination is underpinned by a desire to feel part of a local
community with a village atmosphere. Increasingly, consumers are opting to shop locally, supporting local businesses where people
know each other and they can establish relationships. Moreover, the local main street should offer convenience and accessibility for
time-poor consumers, who shop more frequently for a smaller number of goods. With a cafe culture now a prominent component of
many main streets, these traditional precincts also function as important meeting places integral to creating a community hub.
The main street approach has been shunned in Townsville in preference for enclosed malls due to the attractiveness of airconditioned centres over outdoor environments. Any movement towards a main street model, which provides several town planning
and urban design benefits, would need to overcome the tropical climate obstacles.
Typically, when one thinks about a town or suburban centre, the emotions or memories that it stimulates are paramount to our
expectations as to how the centre can meet the community‟s diverse array of needs, which can be based on the following:
Physical - to
purchase &
meet needs
of the
household
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Social browsing,
meeting
friends,
leisure
Emotional to gain
pleasure
from an
experience
Well Being physical &
mental
health,
education,
security
Financial place to
work, gain
employment
Possession to buy
because 'I
just have to
have it!'
Aspirationalbrand names,
see and be
seen
33
Consumer behaviour and the role and function of centres are therefore significantly intertwined. The retail industry has changed
significantly in recent years in order to encapsulate other needs, desires and emotions of shoppers, however other market sectors
have been somewhat slower to respond. Indeed, there are continual challenges to ensure that our CBD‟s and suburban centres
remain relevant to evolving consumer trends and preferences, and in continuing to provide for opportunities to meet a variety of
target market needs.
Higher order environments, offer the opportunity to better meet a greater variety of retail and entertainment needs, whereas top-up
shopping dominated centres may only really cater for a limited number of community needs. There is an increasing focus on making
visits to town or village centres more „experiential‟ and capturing a greater share of peoples‟ leisure time and allowing them to
„linger longer‟ within an active and vibrant location, and to provide opportunities for employment closer to home.
4.2
Retail Influences
4.2.1
Types of Shopping Trips
In setting the scene for evaluating the role and performance of centres in the existing hierarchy, the Study Team has briefly
examined shopping trips and retail centre types.
There are five main shopping trips undertaken by shoppers. Whilst these trips describe the typical trips undertaken by shoppers,
there are undoubtedly some exceptions to these generalisations.
The first and most basic type of trip is a convenience or buy-fresh trip for items that are used often (e.g. video hire) or are
perishable (e.g. bread, milk, takeaway food) or that have a specific use-life (daily newspaper). Convenience shopping centres
target this shopping trip, although the advent of extended trading hours has allowed the larger supermarkets to also gain a small
share of this type of trip.
The second type of shopping trip is the main weekly (or fortnightly) shopping for groceries and household essentials. This is a
regular, habitual and planned trip that is normally made to a centre which includes a full-line supermarket (usually district or subregional centres). This type of trip is rarely viewed as anything but a chore, a duty, something that has got to be done, and done
as easily, cheaply and efficiently as possible. The main motivation for this trip is to satisfy the general needs of households.
Comparison shopping is the third type of shopping trip – normally planned to be enjoyable and may be linked with other activities
such as meeting friends, attending the cinema, etc. Clothing and similar discretionary items are usually the target items for this
shopping trip. Shoppers expect to be able to visit many stores in order to make a comparison between different goods before
purchasing. These types of trips are usually made to the central city, regional centre or the larger sub-regional centres. A wide
range and depth of merchandise is needed to satisfy this higher order level of shopping, together with a range of entertainment
facilities which help to make the visit an enjoyable day out.
The special purpose shopping trip involves shopping for a special item or group of items such as sporting equipment, furniture,
auto accessories, do-it-yourself building products and electrical goods. These shopping trips are usually targeted towards bulky
goods stores. Home and leisure centres, such as Domain Central, have established in response to this growing phenomenon, as
well as a range of category killer stores such as Rebel Sport, Harvey Norman, Toys R Us and Freedom, which specialise in a
particular category or department.
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Leisure shopping is the fifth type of shopping trip, similar to comparison shopping in that it is planned to be enjoyable and linked
with a range of activities, although usually without a specific shopping list of goods in mind. In undertaking leisure trips, shoppers
are looking for experiences that cannot be found in traditional centres and that are unique in their nature. People on holiday, with
more time on their hands, are more likely to undertake this type of trip. Larger regional centres, factory outlet centres and markets
appeal to this shopping trip.
4.2.2
Types of Retail Centres
A retail network is comprised of different types of centres which satisfy various needs of consumers. The following is a brief
discussion of centres within a retail network based on Urban Economics‟s standard definitions and does not necessarily relate to
Council‟s centre hierarchy or the Queensland Planning Provisions (QPP). The QPP aligned definitions and hierarchy is the outcome
of this study.
A Local, Convenience or Neighbourhood Centre is differentiated from the higher order centre in that it does not generally provide
sufficient range or depth of merchandise to fully cater for the major weekly or fortnightly household trip. These centres do not
include a department store, variety store or discount department store. They normally provide only 1,000m2 to 4,000m2 of lettable
retail space (excluding professional services), have less than 20 specialty stores, and their merchandise mix is highly biased to food
items. Smaller centres located on major arterial roads are frequently referred to as convenience centres.
Historically, full-line supermarkets have not tenanted these smaller neighbourhood centres. However, there are many recent
examples of full-line supermarkets co-locating with a small number of specialty stores and trading as a neighbourhood centre.
Extended shopping hours and the desire by major supermarkets to increase their market share have contributed to this situation.
These traditional neighbourhood centres are usually traditional strip rather than planned centres and have historically located
centrally within a residential area. These centres normally serve between 1,000 and 3,000 households in the Primary Trade Area,
depending on their composition, location and competition.
District Centres generally serve a series of neighbourhoods (5,000 to 8,000 households) and provide facilities needed to cater for
a major weekly shopping trip. They also serve as neighbourhood centres to the immediate surrounding population. Lettable retail
area in district centres normally falls between 5,000m2 and 15,000m2, but it is the function of the centre, rather than the size,
which is critical. Such a centre is often at the focus of the local public transport system and usually incorporates financial and
community service-type activities.
The store mix of a district shopping centre generally includes a major supermarket, a full range of food stores and personal services
and a variety or discount store.
Regional and Sub-Regional Centres serve a series of communities and provide mainly comparison and specialty shopping functions.
These include a department store and/or a large discount department store and offer a full range of merchandise and services. The
larger centres usually provide entertainment facilities, such as cinemas and food courts. About 20,000 or more households are
usually required within its sphere of influence in metropolitan areas with a reasonably well structured retail hierarchy, although a
lower household threshold is acceptable if the population to be served has special characteristics or is isolated from other shopping
opportunities. The differentiation between a regional and a sub-regional centre is again one of function rather than size. Regional
centres would need to provide a full-line department store and a full range and depth of merchandise (usually requiring at least
40,000m2). Other centres failing to meet these requirements are generally referred to as sub-regional centres.
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Retail Showroom Facilities differ from the traditional retail centres in the size, nature and range of products sold. Therefore, these
facilities do not readily fit into the above hierarchy. Retail showroom facilities can be defined to include those bulky goods retailers
that cater for home improvement/homeware products, garden centre products and indoor/outdoor
entertainment/leisure/recreational products. Retail showroom facilities encompass a broad range of large stores involved in the
sale of large goods such as furniture, domestic hardware, floor coverings, household appliances and electrical goods, including
computers. Other retailers attracted by the large floor areas, cheaper rents and the type of customers attracted to these centres,
include toy and sports retailers, auto accessory outlets, soft furnishings and home improvement specialists.
4.2.3
Trends in Retail Development
Retailing is a dynamic and evolving industry, leading and responding to changing consumer preferences and expectations. It is
difficult to predict the mix of retailing activities that are likely to be prominent within Townsville over the next one to two decades.
One only needs to consider the rapid development and evolution of bulky goods retailing as a prominent feature in the retailing
market in illustrating the unpredictability of the likely future mix of retailing. However, this evolution in bulky goods retailing and that
of factory outlet retailing, has also demonstrated the need for flexibility in centres strategies and planning schemes to accommodate
the diverse and evolving nature of retailing. This section presents a discussion of key trends evident within the retail sector and
implications for the anticipated scale and mix of retailing and its location in Townsville.

On-Line Retailing: Whilst 20 years ago many commentators were predicting the demise of traditional retailing in favour of
internet based retailing, the reality is that internet sales approximate 8% of total retail industry revenue in Australia and
13% of revenue in the US. Rather, the internet and on-line retailing offers convenience and accessibility to a broad range
of retailers and outlets from which comparisons may be made and the consumer is better informed and better placed to
make comparisons and judgements in a timely and efficient manner. On line retailing will become an increasing important
means of marketing for retailers and an information source for consumers, and thus will continue to complement and
enhance the “bricks and mortar” retailing experience. Retailers that seek to improve the multi-channel experience for
shoppers will maximise their potential in the short to medium term.

Increasing Specialisation (Category Killers): The emergence of retailers that focus on providing extensive depth and choice
in a small product category i.e. stationery, liquor, hardware, is expected to continue for the medium term, with implications
for store layout and design, location and the number of stores within the network. For instance, the layouts of large
format stores such as Dan Murphy‟s, the new Woolworths hardware module, Anaconda etc, whilst servicing a large
customer base of sub-regional or regional significance, may not be necessarily conducive to the concentration of higher
density activities anticipated within a CBD because of their expansive designs, but are appropriate in frame areas or
specialist retail centres.

Generational Demands: Generation Y and Baby Boomers are the two key market segments that will influence the mix and
practices of retailing in the medium term. Generation Y consumers have been identified as brand savvy, growing up in a
period of strong economic prosperity and not only comfortable with, but expecting rapid changes in technology;
technology in all its various forms is a part of their life, not just an accessory or complement to it, as is typical of
Generation X and particularly Baby Boomer generations. Particular retailing that will appeal to this market segment in the
short to medium term includes increasing prominence of retailing aimed at men, including men‟s fashion, accessories and
stylists. Outlets such as Apple stores, urban and street wear, concept stores with high levels of experiential design and
adventure travel, will appeal to this segment.
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
Baby Boomers will move into retirement age during this projection period, influencing their housing and household styles,
recreational and leisure pursuits and times, health and wellbeing needs, purchasing power and purchase patterns. As the
nest empties for this “for me” generation, the focus becomes on creating a lifestyle that suits their aspirations, and one
would expect that expenditure on “toys” associated with an active lifestyle, downsizing the family home and purchasing
new household goods to suit their lifestyle, will become increasing important. Access to specialist homeware and
household goods outlets, a broad range of recreational pursuits and retailers, including camping/boating/hobby stores
will become increasingly important to this age group. Leisure based retailing and retailing associated with health,
wellbeing of the mind, body and spirit, self actualisation and demonstration that they have “made it” will be important
features of the future retail environment.

Generation Z will be the key target markets for future workers and first home buyers in the medium to long term
development. Referred to as digital natives and generation media, this group, whilst being the smallest generation of our
era, will have the longest life expectancy, be the most formally educated, be effective time managers and maximisers
(including experts at multi tasking), are technologically literate and socially engaged. This group is likely to continue to
pursue educational opportunities and enjoy outlets and retail experiences that stimulate and embrace this orientation
(e.g. the emergence of Smiggle, gaming outlets), engage with retailers that are socially and environmentally responsible,
and seek a retailing experience that embraces their technological lifestyles; i.e. wireless social venues would be a given
right not an expectation, venues for informed socialising, sharing of ideas will be embraced.

Factory Outlets emerging from the United States, originally in e.g. Strip Centres in Bridge Road Melbourne and Stones
Corner Brisbane, brand direct and factory outlet centres were the hotly debated development “darling” of the early to mid
2000‟s. What was little understood by the development industry is that these centres require large catchment
populations to sustain them, access to both catchment and visitor markets and are accessed by major arterial road
networks. As a result, the Australian market quickly reached a saturation point and opportunities for this retailing in its
current form are likely to be limited in the short to medium term.\

Convenience Focus Increasingly time-poor consumers are demanding quick, convenient access to chore activities such as
food and grocery shopping, with shoppers shopping more often for a smaller basket of goods; often effectively shopping
by the meal. Supermarkets have responded with store and centre layout designs aimed at amplifying convenience,
incorporating meal solutions, extended trading hours, etc.
4.3
Commercial Office Market
Key considerations and trends in the commercial office market include:

Locational Needs of Business: A CBD location still offers businesses a profile or level of prestige.

Other Locational Requirements: In an increasingly tight labour market, the needs and expectations of employees become
increasingly significant in the locational decisions of businesses; access to shopping, services, entertainment,
dining/takeaway food, and public transport are significant factors in locational decisions.

Campus Style Accommodation: These large floorplate developments that have been exemplified by e.g. Optus and
Woolworths in co-locating various divisions of the organisation for operational efficiencies and are typically unsuitable in
CBD locations because of their land expansive (and costly) nature.
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
Co-location of Business Activities: in an effort to streamline business efficiencies, there has been an increasing trend for
businesses to co-locate office, warehouse/manufacturing and distribution activities in the one location, generating an
increased demand for office space in more traditional industrial precincts.

Changing Floorplate Sizes During The excesses of the 1980‟s, demand for large impressive space led to a rise in
floorspace ratios from 14m2 in the 1970‟s to 20m2 per worker in the 1990‟s. Restructuring, workplace strategies such as
hot desking/job sharing, reduced workspace rations, again sometimes as low as 10m2 to 11m2 per worker in the Sydney
and Brisbane CBD‟s. We do not expect that these rations will apply to suburban and regional markets in the short term,
however, the mobility of resource base sector workers suggests that lower rations may be sustained in Townsville in the
medium to longer term.
4.4
In-Centre Residential
Key considerations and trends include:
4.5

Empty Nesters: A need to downsize after children have left the home, but not seeking traditional retirement village models,
has created an ideal target market for inner city apartment living. The population of the Brisbane CBD has more than
trebled between 2001 and 2010 as a result of inner city apartment growth. These empty nesters are seeking an active
lifestyle with access to a broad range of entertainment and leisure facilities, including dining, theatre/cinema, cycle/walking
paths. Storage of “toys” associated with an active lifestyle is significant for this group.

Regional Centres: In the South East Queensland market, the period since 2006 has exhibited strong growth and takeup of
multi-storey residential in centres such as Chermside and Upper Mt Gravatt, and some more modest levels of activity in
Toowoomba and Ipswich. Critical success factors has included walking distance to major shopping and entertainment
facilities, access to public transport and a need for older households to downsize. These facilities appear to be attracting
both young professionals and empty nesters.

Other Centres: Rockhampton, Mackay, Bundaberg, Cairns as well as Townsville all have strategies to increase the mix of
inner city residential, with varying levels of take-up.
Existing Centres Network
Building upon the discussion in Chapter 3.0, the existing centres network was inspected in January 2010 and centres reviewed in
respect of their location, role, function size and nature. The following provides a review of these centres, with particular details
focussed upon the commercial and retail activities situated within these centres, as well as the capacity of each centre to
accommodate further development, expansion and/or consolidation. More details regarding each centre and tenants can be found
in TABLE 4.1.
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TABLE 4.1: Existing Centres Network
Centre and Location
Regional Centre
Central Business District
Sub-Regional Centre
Hyde Park
Aitkenvale
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Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
Central Business
District
130,000m2
The CBD provides a range of
retail, service, dining and
entertainment facilities. Office
floorspace comprised a large
proportion of the total
floorspace in the CBD.
Traditionally, the CBD should cater for the Region‟s major retailing, commercial, business,
and government and entertainment activities to service the surrounding region. For some
time now the Townsville CBD has been performing well below its Regional status with the
quality of retailing and office facilities of a poor level and subsequently the CBD
experiences a high vacancy rate. Major tenants include Channel 7, the Big Four Banks
and major fast food retailers, The Barrier Reef Institute of TAFE, Council Chambers,
Queensland Transport and Law Courts. Museum of Tropical Queensland and aquarium
are also located to the east of the CBD, whilst a number of dining and accommodation
facilities are located along Palmer Street (across the river). At the time of inspection,
there was a high level of vacancies and the city experienced low levels of patronage.
Lakes Central
9,427m2
Castletown
Shoppingworld
37,255m2
Hyde Park
14,968m2
Joyce Mayne electrical, overflow,
Maze Mania Play Cafe, Dulux
Paint, Tropical TV and a couple
of vacancies.
Major tenants include Target and
a full line Woolworths. The centre
also comprises some 111
specialty retail stores and a
petrol station. There was no
office tenancies located within
the centre.
Tenants included a chiropractor
and eye surgeon, Dick Smith
Electronics, a vet surgery, a gym
and a number of furniture and
homeware tenants.
The Lakes Central comprised a mixture of larger floor plates and traditional retail and
provided easy access and adequate car parking facilities. At the time of inspection the
centre experienced low levels of trade, however would be expected to increase on
weekends when people are more inclined to conduct bulky good comparison shopping.
Castletown Shoppingworld provides residents and visitors with a wide range of retail
options and provides the range of shops and goods needed for specialty or comparison
shopping, as well as catering for the day to day and weekly convenience shopping needs
of local residents. Located on the corner of Woolcock and Kings Road the centre is highly
visible, well signed, accessible and comprises an appropriate layout for a centre of a Sub
Regional nature. At the time of inspection there was 1 vacancy and there was a
reasonable high level of activity.
Located on the opposite corner of Woolcock and Kings Road, the Hyde Park Centre
experiences the same high level of visibility and accessibility that Castletown comprises.
The Hyde Park Centre encompasses a greater level of bulky good retailing. There was
one vacancy recorded at the time of inspections.
TOTAL FLOORSPACE
Centro Townsville
61,380m2
13,737m2
Anchored by a Kmart discount
department store and a full line
Coles supermarket, Centro
Townsville also encompassed 27
specialty retail stores. There
were no commercial office
tenancies located within the
centre.
Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Centro Townsville caters for the day to day and weekly convenience shopping
needs of local residents. Centro Townsville is situated on the corner of the two main
roads of Ross River Road and Nathan Street in Aitkenvale. The Sub-Regional Centre
affords high levels of accessibility, visibility and signage from both roads.
39
Centre and Location
Thuringowa
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Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
Stockland Townsville
32,349m2
Stockland Townsville provides residents and visitors with a wide range of retail options
and provides the range of shops and goods needed for specialty or comparison
shopping, as well as catering for the day to day and weekly convenience shopping needs
of local residents. Located diagonally opposite Centro Townsville (on the corner of Ross
River Road and Nathan Street), the centre affords the same high accessibility, visibility
and signage levels that Centro Townsville experiences. At the time of inspection patron
levels were high and limited vacancies were recorded.
Stockland Townsville
Subregional Frame
25,090m2
Major tenants include Big W,
Woolworths, Crazy Clark‟s, Rebel
Sport and Best and less. The
centre
also
comprises
approximately 118 specialty
retail shops with a large
proportion of these being chain
stores.
The
tenants
surrounding
Stockland Townsville included a
mixture of convenience and
specialty retail as well as a
number of offices.
TOTAL FLOORSPACE
Willows Shopping
Centre
71,178m2
34,530m2
Major tenants include Big W,
Target, Woolworths, Coles, Crazy
Clark‟s and Best and Less. 80
specialty retail store support the
anchors.
Sunland Plaza
6,600m2
Willows Shopping Centre provides residents and visitors with a wide range of retail
options and provides the range of shops and goods needed for specialty or comparison
shopping, as well as catering for the day to day and weekly convenience shopping needs
of local residents. Located at the intersection where Thuringowa Drive meets Ross River
Road, visibility and accessibility levels are high. At the time of inspection patron levels
were high and no vacancies were recorded.
Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Sunland Plaza caters for the day to day and weekly convenience shopping
needs of local residents. Visibility and accessibility were high, however signage was below
average and layout of the centre was poor.
Cannon Park City
Centre
6,060m2
Cannon Park Discount
Centre
6,405m2
Kirwan Traders Area
8,860m2
Anchored
by
Overflow
Discounters and Supa IGA. 17
convenience specialty retail
stores support the major
tenants.
16 specialty retail shops with a
large proportion of these being
dining tenants. A cinema was
also located here.
Major tenants include Makro
Warehouse,
Value
Mart.
Supporting
retail
includes
discount butcher and Lifeline.
A mixture of light industrial
warehouses,
wealth
and
wellbeing tenants (gyms, swim
schools etc), a number of offices
and a small proportion of
specialty retail.
Located along Ross River Road, Aitkenvale, the strip retail centre affords high levels of
visibility and accessibility. This centre predominately caters for the residents and visitors
convenience retail needs, whilst also offering employment facilities and a selection of
banks, real estate, financial and tax services. At the time of inspection there were 7
vacancies recorded totalling approximately 390m2.
Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Cannon Park City Centre caters for the day to day and weekly convenience
shopping needs of local residents. Visibility and accessibility were high, however signage
was below average and layout of the centre was poor.
This centre offers larger floor plates and bulky good retailing. Visibility and accessibility is
below average with positioned behind Cannon Park City Centre. At the time of inspection
there were no vacancies recorded and patronage levels were low (however these levels
should increase on weekends due to the bulky good nature of facilities).
The sections of the Kirwan Traders Area that are located on the main road experience
high levels of visibility and accessibility. The area provides an employment area for
residents of the surrounding suburbs and caters for the minor specialty retail needs of
the community. At the time of inspection there were 2 vacancies totalling some 350m2.
40
Centre and Location
Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
Thuringowa SubRegional Frame
21,600m2
A selection of convenience retail,
offices and home offices.
Stretching along Thuringowa Drive and along Ross River Road the Sub-Regional frame
experiences high levels of accessibility and visibility. The centre caters for the
convenience needs of local residents and visitors as well as a small employment node.
There were a large proportion of houses and inconsistent uses within the centre. Lot
sizes are typically standard residential lot sizes.
TOTAL FLOORSPACE
TOTAL SUB REGIONAL
FLOORSPACE
84,055m2
216,613m2
District Centre
Idalia
Fairfield Central
4,500m2
Fairfield Central is a relatively new centre and as a result patron levels were relatively low
in comparison to other centres. Levels of visibility, accessibility and signage were high
and at the time of inspection there were no vacancies recorded. Discussions with centre
management revealed that they are planning to expand to incorporate a Big W discount
department store, 25 additional specialty retail stores and further shaded car parking
facilities. Additionally, there is a large amount of vacant land surrounding the centre.
Deeragun
Centro Woodlands
4,770m2
Rasmussen
Allambie Lane
5,191m2
Major
tenants
include
Woolworths and Woolworths
petrol station. Other specialty
retail tenants include Brumby‟s
Bakery, Donut King, cafe,
Suncorp, BWS Bottleshop, Flight
Centre, newsagents, chemist and
a discount variety store.
Major
tenants
include
Woolworths and a selection of
convenience retail facilities
including a bottleshop, bakery,
butcher, pharmacy, hair dresser,
newsagent etc. Service based
tenants include a post office,
real estate agent, surgery, x-ray
and dentist.
A mixture of convenience retail
including an IGA, bakery,
butcher, video store etc.
TOTAL DISTRICT
FLOORSPACE
14,461m2
Mitchell Street
6,680m2
Anchored by a Bi-Lo, this Centre
has a large proportion of
restaurant and fast food/
takeaway food facilities as well
as independent clothing stores.
Located between Warburton Street and The Strand, this centre experiences high levels of
visibility and accessibility. Being close to the water the centre is in close proximity to a
number of accommodation premises and therefore has a number of dining and fast food
restaurants.
Local Centre
North Ward
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Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Centro Woodlands caters for the day to day and weekly convenience shopping
needs of local residents. Located on the Bruce Highway and with good quality signage,
the Centro Woodlands experiences high levels of accessibility and visibility. At the time of
inspection there were no vacancies recorded.
Allambie Lane District Centre experienced high levels of visibility and accessibility from
Upper Ross River Road, however once within the centre connectivity between facilities
was poor. Quite spread out, patrons were struggling to walk from one end of the centre
to the other often preferring to drive the distance. At the time of inspection there were no
vacancies recorded and there was a large piece of vacant land fronting Allambie Lane.
41
Centre and Location
Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
650m2
Convenience retail tenancy mix.
Belgian Gardens
Landsborough and
Eyre Street
Belgian Gardens
1,500m2
Belrose Place
1,840m2
Tenants included a number of
health/well being organisations
including a medical centre,
dentist, massage, pharmacy etc.
A mixture of convenience retail,
hair and beauty, health and
office facilities.
Castle Hill
Stagpole Centre
150m2
Hermit Park
Hermit Park Shopping
Centre
3,955m2
Hermit Park
Neighbourhood
Shopping Centre Frame
8,500m2
Pimlico
Palmerstone and
French Street
565m2
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. No vacancies were recorded.
This centre is located on both sides of Bundock Street and therefore affords high visibility
levels. Accessibility is difficult due to the main road that the centre is situated within and
car parking is limited due to the lack of street parking. Additionally, centre lacks
connectivity with no facilities to cross the main road.
At the time of inspection, Belrose Place centre experienced high levels of patronage with
many younger families and workers frequenting the centre facilities. The centre is highly
visible and accessible for residents and visitors to the centre. There was limited car
parking facilities, with most of the car parks taken by office workers on the second levels
of the centre.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. Low level of activity with three vacancies totalling 82m 2 and representing a
vacancy rate of some 31%. A play group and pub were located within this centre.
Located on Charters Towers Road, Hermit Park Shopping Centre is able to cater for
weekly grocery and convenience shopping trips. At the time of inspection there were no
vacancies recorded.
Located on Charters Towers Road to the north of the Hermit Park Shopping Centre, the
strip retailing experiences high levels of visibility and accessibility. The commercial
tenants were predominately financial and investment offices. Two vacancies were
recorded totalling approximately 450m2.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. There were no vacancies recorded. A bus stop was located within this Centre.
Rosslea
Rising Sun Shopping
Centre
3,540m2
Rising Sun Shopping
Neighbourhood Centre
Frame
3,120m2
Mundingburra News
and Casket Agency
Aitkenvale
Neighbourhood Centre
895m2
Mundingburra
Aitkenvale
09127
August 2011
6,570m2
A mixture of convenience retail,
health and wellbeing, hair and
beauty and office tenants.
Anchored by Woolworths the
Centre provides 13 specialty
retail of a convenience nature.
A mixture of convenience retail,
medical and health, automobile
sales, beauty and hair salons
and offices.
A mixture of ad hoc tenants
including a bookstore, lollyshop,
clothes and takeaway stores.
Includes a chain petrol station.
Anchored by a Coles, the centre
also comprised convenience
retail facilities, a bottle shop,
homewares and Subway and
Sushi food outlets.
Ad hoc mix of tenants including
dining, homewares, real estate
and inconsistent land uses
An IGA, newsagent, beauty salon
and H&R Block Accountants.
Pool shop and dining facilities
The Rising Sun Shopping Centre is located where Ross River Road and Bowen Road
combine to become Charters Towers Road and as a result experiences significant levels
of visibility and accessibility. At the time of inspection, the shopping centre was busy and
finding a park was difficult.
Located on Charters Towers Road leading up to the Rising Sun Shopping Centre affords
the centre high levels of visibility and accessibility with car parking at the rear of a
number of tenants. The frame comprises an ad hoc mix of tenants and a number of
vacancies were recorded (4) totalling approximately 400m2.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. There were no vacancies recorded.
This centre predominately provides dining facilities for visitors and local residents. The
centre affords high levels of visibility and accessibility from Ross River Road. At the time
of inspection there was one vacancy recorded totalling approximately 3,685m2.
42
Centre and Location
Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
Mount Louisa
Banfield Road
405m2
Garbutt
Garbutt Central
2,300m2
Mixture of convenience retail
facilities.
Anchored by an IGA, other
tenants comprised a mixture of
convenience retail facilities.
Meenan Street
445m2
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. There were no vacancies recorded.
Garbutt Central is located on the extremely busy intersection of Ingham Road and Hugh
Street in Garbutt and therefore the centre experiences significant levels of visibility,
accessibility and signage. This centre was well presented and provided an appropriate
layout for a neighbourhood centre. At the time of inspections there were no vacancies
recorded and the centre patronage levels were high (predominately comprising school
aged children, possibly on the way home from school).
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. There were no vacancies recorded.
Warrina Centre
1,070m2
Hammet Road
1,830m2
Gulliver
Mooney and Begg
Street
2,910m2
Vincent
Vincent Shopping
Centre
5,200m2
Heatley
Heatley Fair
750m2
Railway Avenue
Railway Avenue and
Queens Road
485m2
Cranbrook
Cranbrook Plaza
1,185m2
Oonoonba
The Precinct
2,810m2
Currajong
09127
August 2011
Convenience retail tenancy mix
as well as a large community
hall.
Anchored by a Foodworks
supermarket, other tenants
included convenience retail, a
bookstore, BWS bottleshop and
offices. A cinema is also located
within the Centre.
A mixture of convenience retail
and Automotive repair and
service centres.
A mixture of convenience retail,
health, take away and limited
office tenants.
Anchored by Woolworths the
shopping centre also comprises
convenience retail, a coffee
shop, Ray White Real Estate and
a sports shop.
A range of convenience retail
facilities and office tenants.
A mixture of convenience retail
and limited office space.
Ad hoc tenancy mix with
convenience retail, takeaway and
a number of vacancies.
Mixture of convenience retail
tenancies as well as a medical
Warrina Centre is located on the Corner of Baywater Road and Mooney Street and
although experiences high visibility from Dalrymple Road lacks a suitable access road
from the main road. The mall style Centre experienced low levels of patronage and no
vacancies were recorded at the time of inspection. The co-location of the centre with the
Warrina Ice Rink provides opportunities for the small centre.
Convenience retail centre providing basic needs for the surrounding residents and
passersby. There were no vacancies recorded.
This centre affords high visibility and accessibility from Mooney Street. A medium sized
neighbourhood centre but still provides basic needs for the surrounding residents and
passersby. Office tenants included a builders office, the gem society and a number of
dental and health and wellbeing offices.
Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Vincent Shopping Centre caters for the day to day and weekly convenience
shopping needs of local residents. At the time of inspection there were no vacancies
recorded.
Convenience retail centre providing basic needs for the surrounding residents and
passersby. There were no vacancies recorded. Included a family planning office.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. Whilst there were no vacancies recorded inconsistent uses of land were
present within the Centre.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. At the time of inspection there were two vacancies totalling approximately
315m2
The Precinct Shopping Centre is a relatively new complex and if located on Stuart Drive
and is highly visible and accessible. The Centre provides for basic convenience retail for
43
Centre and Location
Wulguru
Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
centre and BP petrol station.
visitors and surrounding residents and at the time of inspection levels of activity were
high (comprising mostly workers eating lunch). There were 3 vacancies recorded totalling
approximately 285m2, however these vacancies are most likely due to the Centre‟s new
status. A Gloria Jeans Coffee shop was also being fitted.
Highly visible and accessible. Small convenience retail centre providing basic needs for
the surrounding residents and passersby. At the time of inspection there were no
vacancies.
Located on Edison Street, opposite a school this centre lacks visibility being set back
from the road, however it is relatively well signed. It is a small convenience retail centre
that provides basic needs and takeaway dining for the surrounding residents and
passersby. At the time of inspection, there were no vacancies recorded.
Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Annandale Central caters for the day to day and weekly convenience shopping
needs of local residents. At the time of inspection there were no vacancies and the centre
appeared to be trading well.
Visibility/accessibility is limited due to the centre being located off the main road. The
centre has a poor layout with two small centres backing onto each other. At the time of
inspection, no vacancies were recorded and the centre was trading at average levels.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. At the time of inspection there were no vacancies recorded.
Orpheus Street
605m2
Edison Plaza
1,065m2
Annandale Central
6,875m2
Major tenants include Coles.
There are 22 supporting
specialty retail stores.
Annandale Shopping
Centre
540m2
Douglas
Riverside Centre
1,735m2
Kirwan
The Avenues Plaza
3,790m2
Mount View Plaza
2,115m2
Greenwood Drive
2,500m2
A selection of convenience retail
as well as a gym and real estate
agent.
Selection of convenience retail
as well as a gym, a couple of
restaurants and a veterinarian.
Anchored by Woolworths, the
centre also comprises
convenience retail orientated
specialty shops.
IGA anchored the centre.
Selection of convenience retail
tenants as well as Lifeline and St
Vincent De Pauls.
Vacant Land
Parkside Plaza
Shopping Centre
4,705m2
Picnic Bay – The
Esplanade
1,200m2
Annandale
Magnetic Island
09127
August 2011
Predominately convenience retail
tenancies. Also comprised a
medical centre.
Convenience retail and medical
centre
Anchored by Woolworths and
supported by 15 specialty retail
stores predominately
convenience retail orientated.
Selection of dining facilities and
convenience retail.
Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Parkside Plaza Shopping Centre caters for the day to day and weekly
convenience shopping needs of local residents. At the time of inspection this centre was
extremely busy and finding a car park was difficult. There were no recorded vacancies.
Centre experienced poor layout and was spread out therefore suffering from poor
connectivity and walk ability. Mount View Plaza caters for the day to day and weekly
convenience shopping needs of visitors and local residents. At the time of inspection
there were no vacancies and the centre appeared to be trading on an average level.
The land was vacant. Preliminary inspections indicate that such a community could
support convenience retail in this location.
Whilst not providing the range of shops and goods needed for specialty or comparison
shopping, Parkside Plaza Shopping Centre caters for the day to day and weekly
convenience shopping needs of local residents. At the time of inspection this centre was
extremely busy and finding a car park was difficult. There were no recorded vacancies.
Coated on the waterfront at Picnic Bay, visibility of this centre was limited. There was a
vacant restaurant that had extensive fire damage. Furthermore, there were a number of
vacancies in this centre. This centre caters for residents of the surrounding Picnic Bay
community and the day tripper/tourism market.
44
Centre and Location
Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
Nelly Bay – Mandalay
Avenue
500m2
Nelly Bay – Corner
Soonings and Kelly
Street
920m2
Selection of convenience retail
as well as a small self storage
facility.
Convenience retail facilities and
hardware.
Horseshoe Bay –
Pacific Drive
1,030m2
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. At the time of inspection there were no vacancies recorded. Small petrol
facilities were present at this centre.
Anchored by a small Foodworks supermarket, this centre also comprised a small
pharmacy, bottleshop nad cafe facilities. On the adjacent lot a pizza cafe was located,
whilst a home hardware store was also present. The centre was characterised by high
visibility and accessibility.
Largely catering for the day tripper/tourist market this centre provides a number of
dining and entertainment tenants as well as jet ski hire and other water sport hire
facilities. The centre also comprised a small foodworks.
TOTAL LOCAL
FLOORSPACE
84,845m2
Neighbourhood
Pallarenda
Shelley Street
240m2
Vacant
Mount Louisa
Crestbrook Drive
-
Vacant
Belgian Gardens
Bayside Shopping
Centre
520m2
Selection of convenience retail
tenants.
Rosslea
Bowen Road South
350m2
Small mixture of convenience
retail tenants.
Gulliver
McDougall Street
280m2
Offices
Fulham Road Plaza
780m2
Heatley
Brampton Avenue
1,300m2
Roseneath
Stuart Drive South
610m2
Selection of convenience retail
tenants including a bakery,
butcher, hairdresser, newsagent
and takeaway stores.
Predominately educational and
health tenants. Also comprised
limited convenience retail and an
aquarium shop.
Very basic convenience retail.
09127
August 2011
Selection of dining facilities,
convenience retail and
watersports facilities.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. The four shop fronts were vacant. Preliminary inspections indicate that such a
community could support convenience retail in this location.
The land was vacant. Preliminary inspections indicate that such a community could
support convenience retail in this location.
Located off the main road, this centre has an average level of visibility and accessibility. It
is a small convenience retail centre providing basic needs for the surrounding residents
and passersby. At the time of inspection there were no vacancies recorded and
patronage was average.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. Located on the main road the centre was extremely visible and had an
average level of accessibility. At the time of inspection there were no vacancies recorded.
This small centre comprised three offices that were unable to be identified. Visibility and
accessibility were poor.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. There were no vacancies recorded.
Overall this centre experienced a bad layout with the centre somewhat divided fronting
two different roads. There were three vacancies recorded totalling 130m2 and at the time
of the inspection patronage was extremely low. The centre comprised a community hall.
Small convenience retail centre providing basic needs for the surrounding residents and
passersby. There was one vacancy recorded totalling approximately 170m 2 representing
a significant 27% of the total floorspace.
45
Centre and Location
Name/Area
Total Floorspace
(est GLA.)
Tenants
Capacity to Expand/Comments
Bushland Beach
Bushland Beach
-
Bushland Beach caters for only the basic retail needs for the residents of the Bushland
Beach community. At the time of inspections, one vacancy was recorded.
Kelso
Inglong Street Vet
240m2
Basic convenience retail facilities
including a general store,
hairdresser, doctor, pharmacy
and small offices.
Veterinarian practice only.
Kelso Shopping Centre
925m2
Selection of convenience retail
facilities.
Bamford Lane
Convenience
545m2
The Avenues Hotel
180m2
Predominately health orientated
with supporting convenience
retail.
Hotel/pub co-located with a
bottle shop
Forest Avenue
Shopping Centre
890m2
Convenience retail facilities and
two offices.
Condon
Gollogyn Lane
1,080m2
Magnetic Island
Arcadia
400m2
West End
Echlin Street
320m2
Selection of convenience retail
as well as hardware, second
hand clothing and a real estate
agent.
The centre comprised a
convenience store, cafe, real
estate and a pathology centre.
Selection of convenience retail
facilities including a minimart,
butcher, takeaway, book store,
bakery, hairdresser and beauty
store.
TOTAL
NEIGHBOURHOOD
FLOORSPACE
8,670m2
Central Business
District Centre Frame
28,870m2
Kirwan
Centre Frame
Central Business District
09127
August 2011
CBD Centre Frame tenants
comprised a high proportion of
office space as well as
automotive activities. Limited
Small veterinarian practice with no other retail facilities. Located on a smaller back street,
visibility and accessibility were below average.
High levels of visibility and accessibility characterised this small convenience retail centre
that essentially provides basic needs for the surrounding residents and passersby. There
were no vacancies recorded.
Small centre that provides medical and wellbeing services with supporting convenience
retail. Average levels of visibility and accessibility. There were no vacancies recorded.
Although visibility and accessibility are high the centre is relatively dislocated in relation
to other centres. There is currently a significant amount of vacant land (albeit out of
centre) surrounding the facilities that are currently located on the piece of land, which
may be used to expand in the future.
This centre is located on the corner of Ross River Road and Forest Avenue and therefore
affords a high level of visibility and accessibility. The centre is a small convenience based
centre with two offices (home loans and marketing).
Small centre that provides medical and wellbeing services with supporting convenience
retail. Average levels of visibility and accessibility. There were no vacancies recorded. The
centre affords high visibility and accessibility from the main road, Riverway Drive.
Located off the main road, this small centre experienced low levels of visibility and caters
for residents of Magnetic Island.. At the time of inspection the centre appeared to be
trading well. There was one vacancy recorded.
As this centre is not situated on the main road, levels of accessibility and visibility were
low. This relatively small centre catered for residents of the surrounding community and
passerby‟s.. Opposite the main activities, vacant land was located as well as the St
Vincent De Paul Society office. At the time of inspection there was no vacancies recorded,
whilst patronage was low.
The CBD frame experiences high levels of visibility and accessibility. This centre provides
employment offices for residents of the Townsville community as well as a number of
automotive service centres and sale yards. At the time of inspection there was a high
vacancy rate with a number of larger office tenancies and unoccupied car service
46
Centre and Location
Name/Area
Total Floorspace
(est GLA.)
West End
Ingham Road Centre
Frame
-
Hyde Park
Woolcock and Hugh
Street Centre Frame
22,170m2
Charters Towers Road
32,070m2
Aitkenvale Centre
Frame
Bowen Road Centre
Frame
20,300m2
TOTAL CENTRE FRAME
FLOORSPACE
105,600m2
Dalrymple Park
17,830m2
Domain Central
61,530m2
TOTAL
BUSINESS/INDUSTRY
FLOORSPACE
79,360m2
Centro on Nathan
Cnr Bamford Lane and
Charles Street
Aitkenvale
Rosslea
Business/Industry
Currajong
Out of Centre/Other
Vincent
Kirwan
09127
August 2011
2,190m2
Tenants
Capacity to Expand/Comments
retail facilities are located here.
Range of light industrial
warehouses and a caravan
accommodation park.
Wow Sight and Sound as well as
a selection of television and
radio offices and a law office.
facilities.
Located along Ingham Road, this centre experiences high accessibility and visibility levels.
No retail facilities located within this centre.
A selection of convenience retail
and offices
A selection of convenience retail,
offices and home offices.
A selection of convenience retail
and offices. Also comprised a
large proportion of residential
accommodation.
High levels of accessibility and visibility from Woolcock Street, however entrance to the
centre is along Hugh Street and can become relatively difficult due to high traffic levels.
This centre provides employment offices for residents and larger retail showroom type
retail facilities.
Located along Charters Towers Road, this centre experiences high accessibility and
visibility levels.
Located along Ross River Road, Aitkenvale, the strip retail centre affords high levels of
visibility and accessibility. At the time of inspection there were a number of vacancies.
Located along Charters Towers Road, this centre experiences high accessibility and
visibility levels. The centre frame had high proportions of residential accommodation and
land uses that were inconsistent with the planning instruments.
A range of chain bulky good
stores as well as a number of
industrial trade service and
automotive sales and repair
tenants.
A wide range of chain bulky
good and traditional retail
facilities as well as supporting
dining facilities.
The centre experiences high visibility, however crossing from one side of Dalrymple Road
to enter the park is difficult at times with the heavy traffic. A large proportion of the
tenants were industrial based. There were no vacancies recorded.
585m2
Selection of convenience retail
facilities.
1,510m2
Predominately comprise
convenience retail facilities.
Opposite to Vincent Shopping Centre, the centre is located on the corner of Nathan and
Fulham Road and therefore experiences high visibility and accessibility. This centre caters
for visitors and local residents‟ convenience retail needs. At the time of inspection there
were no vacancies recorded and patronage levels were average.
Opposite to Parkside Plaza in Kirwan, the centre is located on the corner of Bamford
Land and Charles Street and therefore experiences high levels of visibility and
Located on Duckworth Road, Domain experiences extremely high visibility and
accessibility and provides adequate parking and loading facilities. At the time of
inspection the centre was under trading, however it can be expected to increase on
weekends when comparison type shopping is done. There were 2 retail vacancies and 2
food vacancies totalling 1,130m2.
47
Centre and Location
Name/Area
Total Floorspace
(est GLA.)
Tenants
Mundingburra
Corner Ross River Road
and China Street
350m2
Selection of medical and
educational offices.
Railway Estate
Intersection of Railway
Avenue and Putt St
Bayswater Plaza
320m2
Liqourland and Locksmith
590m2
Selection of convenience retail
facilties.
Corner of Sooners
Street and Mandalay
Avenue
Sooning Street
1,530m2
Selection of convenience retail
facilities including a bakery, post
office, cafe etc.
IGA, internet facilities and cafe
TOTAL OUT OF
CENTRE/OTHER
FLOORSPACE
5,520m2
Hyde Park
Magnetic Island – Nelly
Bay
Magnetic Island – Tourist
Core
TOTAL TOWNSVILLE
CITY COUNCIL
FLOORSPACE
640m2
Capacity to Expand/Comments
accessibility. This centre caters for visitors and local residents convenience retail needs.
At the time of inspection there were no vacancies recorded and patronage levels were
average.
The location of this centre provides high levels of accessibility and visibility. The centre
provides employment facilities and specialty health and educational services for residents
within the surrounding suburbs.
Small convenience retail centre providing for the surrounding residents and passersby. At
the time of inspection there were a number of vacancies.
Small convenience retail centre providing for the needs of surrounding residents and
passersby. High levels of visibility and accessibility characterised this centre, whilst it was
noted that the centre was busy with school children travelling home from school. There
were no vacancies recorded.
Small convenience centre providing for the needs of surrounding residents and passerby.
High levels of accessibility and visibility characterised this centre.
Anchored by an IGA and conveniently located at the entrance point to the island, this
centre provides for the needs of residents of Magnetic Island and day trippers and
tourists from the mainland. The centre experiences high levels of visibility and
accessibility. At the time of the inspection the cafe had not yet been opened.
642,967m2
SOURCE: Urban Economics‟s surveying, Property Council of Australia Shopping Centre Directory, Townsville City Council
09127
August 2011
48
Zoning maps in the Townsville and Thuringowa planning schemes identify the preferred land uses outcomes for the study area.
These maps identify cadastral boundaries to designated centres, although it is clear that some centre development has occurred
outside of zoned centres. The land use interaction of centres and surrounding land is an important consideration for successful
centres planning. This interaction needs to be respectful of the different and potentially conflicting amenity and other expectations
of the land uses, whilst encouraging integration and public use. The existing and intended use of land surrounding centres can also
be an indicator of potential and constraint to expansion of the boundaries of a centre.
The location of existing centres within the network is illustrated in FIGURES 4.1a to 4.1d.
09127
August 2011
49
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50
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51
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53
Regional Centre - CBD
The Townsville CBD is located near the mouth of the Ross River and is centred on Flinders Street and Sturt Street between Denham
Street and Blackwood Street. It is proximate to the Townsville Port and The Strand, Townsville‟s foreshore. The Townsville City Plan
formulates precincts to describe the different uses provided within the CBD, comprising the Business Core Precinct, Retail Core
Precinct, Entertainment Core Precinct and Tourist Core Precinct.
Traditionally, the CBD should cater for the Region‟s major retailing, commercial, business, government and entertainment activities
to service the surrounding region. For some time now the Townsville CBD has been performing well below its regional retail status
with the quality of retailing facilities of a poor level and subsequently the CBD experiences a high retail vacancy rate. This can in part
be attributed to the increasing distance of the CBD to the rapidly expanding residential growth areas, lack of free and available
parking and large, air conditioned suburban shopping centres being more attractive.
FIGURE 4.2: CBD Zoning
SOURCE: Townsville City Council Planning Scheme
The CBD Business Core (Precinct 1) is a solidly functioning precinct, although its vacancy rate of commercial office is somewhat high
as at January 2010. It however, is not a dynamic or memorable precinct, rather serving a function as the largest agglomeration of
commercial office space in Townsville. Its lack of dynamism may well be due to the separation of the CBD into precincts, separating
retail, tourism and entertainment into other precincts.
09127
August 2011
54
The CBD Retail Core (Precinct 2) is a poorly performing node, but is currently the focus of revitalisation plans. Its street orientation
and pedestrianised retailing has less appeal, particularly in the tropical summer months, than the large, enclosed shopping malls in
the sub-regional centres. The Flinders Street Mall has not been successful and the CBD has not established itself as a retail node of
any note or quality. Renewal of this precinct has begun to occur through residential apartment development in the south-east of the
precinct, along Ross Creek. Plans to reopen Flinders Street to traffic and improve streetscaping provide a potential catalyst for
further investment. Flinders Plaza, on the north side of the Mall has approval for redevelopment to about 150 shops, although the
prospects for this project proceeding are low due to financing difficulties.
The CBD Entertainment Core (Precinct 3) has several nightclubs, takeaway premises and retailers and links the retail core to the
tourist core. It has frontage to Ross Creek. It generally services a young adult market, and does not provide a broad entertainment
offer.
The CBD Tourism Core (Precinct 4) is split into two sections. The southern, Palmer Street section is a mix of tourist
accommodation, pubs and restaurants and appears popular with tourists and locals alike. It is linked to the retail core via the
pedestrianised Victoria Bridge. The northern section includes major tourist facilities such as the Museum of Tropical North
Queensland, IMAX and Reef HQ. It is adjacent to the Entertainment Core.
Townsville City Council have released plans for the redevelopment of the mall which includes the re-opening of the mall to small
levels of traffic, increasing the levels of car parking and providing appropriate streetscape and urban design principles to the
heritage style buildings that are currently present. The redevelopment has been a controversial issue in the area, with the
community divided over the future of the retail and business strip. It is anticipated that the re-development will be complete in early
2011.
The CBD is separated from The Strand/ North Ward precinct by Melton Hill, which has a steep topography and forms part of the
northern boundary of the CBD. Consequently, there are no visual links between the CBD and the foreshore. Ross Creek forms the
southern boundary of the CBD, and the Dean Street Bridge (vehicular bridge) and Victoria Bridge (pedestrian and cycle bridge)
provide connections to South Townsville and other south-eastern suburbs.
The CBD frame zone extends south-west along Sturt Street and Flinders Street. This frame area is typically occupied by car
dealerships and associated services. The Townsville Railway Station is located at the end of Flinders Street in the frame. This strip
development along Sturt Street has resulted in there being no identifiable southern „edge‟ or gateway to the CBD, as there is from
the north as a result of the topography. However, current developments, such as Central, and proposed developments would
improve the entry statement from the south.
A range of different land use zones adjoin the CBD, including:



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Traditional Residential (low density) – land to the west of the CBD;
City View Slopes Residential (mixture of low and medium to high density) – land to the north of the CBD, designed to be
sensitive to the slopes and views;
Centre Frame – land to the south-west of the CBD (either side of Sturt Street);
other Centre zoning – land to the south-east of the CBD; and
Traditional and Neighbourhood Residential (i.e. low density and low-medium density) – land separating the CBD from the North
Ward precinct (i.e. the Strand).
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Sub-Regional Centres
The Hyde Park Sub-Regional Centre is located at the intersection of Woolcock Street and Kings Road and comprises Lakes Central
(located between Ingham Road and Woolcock Street), Hyde Park Centre (on the south east corner of Woolcock Street and Kings
Road intersection) and Castletown Shopping World (on the south west corner of Woolcock Street and Kings Road intersection).
Predominately retail focussed, the Hyde Park Sub-Regional Centre capitalises on its visibility, accessibility and strategic location
around a busy intersection and along two of the main routes east to west into Townsville CBD and north to south to the central and
southern suburbs of Townsville. The Castletown Shopping Centre is a traditional shopping complex anchored by Target and
Woolworths and contains a range of specialties. An expansion to the centre was recently completed to include a Big W and 35
additional specialty retail tenancies. Lakes Central and Hyde Park Shopping Centre are dominated by showroom retailers.
Some Centre Frame zoned land is located on Woolcock Street to the west of the centre, and some is located at the intersection with
Charters Towers Road, to the east. Both precincts of Centre Frame land are separated from the centre core by green space, as
illustrated in FIGURE 4.3 and therefore do not feel directly connected to the centre.
Zoning of the land in and around Hyde Park is shown on FIGURE 4.3 below.
FIGURE 4.3: Hyde Park Zoning
SOURCE: Townsville City Council Planning Scheme
To the south, the centre is adjoined by land zoned for low-medium density residential uses. New medium density residential units
have been developed at the rear of Castletown Shopping Centre, which otherwise is dominated by low density residential uses.
Additional „centre‟ land and Green Space (i.e. showground and greyhound track) is located to the north on the opposite side of
Woolcock Street. Some „premium‟ residential uses are located abutting the lake to the west of the Hyde Park centre.
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The Aitkenvale Sub-Regional Centre is dominated by Stockland Townsville and Centro Townsville. The precinct provides residents
and visitors with a wide range of retail options, and provides the range of shops and goods needed for specialty or comparison
shopping, as well as catering for the day to day and weekly convenience shopping needs of local residents. The focus of the centre
is around the busy intersection of Nathan Street and Ross River Road. Some Centre Frame land is located on the eastern end of
the centre. Community and Government land adjoins the centre to the north and south-west (i.e. schools). A commercial office
building is located on the south-western corner of the intersection. The north-eastern corner of the intersection, which is zoned for
centre development, is currently vacant land, although has an approval for commercial offices. Low density residential zones are
located to the north-east of Centro Townsville, and low-medium density residential land is located to the south-east of the Stockland
Townsville.
Compared to other centres within the study area, there is relatively little land zoned as centre frame on the edges of the centre (i.e.
Ross River Road). As a result, home business developments are less intense here than on Charters Towers Road. Similar to the
Hyde Park Sub-Regional Precinct, Aitkenvale is predominately retail focussed and affords high visibility and access from Nathan
Street and Ross River Road.
The size of the Sub-Regional Centre, the tropical climate of Townsville and the major arterial function of Ross River Road mean that
few people walk from one precinct of the centre to another.
FIGURE 4.4 below demonstrates the land use zoning of the Aitkenvale centre.
FIGURE 4.4: Aitkenvale Zoning
SOURCE: Townsville City Council Planning Scheme
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Stockland Townsville has approval to expand, including the introduction of a Myer department store, which would be the only
department store in Townsville since the closure of David Jones. Stockland also has control of land on the eastern side of Elizabeth
Street (opposite the shopping centre), providing a potential location for expansion of the shopping centre.
Thuringowa Central Sub-Regional Centre surrounds the intersection of Thuringowa Drive and Ross River Road. This Sub-Regional
Centre comprises a number of centres that provide residents and visitors to the area with a wide range of retail options and
commercial activity. Anchored by Willows Shopping Centre (Commercial 1 – City Centre Core in FIGURE 4.5) and supported by
smaller centres Sunland Plaza (Commercial 1 – City Centre Core), and Cannon Park City Centre (Commercial 2 – Cannon Park) the
Sub-Regional Precinct provides for the specialty and comparison shopping needs of visitors and local residents. Furthermore, the
precinct also provides a small selection of retail showroom facilities located in Cannon Park Discount Centre and part of the centre
frame.
The centre is primarily surrounded by low density residential land. Pioneer Park is a major green space to the south-east of Willows
adjoining Ross River, located in the Open Space and Recreation Planning Area (Regional and City Wide sub area).
A major community, recreational and residential facility has been developed within the park. The Riverway facility includes some
medium to high density residential unit blocks, two public swimming pools, playgrounds, parkland and a community building with
meeting and function rooms. This development is consistent with the provisions for the Riverway Local Area, which clearly allows for
residential development within specific precincts, and indoor and outdoor entertainment and recreation uses.
The northern edge of the centre abuts low density residential land, and the centre provides no interaction along this face. Back of
house activities for the centre, blank walls and vehicle access points dominate the Carthew Street edge. A high school is also located
to the north-east of the centre.
The Commercial 5 – City Centre Frame zoning extends along both major roads and this has been taken up with minor commercial
development, including businesses operating from detached houses. Strip development has therefore occurred in these centre
frame areas. Thuringowa Drive is dominated by small commercial and service uses, including some home offices. Ross River Road to
the east of the centre is still predominantly residential in nature; however, this is interspersed by some home offices and small
commercial developments and neighbourhood centres.
The length of the Sub-Regional Centre, the tropical climate of Townsville and the major arterial functions of Ross River Road and
Thuringowa Drive mean that few people walk from one precinct of the centre to another.
FIGURE 4.5 below shows the zoning of Thuringowa Central under the Thuringowa Planning Scheme.
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FIGURE 4.5: Thuringowa Central Zoning
SOURCE: City of Thuringowa Planning Scheme
The Willows Shopping Centre is on a very large lot and has capacity for more intensive development. There is also further land
capacity in the south-west of the centre for expansion of centre activities.
District Centre
The Townsville City and Thuringowa City Planning Schemes identifies a number of District Centres. These centres are designated to
form focal points for the local community and visitor, providing a limited array of retailing and commercial activities and services to
support the day-to-day needs of residents and visitors in the local area.
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District centres identified in the planning schemes of the pre-amalgamated Cities included Fairfield Central (on the corner of Stuart
Drive and Racecourse Road, Idalia), Deeragun (located along on Palm Drive) and Rasmussen (on the corner of Allambie Lane and
Riverway Drive). These centres are located on or in close proximity to major road networks and therefore afforded high visibility and
accessibility. These centres play an integral role in supporting the larger designated areas and servicing the weekly grocery
shopping and local services needs that the local community require.
The Fairfield Central district centre is located in a newly developing area in Idalia, north of Racecourse Road and east of Sturt Drive.
The centre is adjoined by land zoned for low density residential uses to the west, green space to the north and south, and a
Business and Industry Precinct to the east. The Business and Industry zoned land is anticipated to accommodate showroom style
development. Currently, the centre is surrounded by vacant land, and is not directly connected to any of the established residential
land.
FIGURE 4.6 below shows the land use zoning of Fairfield Central.
FIGURE 4.6: Fairfield Central Zoning
SOURCE: Townsville City Council Planning Scheme
Deeragun is located north of Townsville, on the southern side of the Bruce Highway near Burdell. The district centre adjoins low
density residential land. The residential land includes established areas as well as new land release areas. Industrial land is located
to the east, on the northern side of the highway. Deeragun is currently the highest level centre servicing the day to day needs of
residents of the northern beaches, and its trade area is therefore spread across a large area. There are current approvals for
additions to this centre, and new centre development nearby. The Deeragun area will therefore be spread lengthways east along
the highway.
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FIGURE 4.7 below shows the land use zoning of the Deeragun centre.
FIGURE 4.7: Deeragun Zoning
SOURCE: City of Thunringowa Planning Scheme
The district centre in Rasmussen is bounded by a primary school and sportsground to the west, parkland and Ross River to the
east, and low density residential uses to the north and east. Not all of the land zoned as a district centre has been developed to
date, although an application to the south of the existing shopping centre has been lodged with Council for a supermarket and
specialty retailing uses.
Land use zoning for the Rasmussen district centre is shown in FIGURE 4.8 below.
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FIGURE 4.8: Rasmussen Zoning
SOURCE: City of Thuringowa Planning Scheme
Neighbourhood Centre/Local Centre
A large number of centres designated neighbourhood and/or local were identified within the Townsville City and City of Thuringowa
Planning Schemes. All these centres are conveniently located for the local community and/or passing motorists to easily access the
various shop fronts available.
Common specialty stores to these centres include newsagencies, fast food outlets, bakeries and dry cleaning facilities. Furthermore,
a large proportion of these centres comprised at least one professional service tenant, such as real estate agents, accountants,
solicitors and financial planning or investment services.
Other Centres
Business and Industry/Retail Showroom Facilities
Domain Central on the north-western corner of Dalrymple Road and Duckworth Street comprises a massive 61,530m2 of bulky good
floorspace. Tenants include Harvey Norman, Freedom, Nick Scali, BCF, Pillow Talk furniture stores, Chemist Mart, Major Tiles and
Betta Electrical, JB HiFi and Dick Smith Electronics. While the development of this centre has resulted in some tenants, such as
Pillow Talk and Harvey Norman, relocating from other smaller bulky good centres, it has also brought many new retailers to
Townsville. This development currently does not fit within the centre hierarchy established by both the Townsville and Thuringowa
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planning schemes, nor is it recognised in the TTSP. Nonetheless, the development attracts high traffic volumes, and serves a
specific retail need, predominantly associated with homewares.
Bunnings, Coastal Furniture, Retravision, Dare, Silk Road and Amart Allsports are also located adjacent to Domain Central, totalling
some 15,000m2 of retail floorspace. A safety store, 4x4 specialist store and Anaconda superstore offering around 7,200m2 of
floorspace, are located opposite Domain Central.
The scale of retail showrooms at Domain Central and surrounding sites suggests that this precinct should be considered in the
centres network. While such big box centres do not easily fit into a centres hierarchy, consideration of Domain Central‟s specific
activity centre function has been considered in this Centres Hierarchy Review.
Several stand-alone showrooms are located along Dalrymple Road including Super Amart, Supercheap Auto, Repco and
Bridgestone. This showroom precinct has a large proportion of light industrial warehouses and automotive care sales, repair and
service centres.
These two centres (together with other smaller showroom facilities located within the centre frame network) provide for the retail
showroom and comparison shopping needs of the Townsville population. Due to the size of these two centres and their location on
major roads within Townsville they both afford high levels of visibility and signage.
The Domain Central development and other retail showrooms are located within the business and industry zone of the Townsville
City Plan, which does provide for showroom development. FIGURE 4.9 below illustrates the land use zoning of the Domain
development.
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FIGURE 4.9: Domain Central Zoning
SOURCE: Townsville City Council Planning Scheme
Out of Centre
In addition to the current designated centres network there were a small number of smaller neighbourhood/local centre type
centres in out of centre locations, as designated in the existing planning schemes, that comprised a mixture of convenience retail
facilities (TABLE 4.2). Common specialty stores to these centres included takeaway, bakery, bottle shop, hair and beauty salons and
small professional office suites which provided services such as financial services or building services.
Centre Floorspace Summary
In total, the Townsville Region comprised approximately 643,000 m2 of retail and commercial floorspace in 2010.
The attached TABLE 4.2 outlines which activities were most prominent within each centre. In formulating TABLE 4.2, activities were
categorised using the 2006 Australian Bureau of Statistics and Statistics New Zealand‟s Australian and New Zealand Standard
Industrial Classification. This classification method provides the framework for organising data about businesses – by enabling the
correct grouping of business units carrying out similar productive activities. Furthermore, it provides a percentage breakdown of the
amount of retail, commercial and other land uses that each Centre within the Townsville Region exhibits.
It is evident that the floorspace within the Townsville Regional Centre has a prominent focus on commercial floorspace uses and
therefore provides a large proportion of office facilities occupied by professional, scientific and technical services (38.5%). Although
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not as significant as these services, public administration and safety services (which include government offices and public order
facilities) are also well represented within the CBD. Whilst retail focussed, there was a relatively high incidence of clothing, footwear
and personal accessory tenants. Other land uses that recorded an elevated proportion of the total floorspace within the Townsville
Regional Centre comprised pubs, taverns and bars (5.5%), health care and social assistance (5.4%) and cafes, restaurants and
takeaway food services (4.2%).
Within the Sub-Regional Centres in the Townsville City Council, almost half of the floorspace was designated to retail activities. A
large proportion of which were chain department stores (13%), supermarket and grocery stores (12.5%) and furniture, floor
coverings, houseware and textile goods retailing (8%). Commercial floorspace within the Townsville Region was largely comprised of
finance, insurance and superannuation funds (such as banks and financial institutions), professional, scientific and technical
services, public administration and safety and information media and telecommunications. Cafes, restaurants and takeaway food
services featured prominently within the other floorspace activities (9%), whilst hairdressing and beauty services also experienced
an elevated proportion of floorspace (6%).
The majority of the activities within the District Centres within Townsville City Council comprised retail facilities. Of this retail
floorspace available within the District Centres, a large proportion (54.4%) encompassed supermarket and grocery stores,
indicative of the role and function that centres of this nature provide. In addition, specialised food retailing such as fresh fruit and
vegetables, meat, bread and liquor retailing was also well represented within these centres.
The floorspace encompassed within the Neighbourhood Centres in the Townsville Region is spread relatively evenly between retail
(33.2%), commercial (23.5%) and other (39%) floorspace uses. Of the retail activities, supermarket and grocery stores (19.7%)
were the most prominent, whilst the balance of retail floorspace was spread somewhat uniformly across the other categories.
Commercially focussed, there was a relatively high incidence of professional, scientific and technical services (7.6%), public
administration and safety (7%) and rental and hiring services (5%) located within the Neighbourhood Centres. Other land uses that
recorded a high proportion of the total floorspace within the Neighbourhood Centres comprised cafes, restaurants and takeaway
services (12%), health care and social assistance (8%) and hairdressing and other beauty services (6.5%),
An elevated proportion of the total floorspace encompassed within the Local Centres in Townsville City Council comprised other land
uses (53%). These included activities such as cafes, restaurants and takeaway services (16%), hairdressing and other beauty
services and transport, postal and warehousing services (9.1%). The proportion of retail (23.3%) and commercial (23.5%)
activities to the total Local Centres floorspace were relatively even. Of the retail activities, some 8% comprised specialised food
retailing, whilst commercially focussed, information media and telecommunications (6.5%) and professional services (6.1%)
experienced elevated proportions.
The majority of the floorspace within the Business/Industry Centres comprised retail activities (75%). Of these retail facilities a
significant proportion (36%) of the total floorspace encompassed furniture, floor coverings, houseware and textile goods retailing.
This is reflective of the retail showroom nature of the Business/Industry Centres.
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4.6
Access and Connectivity Review
4.6.1
Existing Services and Networks
Public Transport
A range of bus services are provided in the region, the primary service being Sunbus, which services the main urban areas of the
region. Other bus operations include school bus services, a Magnetic Island bus service, and long distance bus service operators.
The Sunbus urban service consists of approximately 10 routes, connecting residential areas to activity centres. These bus services
connect all of the major centres in the existing network, as well as other activity areas. Major stops along the bus routes include:

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the Strand;
the ferry stop;
the CBD Mall;
the Central Business District;
Thuringowa Central (Willows Shopping Centre);
Aitkenvale (Stockland Shopping Centre);
James Cook University/Townsville General Hospital; and
Hyde Park (Castletown Shopping Centre).
Most routes generally operate half hourly, with some services operating hourly. Finishing times for services are very varied, with
some operating until 6:00pm, others 9:00pm, and some until around 11:30pm. The service operating until 11:30pm connects the
CBD to Aitkenvale, Thuringowa Central and the University. This route also has an hourly late night service (until approximately
4:00am) on Friday nights. Weekend services generally only operate every hour to two hours. The Red Bus service is a special CBD
service connecting key activity areas in the CBD, running approximately half hourly every day of the week. This service is scheduled
to connect with the Magnetic Island ferry schedule.
The Magnetic Island ferry provides an important public transport service for residents and visitors to the Island. Ferries operate
between Magnetic Island and Townsville Port, typically half hourly to hourly. Evening and night services are available, with services
running on Monday to Saturday to 11:30pm departing Townsville and 12:00am departing Magnetic Island, with a further return
service one hour later on Fridays and Saturdays. The ferry service provides both a resident and tourist function.
Pedestrian
The existing pedestrian network around centres is composed of footpaths along roads, and some off road shared facilities. The
pedestrian network consists primarily of concrete footpaths along roadways. The width of footpaths within centres varies. Wider
footpaths tend to be located within smaller and newer precincts. Older and larger centres are typified by standard width footpaths
(i.e. approximately 1.2m wide) on the edges of shopping complexes. The quality of footpaths and their surrounding environment
and the level of shade are significant factors in the level of pedestrian traffic. There is currently a lack of shade in most centres, and
thus walking is generally uncomfortable in Townsville‟s tropical environment.
The larger centres within the study area are typically formed around the arterial road network, and primarily around major
intersections. Most arterial roads have four lanes of traffic, plus parking lanes on either side. These major intersections are
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designed and operated for the easy flow of traffic and, consequently, do not provide for easy or comfortable pedestrian use.
Pedestrians face wide crossings with long wait times, short walk times and no shade. Walking between the major parts of a centre is
therefore highly unattractive for a walker. This is compounded by the design of the shopping centres themselves. Typically, car
parking is provided along the outer edges of the centres, facing the road network. Pedestrians are therefore forced to navigate the
road network, followed by extensive car park with little or no pedestrian pathways.
The size of centres within Townsville also has an effect on pedestrian accessibility within centres. Some centres are of such a scale
that it is a long and sometimes difficult walk between stores. This is particularly an issue in Domain Central on Dalrymple Road. The
centre is so large and laid out for vehicular access so that multiple trips are likely to be undertaken by car.
Overall, centres within Townsville have historically been designed to cater for vehicular access to the centre, with little focus on
pedestrian access within the centre. The tropical climate is also a major factor in the level of walking within centres. Centres within
the study area are generally traditional shopping centres, which provide air conditioned relief from the heat outside. Therefore, the
future urban design of centres will need to balance a need for air conditioning with the need to better cater for pedestrian access.
Cycle
The existing cycle network within Townsville consists primarily of on road cycle facilities, being dedicated bicycle lanes, road
shoulders, shared parking and bicycle lanes and Bicycle Advisory Zones (BAZ). On road cycle facilities are generally provided along
all major roads connecting centres. These on road facilities were generally well maintained, though some road shoulders required
sweeping to clear debris.
There are also a number of recreational routes, which are generally off road shared facilities. These recreational routes are
generally located along the coastline (e.g. the Strand and north to Pallarenda) and the Ross River.
The topography within Townsville is also generally flat (with some notable exceptions), which is supportive of cycling, including for
occasional and recreational cyclists. During a site visit to the study area, a large number of cyclists were observed throughout the
day, including recreational and commuter cyclists, despite the tropical environment.
Although there is an extensive cycle network within the centre, not many end of trip facilities were observed within centres. End of
trip facilities include bike parking/storage, showers, lockers and so forth. Safe and secure end of trip facilities are an important
element of a cycle network. A range of facilities should be provided to cater for visitors and employees within a centre. A range of
facilities may therefore be needed to cater for different users (e.g. bike racks for visitors, lockable bike storage for employees). In
the CBD and other commercial centres, it is important that secure bike parking be provided within each office building to cater for
employees commuting by bike. In the CBD, this may also be complemented by a public cycle facility, such as the King George Cycle
Centre in Brisbane. Such a facility accommodates the needs of cyclists travelling to the CBD that do not have appropriate facilities
within their office buildings (which is the case in most old buildings), as well as accommodating visitors to the CBD.
Council has prepared a map of the existing and proposed cycle network in Townsville, shown at FIGURE 4.10. This map shows a
network of routes, including:
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principal transport routes;
principal recreation routes;
suburban/neighbourhood transport routes; and
suburban/neighbourhood recreational routes.
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On road cycle facilities can be intimidating for infrequent and new riders. Therefore, a more extensive network of off road cycle
facilities connecting to centres may be appropriate.
Road Network
A vast network of arterial and collector roads provide vehicular access within and between centres in the study area. The existing
centres, particularly the larger ones, have largely developed along the existing arterial road network. This network of major roads is
composed primarily of State controlled roads, for which the Department of Transport and Main Roads is responsible, and some local
government controlled roads. Some of the key roads connecting centres are:

Charters Towers Road – State controlled, a four to six lane divided road. This road forms the beginning of the connection
from the CBD to Aitkenvale and Thuringowa Central (i.e. connecting to Ross River Road), and south to Fairfield Central
(i.e. connecting to Bowen Road);
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
Ross River Road – State controlled, a four to six lane divided road. This road forms the major connection from Charters
Towers Road to Aitkenvale and Thuringowa Central;

University Road (Bruce Highway) – State controlled, primarily a four lane divided road. This road connects Fairfield Central
to the army barracks, university, hospital, and neighbourhood centres at Annandale and Douglas;

Garbutt-Upper Ross Road/Thuringowa Drive/Dalrymple Road – State controlled, primarily a four lane, divided road. This
road connects Thuringowa Central to the Domain development and Mt Louisa residential community. This road also forms
one route to connect to Woolcock Street and the northern beaches or the CBD;

Nathan Street – State controlled, primarily a four lane, divided road. This road travels north-south through Aitkenvale and
provides a connection from this centre north to Woolcock Street and the northern beaches, and south to the university,
hospital and army barracks;

Bowen Road – State controlled, a two to four lane road that is in parts divided and in others undivided. This road travels
north-south connecting Fairfield Central to Charters Towers Road and on to the CBD;

Woolcock Street – State controlled, primarily a four lane divided road. This road connects South Townville and the CBD to
the northern beaches and Deeragun;
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Warburton Street – State controlled, primarily a four lane, divided road. This road forms a loop from Garbutt (to the west
of Hyde Park), past the North Ward precinct and into the CBD;

Abbott Street – State controlled, a two to four lane road that is divided in some sections and undivided in others. This
road provides a connection between the CBD and South Townsville to Fairfield Central and further south on the Bruce
Highway to Rocky Springs;
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Stuart Drive (Flinders Highway) – State controlled, primarily a two lane, undivided road. This road connects Fairfield
Central and further south towards Charters Towers; and

Sturt Street – local road, primarily a four lane, divided road, but only two lanes in the CBD. The CBD section includes
centre and side parking. This road connects the CBD to Woolcock Street and Charters Towers Road.
The arterial roads provide clear transport corridors between all of the major centres. As outlined above, most of these major roads
have four traffic lanes and are therefore not constrained by insufficient capacity. Wide parking lanes are provided along many of
these road corridors, which service the centre „frame‟ areas.
4.6.2
Townsville-Thuringowa Integrated Regional Transport Plan
The former Department of Main Roads and Queensland Transport released the Townville-Thuringowa Integrated Regional Transport
Plan (TTIRTP) in September 2001 in conjunction with the former Townsville City and City of Thuringowa Councils. It was developed
as a tool to achieve the „Transport Vision‟ contained within the Townsville-Thuringowa Strategy Plan.
The TTIRTP establishes principles and priorities for the development and management of an integrated transport system for the
region. Four key transport modes are addressed, including:
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
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public transport;
bicycles, pedestrians and wheelchair transport;
road-based transport; and
freight transport.
The objectives of the TTIRTP are as follows:
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“enhance quality of life through provision of improved non-motorised and public transport services;
support economic growth by developing efficient and integrated transport networks; and
support specific major industrial development through sustainable transport initiatives.”
The TTIRTP establishes a regional transport network that seeks to achieve the above objectives, and responds to the regional
structure, including future major development areas (e.g. Rocky Springs). A summary of the proposed network and key strategies
for each of the modes, and the implications for centres is provided below.
Public Transport
The TTIRTP raises the option of providing a high capacity public transport route to service the Townsville CBD and surrounding
areas. A conceptual route for such a service is shown in FIGURE 4.11. Key destinations along this conceptual route are the CBD, the
Strand, the university and hospital, Aitkenvale, Thuringowa Central, Castletown Shopping Centre, the railway station and ferry
terminals. The concept map also indicates a possible connection to Mt Low, Deeragun and the northern beaches.
A number of strategies were drafted in the TTIRTP to improve public transport service in the region. These strategies and actions
included investigation of future multi-modal transport opportunities and long-term public transport corridor requirements, and
implementation of early forms of rapid transit.
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Pedestrian and Cycle
The TTIRTP includes a cycle hierarchy map which indicates a network of existing and proposed cycle routes (refer to FIGURE 4.12).
This map is based upon the Council‟s local network, and includes additional future cycle routes. As can be seen, the cycle network is
focussed along road corridors and will connect all urban areas within the region, including centres. The timing for delivery of the
future cycle routes is not tied to an infrastructure program and is therefore unknown.
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Road Network
The TTIRTP provides a Future Road Hierarchy map, which indicates the hierarchy of existing and future roads. The State controlled
Roads mentioned in Section 4.2 generally make up the Highway and Urban Arterial Road network in the hierarchy map. A range of
new roads are also proposed, generally outside of the major Townsville and Thuringowa urban areas. New roads are indicated
primarily to the south-east and west. The major new connections include:
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a link from the Townsville Port to the Bruce Highway (beyond 2015);
new links between the Bruce and Flinders Highways through Rocky Springs (beyond 2015);
a new highway link between Thuringowa and Burdell (beyond 2015); and
new links within Burdell (before 2015).
A number of smaller new links are also shown on the hierarchy map within the main urban areas.
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4.7
Implications
This Chapter has highlighted a range of factors relevant to the Centre hierarchy review including:
 The Townsville City Council has an established centres network that provides for the retail and commercial needs of the
urban, coastal and rural localities within the Region. In terms of quantum of retail floorspace, the largest centres include
the Townsville Central Business District and the Thuringowa Sub-Regional Centre. Although the CBD is currently
underperforming these two centres present important activity areas and cater for major services and higher order needs
of residents within the Region.
 Overall, the centres network provides some 612,000m2 of retail and commercial floorspace and has significant capacity to
expand with the CBD providing a large number of vacancies that could in fact support further retail and commercial
expansion.
 The Sub-Regional Centres within Townsville provide significant retail facilities but limited diversity of other activities. A
large proportion of the retail tenants were chain based stores. Conversely, a greater proportion of independent based
tenants was located in neighbourhood, local and centre frame centres.
 The Centres Review will identify key opportunities and constraints to the growth and development of centres, having
regard to the proposed hierarchy, role and function of individual centres. Furthermore, it will examine the existing roles
and functions of the centres in the network, including centres on appropriately designated land and out of centre
developments.
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5.0
Demographic and Socio-Economic Characteristics
The purpose of this Chapter is to examine the demographic and socio-economic characteristics of the Townsville City population and
critique changes in this profile over time. Population projections have been based on state government population projections for
Townsville City. Distribution of this population growth within the City has been undertaken by Urban Economics for the purposes of
this study, but has had strong reference to the Residential Land Use Study and Council‟s Growth Model projections.
This Chapter will also define a number of Study Areas within the Townsville Region and to briefly analyse each of these Study Areas
in terms of historical and projected future population growth and the socio-economic and demographic profile (based on the 2006
Census). Finally, it will analyse the employment profile and journey to work data that characterise the Region.
5.1
Historic Population Growth
Townsville City Council continues to record strong population growth. The following FIGURE 5.1 illustrates the population growth for
the 5 year Census period years from 1991 to 2006.
FIGURE 5.1: Census Year Population Growth – Townsville City Council
180,000
170,000
160,000
150,000
140,000
130,000
120,000
1991
1996
2001
2006
Source: ABS
At the time of the 2006 Census, there were approximately 165,278 persons residing within Townsville City Council. This represents
an increase of some 43,700 persons, or 36% since the 1991 Census. Between the 2001 and 2006 Censuses, the per annum
population growth rate was 2.7% indicative of the vibrant economic activity that occurred within this period.
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FIGURE 5.2 outlines the Region‟s annual population growth from 1998 to 2010 and draws comparisons with the Northern Region
and Queensland. Since 1998, Townsville has experienced strong population growth, averaging an annual growth rate of
approximately 2.6% and outperforming the Queensland and Northern Region consistently. As at June 2010 (the most current ABS
estimated resident population figure), it was estimated that there were some 185,768 residents within the Townsville City Council
area, which represents approximately 80.2% and 4.1% of the Northern Statistical Division and Queensland populations
respectively.
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5.1.2
Historic Population Projections
In order to provide an accurate set of population projections for the Study Areas and for the Region overall, an analysis of the
accuracy of PIFU projections has been undertaken. Urban Economics has graphed and tabled population projections derived from
the 1994, 1996, 1998, 2001, 2003, 2006 and 2008 editions of the PIFU projections in comparison to actual reported population
estimates derived from the Australian Bureau of Statistics (ABS) Population and Household Censuses. The following FIGURE 5.3
illustrates medium PIFU population projections with the blue dot representing the 2008 estimated resident population.
FIGURE 5.3 Periodic PIFU Population Projections for Townsville
280,000
260,000
ERP
240,000
2008 ed.
Persons
220,000
2006 ed.
200,000
2003 ed.
180,000
2001 ed.
160,000
1998 ed.
140,000
1996 ed.
120,000
1994 ed.
100,000
1996
2001
2006
2011
2016
2021
2026
2031
Source: PIFU medium series 1994 to 2008 editions, ABS Regional Population Cat No. 3218.0
The Office of Economic and Social Research (OESR), which has absorbed PIFU, has released 2011 population projections to 2031
for Queensland and the Statistical Divisions (Townsville is located within the Northern Statistical Division). These projections
estimate that the Northern Statistical Division would reach a 2031 population of 346,263 persons. By comparison, the 2008
medium series projections were for the Northern Statistical Division to attain a population of 317,753 persons by 2031.
With the exception of the PIFU projections contained within the 1994 and 1998 editions, it appears that there is a moderate level of
accuracy when comparing the historic population projections forecasted by PIFU and the actual resident population figures. For the
majority of the projection publications, the percentage difference between projected and actual results falls between plus or minus
5% of the actual population figures, whilst the 1994 edition overstates the 1996 and 2001 medium and high series projections.
Interestingly, after a high level of accuracy recorded for the 2001 projections, the 1998 edition significantly understates the
subsequent 2006 projection period in each series.
External factors such as the Global Financial Crisis and other factors that will negatively impact on future population growth are
expected to increase the variance between PIFU projections and actual estimated resident population figures in the short term.
Whilst not as significant as the divergence between the 1994 projections and actual population figures due to strong underlying
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factors driving population growth in the Region, it is estimated that the future projections for the short term (following 2008) will
follow a comparable trend as the 1994 edition, and experience a slightly inflated figure from the actual resident population.
It is reasonable that a degree of flux or variance before and after the release of an edition will be exhibited once comparing with
actual resident populations and this analysis does not suggest that PIFU is consistently over or under-estimating population
projections in Townsville.
Therefore, the 2008 medium series projections for Townsville City Council appear to be reasonable indicators of anticipated growth
to 2031. Urban Economics is confident that there is sufficient rigour in these estimates over time to conclude that they should be
applied in future projections. As a result, Urban Economics‟s population projections for the Study Areas and Townsville City Council
in its entirety closely reflect the PIFU 2008 medium series population projections. In particular, our analysis suggests that the 2008
estimates are more likely to overestimate population projections in the short-term, which from a planning perspective does not pose
a significant concern. This analysis has not persuaded us that we should depart from the PIFU projections as a reasonable indicator
of growth for Townsville City Council.
5.2
Historic Demographic Profile
The results of the 2006, 2001 and 1996 Censuses have been utilised to examine the demographic and socio-economic
characteristics of Townsville City, and are illustrated in FIGURE 5.4. The following summarises the key characteristics and historic
trends of the Townsville City Council population.
 Since the 1996 Census, the age structure of the population in Townsville City Council has become older. The proportion
of younger children, teenagers and young adults has decreased, whilst older adults aged between 50 and 69 years
have increased.
 Family households have increased over the 10 year period to the 2006 Census, with large increases (21% from 1996)
occurring within the couple only family households. This is indicative of family households at the later stages of the
family lifecycle, when children have a greater level of independence and are able to move out of the family home.
 There generally remains low unemployment throughout the region, with the Department of Education, Employment and
Workplace Relations reporting that the Northern/North West region of Queensland had a March 2011 quarter
unemployment rate of 5.0%, compared to 6.3% for the State.
 The proportion of mortgaged households has increased by approximately 10 percentage points since the 1996 Census,
whilst the proportion of households under a rental agreement has remained relatively constant, only decreasing 2
percentage points in the same period.
 The Townsville City Council community is highly mobile with a large proportion of households owning greater than two
vehicles. This proportion has increased approximately 10 percentage points since the 1996 Census.
 Average annual household income has increased by approximately $24,030 or 56% over the 10 year period to the
2006 Census (in nominal terms).
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5.3
Study Area Definition
FIGURE 5.5 illustrates the Study Areas defined to understand the different dynamics the distinct urban, coastal and rural aspects of
the communities within the Townsville City Council Area (with June 2010 population and household estimates based on ABS data
and Urban Economics‟s analysis), and has been defined on the basis of the following:

The location of natural and engineered boundaries, which serve to define communities, delineating the areas with which
residents identify and influencing shoppers‟ perceptions of the convenience and accessibility of facilities in separate
areas.

The scale, role and function of the existing centres network within Townsville City Council;

The 2006 Australian Bureau of Statistics (ABS) Local Government Area (LGA), Statistical Local Areas (SLA) and Census
Collection District (CCD) boundaries which are the smallest area units for which Census data is available.
The defined Study Areas are as follows:
TABLE 5.1: Study Area Definitions
Study Area
Inner Suburbs
Middle Suburbs
South
Thuringowa Urban
Bohle Corridor
Urban Communities/Localities
City
Pallarenda
Shelly Beach
Belgian Gardens
South Townsville
North Ward
Town Common
Aitkenvale
Gulliver
Mundingburra
Garbutt
Douglas
Cluden
Roseneath
Wulguru
Thuringowa Central Rasmussen
Bohle Plains
Mt Louisa
Mt St John
Burdell
Shaw
Rowes Bay
Mysterton
Railway Estate
Hermit Park
Hyde Park
West End
Rosslea
Pimlico
Castle Hill
Cranbrook
Vincent
Murray
Idalia
Kelso
Heatley
Currajong
Stuart
Annandale
Kirwan
Oonoonba
Deeragun
Cosgrove
Bohle
Bushland Beach
Jensen
Condon
Magnetic Island
Picnic Bay
Florence Bay
Horseshoe Bay
Nelly Bay
West Point
Arcadia
Thuringowa Rural
Bluewater
Rollingstone
Granite Vale
Black River
Mutarnnee
Alice River
Pinnacles
Yabulu
Lynam
Balgal
Toolakea
Beach Holme
Saunders Beach
Gum Low
Balgal Beach
Blue Hills
Paluma
Rangewood
Clemant
Hervey Range
Mt Low
Toomulla
Bluewater Park
Crystal Creek
Townsville Rural
Oak Valley
Alligator Creek
Cungulla
Majors Creek
Woodstock
Toonpan
Calcium
Barringha
Mt Elliot
Cape Cleveland
Brookhill
Julago
Nome
Mount Stuart
Ross River
Reid River
SOURCE: Urban Economics‟s definition of Study Areas
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5.4
Study Area Analysis
TABLE 5.2 (page 87) provides historic estimates and future projections of the growth in population of each of the defined Study
Areas. The results and figures for 1996, 2001 and 2006 are based on the respective ABS Censuses, with estimates for June 2010
and projections for five-yearly intervals from 2011 to 2036 based on building approval information, ABS estimated resident
population data, PIFU‟s 2008 medium series projections for Townsville City Council and further analysis by Urban Economics.
Projections closely align with the Residential Land Use Study undertaken by Urbis.
Each of the defined Study Areas has been discussed separately in order to examine the historic population growth of each
community; with the results of the 2006 ABS Census utilised to briefly describe the demographic and socio-economic profile of each
Study Area. These results have been compared to the Northern Statistical Division (NSD) and Queensland (QLD) averages. More
detailed demographic and socio-economic information can be found in TABLES 5.3 to 5.13. For the ease of reading, the words
“Study Area” have been omitted from each of the Study Area names.
The communities within the Inner Suburbs experienced limited growth between 1996 and 2006, with an estimated resident
population of some 30,975 persons by 2006. As at June 2010, there were some 32,755 persons residing in 15,820 dwellings.
Moderate growth rates are expected to continue through to 2016, where the population will reach 35,400, reflecting an
approximate average annual growth rate of 1.5% from 2011. Population growth would be largely through intensification of
residential areas, particularly through near or inner city units. By 2036, it is projected that there will be approximately 42,500
persons within the Inner Suburbs, residing within 21,920 dwellings
This area was reflective of younger, highly educated and skilled, group households and lone person households (reflective of the
CBD living arrangements). High workforce participation rates and unemployment levels in this Study Area were comparable to the
NSD and State average. Of the workforce, a significant proportion was employed within the health care and social assistance, public
administration and safety and construction industries, reflective of a number of head mining and construction offices located within
the CBD. Accordingly, the proportion of the population employed in a professional role was high compared to the Statistical and
State averages. At the time of the 2006 Census, the Inner Suburbs Study Area recorded an average annual household income of
$64,560, which was comparable to the Townsville City Council average. It is anticipated that this area would remain an attractive
location for young professionals in Townsville.
The Middle Suburbs contained an estimated population of 31,577 persons in June 2006, achieving a slight decrease in growth from
1996 to 2001 (-0.19% per annum), but increasing to -0.03% per annum between 2001 and 2006. It is estimated that the June
2010 population was 32,154 persons, representing a positive growth rate of approximately 0.54% from 2006. It is projected that
the population would incur a slight increase to 2036 to approximately 33,200 persons in 14,300 dwellings.
The median age of residents within this community was older than the Townsville median. This retiree population exhibited relatively
low workforce participation and experienced the highest unemployment rate out of all of the Study Areas (4.9%, which is still
considered low). Of those in the labour force, health care and social assistance employed the largest proportion, reflective of the
strong health precincts located within the area. Retail trade, public administration and safety and construction also employed a
significant proportion of the workforce. The Middle Suburbs Study Area experienced an average annual household income was
$57,190, some $9,630 below the Townsville City Council average. It is considered that this area would continue to age in coming
years, with little new residential development.
The South experienced significant growth from the period 1996 to 2006 (averaging approximately 4.25% growth per annum),
increasing by some 8,590 residents over the ten year period. By June 2010 it is estimated that approximately 30,853 residents
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resided within 11,150 dwellings within the South. Growth is projected to continue to be significant however decelerating, with
34,100 residents projected to reside within the area by 2016 and expanding to 36,200 in 2021. It is projected that the 2036
population within the South Study Area would approach 37,500 in almost 14,000 households.
The South Study Area population comprised a large proportion of teenage and young adults aged persons between 10 and 24
years of age, with James Cook University and the Lavarack Barracks in this area. The South experienced high workforce participation
rates (72%) and low unemployment rates (3.5%). There was a high proportion of community and personal service workers and a
significant proportion of the workforce was employed within the public administration and safety industry as well as the education
and training industry (19.3% and 8.9% respectively). This high proportion can be attributed to the Barracks and James Cook
University that are located within this Study Area. The South Study Area is a relatively affluent community with an average annual
household income of $79,730 which is the highest of all Study Areas and approximately 20% higher than the Townsville City Council
figure.
The population of the Bohle Corridor increased from 10,163 persons in 1996 to 15,589 in 2006, recording a strong average
annual growth rate of approximately 4.4%. As at June 2010, there were approximately 21,365 persons residing within the Study
Area, representing a rapid average annual growth rate of approximately 8% per annum from 2006. The estimated population in
2016 is projected to be 35,900 persons residing in some 12,379 dwellings and by 2036, it is estimated to increase to some
54,800 persons in around 19,429 dwellings. Within the Bohle Corridor Study Area, population and household growth is projected to
remain relatively high and constant over the projected period, indicative of the availability of land that is readily accessible and the
attractiveness of the northern beaches communities.
Compared to the other Catchment Areas defined, Bohle Corridor Study Area consisted of young children and young adults, reflective
of families in the early stages of the family lifecycle. Accordingly, a significant proportion of household composition comprised family
households. The Study Area experienced relatively high levels of workforce participation rates and low unemployment levels for both
males and females indicative of double income families. Of the workforce, technicians and trade worker occupations experienced a
significantly high level indicative of a skilled blue collar workforce. Accordingly, the construction industry employed large shares of
the workforce, whilst manufacturing and retail trade were also strong employers. The Bohle Corridor recorded a high average
annual household income of approximately $73,640, the second highest figure and approximately $6,800 above the Townsville City
Council average.
Thuringowa Urban comprised an estimated population of 45,220 persons in June 2006, achieving strong growth from 1996 to
2001 (3.3% per annum) and increasing to 3.5% per annum between 2001 and 2006. This growth increased to more than 4% to
June 2010, remaining above the State average, by which time approximately 52,725 persons were estimated to reside within
18,000 dwellings. By 2016 it is projected that 60,770 persons will be living in the Thuringowa Urban Area, whilst by 2036 this
figure is expected to reach 70,700 persons in around 25,600 dwellings.
Similar to the Bohle Corridor, Thuringowa Urban comprised an elevated proportion of young children and middle aged adults
between the age of 30 and 49 years of age and subsequently 93% of households comprised family households. The Study Area
experienced high workforce participation rates and low unemployment levels for both males and females, indicative of double
income families. A large proportion of the population achieved a certificate (which includes trade certificate) and as a result a high
proportion of the workforce was employed within the construction industry as technicians and trade workers and machine operators,
drivers and labourers. The average annual household income as at June 2006 was recorded at $69,050 some 3% higher than the
Townsville City Council average.
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The Magnetic Island community experienced a small increase in population between the years 1996 and 2001, before increasing by
1.5% per annum for the five years to 2006, reaching 2,297 persons. It is estimated that by June 2010 the resident population of
this community increased to 2,464 persons, whilst further growth projections suggest that this community will increase at an
average of approximately 1.3% per annum through to 2036. By this time, it is expected that some 3,400 persons will reside in
some 1,570 dwellings.
This area had a low proportion of younger children and teenagers, yet a high proportion of middle to older aged adults between the
ages of 40 to 80 years. The area was reflective of older, well educated, lone person households, with low workforce participation
rates and average levels of unemployment. High levels of professionals and managers and administrators were evident within this
area, while accommodation and food services industry employed a significant 18.6% of the population within the Study Area,
indicative of the high level of tourism activities located on Magnetic Island. Additionally, the construction industry also employed a
higher than average proportion of the workforce. The average annual household income was the lowest recorded across all Study
Areas ($52,490), and was still well below the NSD and QLD average ($63,670 and $63,570).
The Townsville Rural area achieved strong growth (approximately 2.8% per annum) between 1996 and 2001, and by June 2010
the population reached some 4,325 persons. Population projections would be dependent on the timing and form of Rocky Springs,
a large master-planned residential estate proposed for this Study Area. This estate could comprise some 35,000-38,000 people in
15,000-18,000 dwellings. The Rocky Springs development would be expected continue beyond the timeframe of this study. This
analysis has assumed that development activity in Rocky Springs would begin prior to 2016 but would accelerate after 2021, with
the 2036 population of the Townsville Rural Study Area anticipated to reach 28,100 persons utilising around 11,000 residences.
This area had low proportions of 20-29 year olds, yet a high proportion of teenagers, and of middle aged to older adult (between
the ages of 40 and 69 years) couple only households. Both female and male workforce participation rates were comparable to the
NSD average, whilst unemployment levels were the lowest of all Study Areas, indicative of a rural lifestyle community. A high
proportion of persons obtained a trade certificate and of those in the workforce a high proportion (42.5%) were employed as
technicians and trade workers, machine operators and drivers and labourers within the construction industry. Townsville Rural
exhibited an average annual household income level of $66,820 which is the same as the Townsville average and some 5% higher
than the NSD average. It is anticipated that as Rocky Springs develops, the incoming residents would be younger and have a higher
workforce participation rate than the current residents. Therefore there is likely to be a dichotomous community, with an ageing,
rural community and a young working community in Rocky Springs.
Thuringowa Rural experienced relatively strong population growth between 1996 and 2006 (averaging 4.1% per annum), reaching
an estimated population of some 8,070 residents. It is estimated that the population in June 2010 was 9,127 persons, representing
a growth rate of 4.2% per annum from 2006. It is projected that this area will continue to experience relatively constant growth
through to 2021, with the designation of many larger rural residential lots as prescribed in the relevant planning documents. By
2021 it is anticipated that the population would reach 11,080 persons, increasing to 13,100 persons in around 5,300 dwellings by
2036.
Similar to Townsville Rural, this area had a high proportion of teenagers, middle aged and older couple only and couples with
children under 15 years of age. This suggests families with baby boomer parents with teenage children. Workforce participation
rates (68.9% c.f. 68.6% NSD) and unemployment levels (4.3% c.f. 4.4% NSD) were comparable to that of the NSD average. High
levels of certificates were obtained and subsequently there was a significant proportion of the population employed as technicians
and trade workers. Average annual household income as at June 2006 was $65,000, comparable to the Townsville City Council
Average ($68,200).
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Townsville City Council area experienced moderate population growth for the decade between 1996 and 2006, increasing
approximately 30,800 persons to 165,278 persons (representing an average annual growth rate of some 2% per annum). As at
June 2010, it was estimated that the population in the Total Study Area was approximately 185,768 persons. PIFU medium series
projections are for the City population to increase to 239,619 persons by 2021 and 270,500 persons by 2031. PIFU high series
projections are for the City population to reach 257,722 persons by 2021 and 302,044 persons by 2031. Extrapolating the
medium series to 2036, with reference to the Northern Statistical Division projections by OESR, Urban Economics projects that the
2036 population of the Townsville City Council area would be approximately 283,300 persons residing in 113,400 dwellings.
The age structure of the population within Townsville Study Area (Total Study Area) comprised a high proportion of young children
and young adults to the age of 39 years. Furthermore, there are a high proportion of young family households and group
households which is indicative of the defence role that Townsville plays within Queensland and Australia as well as the increased
education facilities that the James Cook University provides. High workforce participation rates and low unemployment levels for both
men and women characterise the Study Area indicative of double income families. A high proportion (19.5%) of the Total Study
Area population hold a training certificate, whilst the level of those who hold a university degree or higher are comparable to the
QLD average and higher than the NSD average (12.5% c.f. QLD 13.1% and NSD 11.1%). Public administration and safety, retail
trade and health care and social assistance industries employ 34.5% of the workforce. Average annual household income as at
June 2006 was $66,820 some $3,150 and $3,250 higher than the NSD and QLD average respectively.
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5.5
Major Centres‟ Catchment Areas
This Section provides an analysis of the Catchment Areas of the major centres located within Townsville City Council region. FIGURE
5.6a, b, c and d provides an illustration of the Catchment Areas (with and without the North Shore development), whilst the following
discussion will provide current population figures and an overview of each Catchment Area. Furthermore, for the purposes of this
Report, Urban Economics has completed a population analysis under a scenario that North Shore has been developed.
CBD
As the highest order centre, the CBD‟s role and function is intended to cater for the Region‟s major retailing, commercial, business,
government and entertainment activities to service the surrounding region. Whilst its retailing role is underperforming, the CBD
does incorporate commercial and entertainment facilities of a regional scale. As a result the CBD Catchment Area has been
designated as Townsville City Council in its entirety. As outlined in the previous Section, as at June 2010 the estimated resident
population of Townsville City Council was 185,768 persons.
Hyde Park
Hyde Park Sub-Regional Precinct services the needs of residents in the northern beaches, inner city and Magnetic Island
communities. Due to the nature and characteristics of comparison and special purpose shopping, the minor retail showroom
component of the precinct attracts shoppers from a wider region. As at June 2009, the Hyde Park Sub-Regional Precinct Catchment
Area comprised some 67,500 persons.
Once developed, North Shore Sub-Regional Centre will significantly decrease the size of Hyde Park‟s Catchment Area. It is estimated
that the 2009 population of the Hyde Park Sub-Regional Catchment Area defined to include the influence of North Shore would be
about 19,500 persons.
Aitkenvale
Aitkenvale Sub-Regional Precinct services the needs of residents in the communities that lie between Thuringowa Central and
Townsville CBD as well as the rural Townsville communities to the south. For mapping purposes, the Catchment Areas have been
limited to the Townsville City Council boundary, however it is expected that Aitkenvale Sub-Regional Centre will draw trade from
smaller centres, such as Charters Towers, which are located outside Townsville City Council.
As at June 2009, the estimated resident population of the Aitkenvale Sub-Regional was 60,200 persons. The impact that the North
Shore development will have on the Aitkenvale Sub-Regional Catchment Area is estimated to be insignificant and therefore its
Catchment Area is estimated to remain relatively comparable once the development is complete.
Thuringowa Central
Thuringowa Central Sub-Regional Centre services the retail and commercial needs of the communities situated along Riverway Drive
to the south, communities to the east of the centre and those communities in Thuringowa rural communities. As at June 2009, it is
estimated that this Catchment Area comprised some 53,300 persons. The impact that the North Shore development will have on the
Thuringowa Central Sub-Regional Catchment Area is estimated to be insignificant.
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North Shore
Once developed, the North Shore Sub-Regional Centre will predominately service the retail and commercial needs of the northern
beaches and communities to the north of the development, therefore decreasing Hyde Park Sub-Regional Centre‟s Catchment Area.
As at June 2009, the estimated resident population for the North Shore Sub-Regional Centre Catchment Area was 48,000 persons.
Rocky Springs
The catchment area for the Rocky Springs Town Centre would be reasonably exclusively contained with Rocky Springs estate, which
is anticipated to ultimately contain some 35,000 to 38,000 people, but had negligible population as at June 2010.
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FIGURE 5.6a Major Centre Catchment Areas – Without North Shore
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FIGURE 5.6b Major Centre Catchment Areas – Without North Shore
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FIGURE 5.6c Major Centre Catchment Areas – With North Shore
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FIGURE 5.6d Major Centre Catchment Areas – With North Shore
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5.6
Jobs Growth
In order to accurately gauge the influence of particular industries within the Townsville Regional Economy, working population data
has been sourced and analysed from the 2001 and 2006 Australian Bureau of Statistics Censuses. This data provides valuable
information on the nature of the workforce employed within a particular area, rather than those who reside in the area. A summary
of the local workforce profile data has been compiled for the Townsville Region with comparisons drawn against the Queensland
average.
The following provides a brief summary of a number of the key employment characteristics of the Region‟s Employment Area. A
diverse mix of occupations was provided within the Townsville City Council jobs base at the time of the 2006 Census. The following
TABLE 5.14 provides a breakdown of these results. In comparison to 2001, the proportion of community and personal service
workers increased by some 1.4 percentage points, whilst technicians and trade workers decreased by approximately 2 percentage
points.
TABLE 5.14: Occupations in Townsville
Occupation
Managers
Professionals
Technicians & Trades Workers
Community and Personal Service Workers
Clerical and Administrative Workers
Sales Workers
Machinery Operators and Drivers
Labourers
Inadequately Described/Not Stated
TOTAL
2001 (%)
Townsville Region
QLD
10.7
12.9
16.9
16.8
17.8
15.1
10.0
9.2
15.9
15.3
11.1
10.8
7.2
7.0
9.7
12.1
0.8
0.9
100.0
100.0
2006 (%)
Townsville Region
10.5
17.7
15.6
11.4
17.1
9.9
7.5
9.5
0.9
100.0
QLD
12.0
16.6
19.9
8.6
14.3
9.9
6.8
11.0
0.9
100.0
Source: 2001 and 2006 ABS Census
The above TABLE 5.14 demonstrates the high incidences of professionals, clerical and administrative workers and technicians and
trade workers. This is reflective of the strong public administration and safety and health care and social assistance industries. The
strong presence of technicians and trade workers is indicative of the significant levels of population growth within the Region and
the defence role that Townsville plays at the state and federal levels.
The following TABLE 5.15 provides a breakdown of the workforce by industry as at the 2006 Census, with comparisons made
against the State average. This table measures those working in the Townsville Region, regardless of their place of residency.
Workforce data provided in Section 5.4 was for workers residing in the region, regardless of where they worked.
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TABLE 5.15: Industry of Employment*
Industry
Agriculture, Forestry & Fishing
Mining
Manufacturing
Electricity, Gas & Water
Construction
Wholesale Trade
Retail Trade
Accommodation, Cafes & Restaurants
Transport & Storage
Communication Services
Finance & Insurance, Property & Business Services
Government Administration & Defence
Education
Health & Community Services
Cultural & Recreational Services
Personal & Other Services
Not Classified/Not Stated
TOTAL
2001 (%)
Townsville
Region
0.8
0.7
8.4
1.0
6.0
4.8
16.2
5.4
5.3
1.6
10.3
12.3
8.8
11.2
2.7
4.0
0.6
100.0
QLD
4.9
1.2
10.8
0.8
7.1
5.2
15.6
5.7
5.0
1.5
12.8
4.9
7.8
9.8
2.4
3.7
0.9
100.0
2006(%)^
Townsville
QLD
Region
0.6
3.4
1.1
1.7
8.4
9.9
1.5
1.0
8.4
8.9
3.4
4.0
11.7
11.8
7.0
7.0
5.1
5.1
1.8
1.5
11.2
14.0
12.8
6.8
8.8
7.8
11.8
10.4
1.3
1.4
3.8
3.8
1.1
1.4
100.0
100.0
Source: 2001 and 2006 ABS Censuses
*Based on the 1993 ANZIC Second Edition, ^ABS changed the breakdown of industry within the workforce in 2006
This TABLE 5.15 further illustrates the strength of the government administration and safety industry, health and community
services and finance, insurance, property and business services industry within the Region (increasing some 0.6 percentage points
and 0.9 percentage points respectively). Other industries that experienced strong increases over the 5 years between Censuses
include accommodation, cafes and restaurants (1.6 percentage points) and construction (2.4 percentage points). Conversely, retail
trade decreased some 5 percentage points from 2001 to 2006. These changes are indicative of the evolving employment and
economic diversity in the Townsville Region.
The following TABLE 5.16 illustrates the historical and estimated breakdown of the workforce within the Townsville City Council
between 2001 and 2006. It has been derived on the basis of ABS Census information, in consideration of the dynamic changes in
labour force participation, unemployment rates and the ageing population.
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TABLE 5.16: Jobs Growth – Townsville City 2001 to 2006
Estimated Resident Population (No.)
0-14 years (%)
65 years and above (%)
15 – 64 years (No.)
Labour Force Participation (%)
Labour Force Participation (No.)
Unemployment (%)
Unemployment (No.)
Resident Workforce (No.)
Local Jobs (No.)
Net Jobs Balance (%)
2001 (Actual)
144,789
21.7%
9.3%
99,890
70.9%
70,860
8.4%
5,950
64,900
59,000
91%
p.a. growth (%)
2.7
4.4
5.4
2006 (Actual)
165,278
21.7%
9.3%
114,040
74.2%
84,640
4.7%
3,980
80,660
76,800
95%
Source: ABS Censuses, Department of Employment & Workplace Relations, Planning and Information Forecasting Unit,
Urban Economics estimates
*Note: Local Job figures have been derived on the basis of the Working Population data and have been „uplifted‟ due to the
under-reporting of the ABS Census employment data. This includes the differences between Total Persons recorded on Census
Night and the Estimated Resident Population; the unaccounted persons not stated within the labour force, as well as the unhinging
of employment results in the 2006 Census between the Basic Community and Working Population Profiles.
The above TABLE 5.16 indicates that job growth within Townsville City has been higher than both its population and resident
workforce growth between 2001 and 2006. Job growth excelled in the 5 year period, driven by a combination of strong demand
from increased labour force participation and a significant decline in unemployment, as well as strong growth within the wider
economy recorded in this period.
The previous TABLE 5.16 also illustrated Townsville City‟s net jobs balance. This employment indicator represents the ratio of the
total number of jobs provided within a certain area or region as a proportion of the total number of working residents who live in
that same area or region. For example, these results indicate that Townsville City achieved a net jobs balance of 95% in 2006,
meaning that for every 100 working residents living within the Region, 95 local jobs were being provided within the local
government area. The table shows that while Townsville is by far the largest city in the region and provides an important regional
services and employment role, the supply of jobs in the City is less than the actual number of jobs that employ residents. That is,
more workers leave Townsville for employment than enter Townsville, reflecting the housing role that Townsville provides for the
mining sector to the west.
It is noted that the word „self-containment‟ is often used instead of net jobs balance and is often referred to mean the same thing.
Urban Economics prefers the use of the term net jobs balance as the „self-containment‟ refers more to the retainment of local
resident workers within a particular area‟s boundaries rather than as a ratio of jobs supplied to jobs demanded. This issue of
retention rates is assessed later in this section.
The following TABLE 5.17 provides a comparison of Townsville City‟s job growth performance in relation to other regional councils
located across Queensland. It illustrates that while strong growth has been recorded within Townsville City, other regional councils‟
growth rates per annum between 2001 and 2006 have been similar.
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TABLE 5.17: Regional Jobs Growth 2001 to 2006
2001
Mackay Regional Council
36,500
Townsville City Council
59,000
Bundaberg Regional Council
26,300
Rockhampton Regional Council
38,000
Source: 2006 ABS Census
p.a. Growth
5.7%
5.4%
4.0%
3.8%
2006
48,200
76,800
32,000
45,700
The following TABLE 5.18 illustrates the net jobs balance figures achieved by a number of Queensland local government areas
between 2001 and 2006. This provides a comparison of each local authority‟s ability to provide job sustainability within its
boundaries.
TABLE 5.18: Net Jobs Balance 2001 to 2006
2001 (%)
Townsville City
91%
Bundaberg Regional Council
90%
Rockhampton Regional Council
90%
Mackay Regional Council
89%
Brisbane City
117%
Source: 2006 ABS Census
2006 (%)
95%
90%
89%
88%
122%
2006 Population
165,278
87,730
107,630
107,372
992,176
It is evident that Brisbane provides a higher level of jobs sustainability within its boundaries, providing more jobs than actual total
working residents who live in the area, providing employment focal points for major commercial activity and in turn having the
capacity to satisfy job demand from surrounding local government areas. In comparison to the other major regional centres in
Queensland, Townsville City recorded the highest net jobs balance figure. It is expected that the major regional centres will
experience high net jobs balances as these areas incorporate large Central Business Districts and a number of industrial estates as
focus points for major business, industry and commercial activities for the surrounding regional community.
Journey to Work
ABS Journey to Work data has been utilised to analyse the movements and locations of workers within Townsville City. The following
TABLE 5.19 illustrates the retention rates achieved by a number of local government areas surrounding the Townsville City at the
time of the 2006 ABS Census. TABLE 5.19 provides an illustrative comparison of each local authority‟s ability to retain its residential
workforce within its boundaries and to be employed locally. The retention rates also provide information on where the residents of
each Region are going to for employment.
TABLE 5.19: Retention Rates
Region
Townsville Region
Burdekin Region
Hinchinbrook Region
Charters Towers
Source: ABS 2006 Journey to Work Data
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%
97
84
84
81
109
Given that Townsville is the largest major regional centre outside of Brisbane and provides significant focal points for major
commercial and employment activity, it is not surprising that Townsville experienced higher retention rates than the surrounding
local government areas.
Conversely, it is also relevant to question where the origin of Townsville‟s local job base is coming from. The following TABLE 5.20
provides a breakdown of the origin of the locals employed workforce (job base). Amongst the jobs within Townsville City, a
significant 84% of these are being satisfied by those workers who reside locally, whilst less than 1% are being satisfied by regions
surrounding Townsville City and Brisbane. Approximately 15% of the jobs are being satisfied by other areas, which is indicative of
the broad employment area that Townsville City experiences.
TABLE 5.20: Origin of Townsville Region‟s Workforce
Region
Townsville Region
Charters Towers Region
Burdekin Region
Hinchinbrook Region
Brisbane
Other Areas
Total
%
83.8%
0.2%
0.3%
0.1%
0.2%
15.4%
100%
Source: ABS 2006 Journey to Work data
The extremely high proportion of jobs serviced by the local population is not uncommon amongst regional centres within
Queensland as the population within the Region is attracted to the diversity of employment opportunities in the major regional
centres.
5.7
Summary and Implications
This Chapter has highlighted a range of factors relevant to the Centre hierarchy review including:
 Townsville City has experienced strong levels of population growth since 1998, outperforming the Queensland annual
population growth rate for all of the years leading up to 2009 (except for the 2002/03 period). Overall, Townsville City
has increased by over 50,000 persons between 1996 and 2010 (representing an average annual growth rate of around
2.6%), generating strong demand for jobs and services.
 Since the 1996 Census, Townsville City has experienced an increase in the proportion of family households (especially
couple only households), residing in separate houses and flats, units or apartments and who are highly mobile. The
proportion of dwellings currently under mortgage agreements has increased, whilst the average annual household
income has also increased by approximately 56% since the 1996 Census.
 The 2008 medium series PIFU projections for Townsville City appear to be reasonable indicators of anticipated growth to
2031. Urban Economics is confident that there is sufficient rigour in these estimates over time to conclude that they
should be applied in future projections. As a result, Urban Economics‟s population projections for the Study Areas and
Townsville City in its entirety, closely reflect the PIFU 2008 medium series population projections.
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 Population and household growth has been projected across all areas of Townsville City to 2036. The majority of this
growth is projected to occur in the Bohle Corridor, Thuringowa Rural and Townsville Rural Study Areas, whilst the Middle
Suburbs Study Area is expected to experience very low population growth to 2036, as available residential land becomes
exhausted.

With the presence of major public assets such as the Australian Defence Force and James Cook University, Townsville City
has a relatively young population and younger families who are in the early to middle stages of the family lifecycle.
 High levels of workforce participation rates for both men and women characterise the Region indicative of double income
families. Residents within the Townsville Region would have an above average propensity for retail expenditure due to
their above average income levels.
 Over the 5 year period from 2001 to 2006, Townsville City experienced an increase of approximately 17,800 jobs,
representing a job growth rate of some 5% per annum. In addition Townsville City has experienced strong retention
rates, recorded at 97% in 2006. Amongst the jobs within Townsville City, a significant 84% of these are being satisfied
by those workers who reside locally, indicative of a population that is more attracted to the major regional centres within
the local government areas, which provide employment opportunities in comparison to other surrounding employment
generating areas located substantial distances away.
 The Centres Review will consider the implications of the current and future household and demographic composition of
each of the each study area communities. It will review the centres performance taking into account the future population
growth and demographic changes, and will recommend strategies for centres within each study area.
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6.0
Consultation
6.1
Introduction
Preparation of the Centres Hierarchy Strategy has included input from state and local government authorities in addition to private
sector stakeholders. Consultation was undertaken either by phone, email or face-to-face interviews. The stakeholders, the outcomes
of the consultation process and the issues identified through the consultation process are detailed below.
The purpose of engaging with stakeholders throughout the development of the Centres Hierarchy Strategy was to seek their input in
the drafting of the document, understand the local business environment , its current roles and significance, as well as identify and
understand key issues and challenges faced within the Townsville Region in terms of future growth and development.
6.2
Stakeholders
The consultation phase of this study primarily occurred from January to April 2010. Each participant was contacted by phone, email
or face-to-face interview. The following explores the outcomes and implications derived from consultation with various stakeholders
including shopping centre owners, commercial agents, industry bodies and governmental departments located within the Townsville
area. The following TABLE 6.1 lists the organisations and their representatives that contributed to the consultation process.
TABLE 6.1: Consultation Representatives
Contact Person
Organisation
Gary McConaghy
McConaghy Properties
Jim McConaghy
Michael Agapiou
Lancini Group
Col Harkness
Lancini Group
Nicole Hickling
Dexus Property Group
Tyronne Dobbs
Dexus Property Group
Ian Shimmin
Urbis
Ben Slack
Urbis
Andrew Hay
Stockland
Peter Tapiolas
Chris Mountford
Warren Acton
David Lynch
John Fulter
Dan Staley
Catherine Hobbs
Gina Turner
David Edwards
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Centre
Castletown
Fairfield Central
Fairfield Central
Willows Shopping Centre, Sunland
Plaza, Canon Park Shopping
Centre
Stockland Townsville,
Shore
Greater Ascot
-
North
Parkside Development
Property Council of Australia
LJ Hooker
Townsville City Council
Housing Industry Association
Department of Infrastructure and
Planning
Department of Transport and
Main Roads
112
A number of common themes were derived as part of these stakeholder consultations. It is acknowledged that the views expressed
are not necessarily representative of every individual interviewed during the consultation process, however, it encompasses the
general trends and themes expressed. The following analysis provides a review of the stakeholder consultation, with APPENDIX B
containing a more comprehensive summary of each separate consultation.
Townsville CBD

There was an overwhelming consensus amongst stakeholders that the role and functionality of the Townsville CBD needs
to be addressed. It is considered that the Townsville CBD fails to function as a CBD offering businesses little incentive to
locate there as well as a lack of an incentive for residents to shop there. This is considered to be exacerbated by the lack
of major anchor tenants, mixed-use development, population base, carparking, ease and convenience, and “heart”. It
was also considered that in the interim, development would likely to be concentrated around the major centres.

Discussions with key stakeholders raised concerns about the inability of the Townsville CBD to provide an attractive
alternative to existing centres such as Willows Shopping Town, Stockland Townsville and Castletown. It is considered that
these centres offered a more appealing destination to the CBD particularly in light of the ranges of services and facilities,
carparking, ease, convenience and accessibility of existing centres. Such factors are considered to be pertinent in
reinforcing the role and function of the Townsville CBD. It is therefore considered that until the role and function of the
CBD is strengthened, residents are likely to be more compelled to utilise other centres.

A number of stakeholders considered that there was a lack of non-retail uses including a mix of residential, commercial
offices, recreation and entertainment uses. It was considered that the Townsville CBD should encompass a mix of retail
and non-retail uses. With regards to existing retail facilities within the CBD it was noted that the CBD currently lacks major
tenants to provide an anchor for businesses to locate to establish a critical mass. Further concern was raised that the
existing retail provision within the CBD consists primarily of retail specialties with no major anchor. It is considered that
the CBD cannot afford to continue in such a manner without major tenants. The CBD needs to attract some key anchor
tenants, however, Townsville needs to be proactive in encouraging major anchors to the CBD rather than reactive as they
are more likely to relocate to centres outside of the CBD given the general negative perception of the CBD as opposed to
the major centres providing an attractive locational alternative.

It was duly highlighted that the Townsville CBD lacks a significant population base to stimulate activity within the Townsville
CBD. A number of stakeholders considered the development of a residential strategy to encourage higher density living in
the CBD, which would assist in creating a population base to support the ongoing development of the CBD to include a mix
of uses including retail, commercial, residential, recreational and entertainment uses. It was also noted that the CBD
seemed to lack integration within the precinct particularly within the Strand/North Ward area.

Carparking provisions in the CBD are considered in adequate as there is limited spaces provided which have minimal time
limits. This is considered to further contribute to the relative attractiveness of the major shopping centres as opposed to
the CBD. Discussions with the Property Council of Australia considered that parking requirements stifle new
developments.

Discussions also highlighted a number of other key factors that are considered relevant in the development of the
Townsville CBD. This includes the safety and security of residents as well as businesses with some stakeholders
expressing their concern. Development of the CBD should also take into account Townsville‟s climate to create an
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enjoyable and comfortable shopping trip. Discussions with the Property Council of Australia highlighted concerns over the
strict development guidelines which restrict the viability of the commercial development within Townsville CBD.

Although a number of concerns/issues were raised regarding the Townsville CBD, the Property Council of Australia also
highlighted a number of positive attributes. In particular, despite the CBD being considered run down and underutilised, it
remains the natural centre for the City, region and visitors. It is considered that no other area of Townsville can offer the
mix of office workers, business visitors, tourists and concentrated residents that the CBD can offer for retail. Furthermore,
it is considered that the Townsville CBD will always be the natural location for commercial offices, as it offers the top-ofmind location, highest prestige and accessibility to other commercial offers given appropriate development conditions in
the CBD.
Existing Centres

Discussion with Stockland, Castletown and Willows Shopping Centre highlighted that these centres generally shared the
same Catchment given the relative proximity of each centre.

Each of these centres intend to be further developed over time.

Some concern was raised as to the role and function of Domain Central. While this centre is intended to operate as a
bulky good centre, there was some concern that given the presence of some retail specialties, that this would deflect the
centres intended role and function.
Castletown

At the time of the consultation Castletown was being extended to include a Big W and 35 retail specialties together with
the creation of a transit centre, with extensions expected to be completed late 2010. (NB extensions now completed)

Discussions with Castletown operators acknowledge that any additional development would be contrary to the
development of the CBD. Castletown operators perceive that the centre provides a supporting role and function to the
CBD. As such, any plans for future development would be reflective of the strength of the CBD.

It was also acknowledged that the main focus for development should be concentrated on strengthening the role and
function of the CBD.

Given the proximity of Castletown to the CBD, the centre operators envisage the centre to function as a supporting centre
for the CBD which is able to enhance connectivity between the CBD and Castletown.
Fairfield Central

Discussions held with Fairfield Central highlighted that consideration has been given to the possible extension of the
centre. It was highlighted that there was considerable land to accommodate expansion, both of Fairfield Central and
surrounding frame uses.
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
Representatives of Fairfield Central stated that they considered that there was considerable planning support over a long
period of time for their current operations and future planning for the site.

It was considered that Rocky Springs would not impede the growth of Fairfield Central and would provide an opportunity to
tap into the growing population of Rocky Springs.

Urban Economics was provided with documents that detailed the growth in retail expenditure in the catchment and
implications for growth in floorspace at Fairfield Central.

Fairfield Central did not report any particular issues or concerns with regards to this centre.
Willows Shopping Centre

Discussions held with representatives for Willows Shopping Centre acknowledged that they have a masterplan for the
centre together with other land holdings to guide their development. However, detailed analysis of potential land uses are
still within its infancy.

It is considered that any masterplan for the centre would be intended to enhance the overall viability of the centre that
does not undermine the role and functionality of the CBD.

At present it is considered that there is relatively minimal interrelationship between Willows Shopping Centre and the
remainder of the centre as it lacks integration. As such, the detailed masterplan is intended to enhance the overall
integration and vitality of the centre as a whole.

Willows Shopping Centre recently completed extensions to the centre in October 2009, to include an additional 13,000m 2.
Major tenant additions included Big W, JB Hi Fi, and Best and Less.
Stockland Townsville

Stockland Townsville is proceeding with its approval to expand, including the development of a 12,000m2 Myer.

Stockland Townsville sees itself as the regional shopping centre in Townsville, which would be reinforced by the inclusion
of Myer.

Has property to the east of Elizabeth Street and sees opportunities to have active frontages on the street and
development over the top of the street.
Stockland North Shore

Stockland North Shore expected the first stage of its Town Centre (including Woolworths and specialties) to be completed
in March 2011 (has now opened).

Intends to develop a town centre as the focus of the North Shore master-planned community.
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Greater Ascot

Details of residential and centres planning for Greater Ascot were provided. Planning is for a centre at the intersection of
Dalrymple Road and Shaw Road. Intended to be a town centre style centre, servicing Greater Ascot and western growth
corridor populations. Town centre is intended to include a plaza, retail, commercial office and range of services

Whole of Greater Ascot area would incorporate new urbanism principles of walkability and densities.

Urban Economics was supplied with a report that examined potential level of floorspace for town centre, which concluded
that the centre could support about 5,000m2 in a neighbourhood centre as a first stage and ultimately about 40,000m2.

May be smaller, neighbourhood centres elsewhere in Greater Ascot as required.
State Agencies
A meeting was held with representatives of the Department of Infrastructure and Planning, and the Department of Transport and
Main Roads Townsville divisions on 2 February 2010. The purpose of this meeting was to identify the State‟s interests and concerns
for the Townsville area, particularly relating to centres and future development. The following provides a summary of the outcomes
of the meeting with the State departments.
Discussion in the meeting was free flowing, the purpose of which was to draw out key issues and opportunities for centres in the
Townsville area. Those key messages identified are as follows:

DIP is seeking for centres to be „hubs‟ incorporating residential, not just shopping centres. They like the Perth & Peel
centres hierarchy work - http://www.planning.wa.gov.au/Plans+and+policies/Publications/1925.aspx

Public transport has not been delivered (in line with the TTIRTP) due to a lack of funding (i.e. SEQIPP). PT is also difficult
to achieve due to geography of the area;

Ross River Road is the preferred corridor for mass transit. Historical stock routes in the area are also an opportunity for
transit. Dalrymple Rd has capacity, but may not be sufficient capacity/catchment;

Strip development is compromising the integrity of the transport corridors, overall a poor outcome. DTMR would prefer to
see these lots amalgamated for higher density mixed use (i.e. residential above boutique commercial/retail), with building
design to protect residential amenity (i.e. noise). Compensation rights are an issue for this;

Retail market – people come from Charters Towers to do their shopping in Townsville, and there is some leakage from
Townsville to Cairns and more so to Brisbane;

The current proposed scheme amendments (i.e. to increase the GFA of some centres) compromise the integrity of the
future scheme (i.e. existing use rights). This is particularly an issue at Stockland Aitkenvale;

All centres are expanding, reducing their primary trade area, particularly west and north of Townsville where there is
excessive retail;
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
Out of centre development – opinion that this has occurred as a result of there being a market-led view instead of a longterm view, and a lack of political support for the planning schemes;

There are a large number of existing subdivision approvals in fringe areas, away from where growth is considered
appropriate, resulting in an oversupply of residential land. Existing approvals include 3,000 lots in Greater Ascot, 5,500
lots south of the Rasmussen corridor, old 1,000 lot approval at Mystic Sands, and a 1,000 lot subdivision west of the
Alice River. Would prefer to consolidate growth fronts to the north and south;

Population projections – only available is the growth modelling developed by Brian Bailey in Council. PIFU is approving the
outputs of this work, but not the methodology. PIFU is not preparing their own projections.
General Issues/Concerns for Townsville‟s Centres Hierarchy

Relative proximity of major centres to each other, Willows Shopping Town, Stockland Townsville and Castletown.

Concern was also raised as to the role and function of Domain Central. It is considered that the centre is intended to
function as the primary bulky goods centre for Townsville, however given that a number of specialties are located within
this centre, concern was raised that this could defer its intended role.

Discussions with the Property Council of Australia highlighted the difficulty in finding balance in ensuring the maximum
amount of competition and consumer choice in the market (ensuring enough new retail to meet demand) and restricting
retail growth to a level that ensures existing centres can remain viable and generate sufficient returns for ongoing
revitalisation.

The Property Council of Australia also noted that there is a difficult balance between providing a planning structure and
developer certainty as well as allowing commercial and retail development to respond to growth patterns. While it is
acknowledged that the development needs the guidance of retail and commercial hierarchies based on forecasts, it is
considered that even the best forecast can come undone due to unforeseen events and circumstances. However, too
little flexibility in the application of the hierarchy leads to opportunities being lost and suboptimal retail and commercial
outcomes.
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7.0
Future Growth
This Chapter examines the future retail and employment needs and builds upon the analysis conducted in the previous Chapters. It
will identify the population growth distribution and the proposed retail and commercial developments that will potentially have an
impact on the centres hierarchy. In particular, it will analyse future population growth and estimate future jobs growth by industry of
the workforce and land use category across Townsville City.
7.1
Population Growth
The projected population growth within each Study Area is summarised in TABLE 5.2 in Chapter 5, derived on the basis of the
1996, 2001 and 2006 Australian Bureau of Statistics (ABS) Population and Household Censuses, building approval data, ABS‟s
Estimated Resident Population (June 2010) and Urban Economics‟s estimates. The population projections for 2011 through to
2036 have been based upon recent dwelling and population growth performances of the area as well as the PIFU 2008 medium
series population projections for Townsville City to 2031 and Urban Economics‟s estimates.
The projection estimates are summarised as follows:
 It is estimated that the resident population of Townsville City Council as at June 2010 was some 185,768 persons residing
within some 71,870 dwellings.
 Relatively strong population growth is projected within the Bohle Corridor, Thuringowa Urban and Townsville Rural Study
Areas.
 It is estimated that the Bohle Corridor Study Area will accommodate the largest share of the Region‟s future population
growth (34% or some 32,850 persons between 2010 and 2036).
The following TABLE 7.1 provides a breakdown of this future growth and its distribution across each Study Area:
TABLE 7.1: Population Growth Distribution
Study Area
2010 to 2036 Population Growth
(No.)
(%)
Inner Suburbs
9,745
10.0
Middle Suburbs
1,046
1.1
South
6,647
6.8
Bohle Corridor
33,435
34.3
Thuringowa Urban
17,975
18.4
Magnetic Island
936
1.0
Townsville Rural
23,775
24.4
Thuringowa Rural
3,973
4.1
TOTAL
97,532
100%
SOURCE: Derived from Table 5.2 population projections
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As TABLE 7.1 illustrates the Bohle Corridor Study Area is projected to experience the largest percentage growth (34%) between
2010 and 2036. Conversely, the Middle Suburbs and Magnetic Island Study Area are projected to experience the least amount of
population growth. Townsville Rural‟s strong population growth is due to the Rocky Springs residential project.
7.2
Proposed Retail and Commercial Developments
The purpose of this Section is to outline the various retail and commercial developments that will potentially have an effect on the
centres network. The following TABLE 7.2 (and illustrated in FIGURE 7.1) details the recent approvals and the progress of proposed
development applications for retail and commercial based centres located within Townsville City.
TABLE 7.2: Retail and Commercial Approved and Proposed Developments
Name (if
applicable)
Coles
Developments
Proposed Use
Retail – Supermarket
Based, hotel, commercial,
service station
Retail – Supermarket Based
Retail – Supermarket Based
Retail – Supermarket and
DDS Based
Retail – Showroom Based
Approximate
Floorspace
7,994m2
Address
Status
Greenwood Drive, Kirwan
Application Stage
4,500m2
4,840m2
13,000m2
Innes Drive, Deeragun
Bruce Highway, Deeragun
Bruce Highway, Deeragun
Approved
Approved
Approved – Stage 1
10,940m2
72-88 Hervey Range Road,
Thuringowa Central
Cnr Nathan St and Ross River Road,
Aitkenvale
445 Flinders Street, Townsville
420-430 Flinders Street, Townsville
2-38 Burdell Road, Burdell
Application Stage
Commercial Office
6,000m2
Verde Townsville
TPG (Lancini)
North Shore
expansion
Commercial Office
Mixed Use – Retail, offices
Retail – Supermarket mini
major, DDS, specialties
11,513m2
12,925m2
6,770m2
14,197m2
Annandale Central
Retail – Expansion (DDS
and additional specialties)
Retail – Expansion
8,962m2
Macarthur Drive, Annadale
Approved
13,651m2
Aitkenvale
Approved, under appeal
Mixed Use – Retail
Mixed Use – Commercial
Mixed Use – Small Business
Medium Density Residential
Retail & Commercial
7,500m2
5,000m2
7,500m2
Saunders Street, Townsville
Application Stage
1 Sub-regional
centre, 4
neighbourhood
centres
Rocky Springs
Preliminary approval –
completion over the next 35
years.
Stage 2
Mixed Use
15,550m2
1,538m2
2-30 Lakeside Drive, Idalia
20-22 Village Drive, Idalia
Application Stage
Approved, under appeal
Retail
1,833m2
1-13 Kokoda Street, Idalia
Approved
Stockland
Townsville
Southbank
Townsville
Rocky Springs
Fairfield Waters
The Precinct –
Fairfield Waters
The Precinct –
Fairfield Waters
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Application Stage
Approved
Approved
Application Stage
119
Name (if
applicable)
Flinders Plaza
Proposed Use
James Cook
University
Upper Ross
Shopping Centre
Willows Shopping
Centre
Warrina
EKN Pty Ltd
Discovery Rise
Vincent Village
Shopping Centre
Redevelopment City Centre
Approximate
Floorspace
1.7ha site area,
150 stores
Retail, expansion of
shopping centre
Expansion
St 1: 4,500m2
St 2: 842m2
6,876m2
Expansion
Retail, offices, catering
shops and medical centre
Expansion
525m2
7,500m2 site
597m2
Address
Status
Flinders Mall, Townsville
Approved
James Cook Dr
JCU undertaking masterplanning
Code assessable application
1255 Riverway Dr, Rasmussen
13 Hervey Range Road, Thuringowa
Central
278 Bayswater Road, Currajong
93-101 Charters Towers Rd, Hyde
Park
Corner Fulham Road and Nathan
Street, Vincent
Application Stage
Approved, under appeal
Approved
Approved
Source: Townsville City Council, Urban Economics, Internet Searches
Discovery Rise, proposed to be developed on the James Cook University Campus, is intended to include retail, Mixed Industry
Business Area (MIBA) and residential uses to service worker and student populations on campus and to complement the economic
activity of the University. As a focus for education, daily worker and student travel, research and economic activity, it is appropriate
that a range of on-campus facilities be located at JCU to complement its core function. Furthermore, with the hospital and CSIRO
centre located alongside JCU, there is a strong opportunity for collaboration and clustering of high-skilled research and economic
activities.
Any retail function should be limited to that required by the on-site worker, student and resident populations as higher order needs
are provided by the district centre of Annandale and other localised retail. Commercial offices should complement the core JCU
function and not inhibit growth of the CBD or sub-regional centres.
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FIGURE 7.1 Proposed and Approved Developments
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7.3
Employment Growth
Prior to projecting the future employment growth of jobs within Townsville City, it is important to review and re-examine the issues
that underpin this analysis. This section is a continuation of the employment findings and analysis examined in Section 5.5.
Historic Employment Profile Review
As examined in Section 5.5:
 High workforce participation rates and low unemployment levels for both males and females were noted across the
majority of the Study Areas, which is indicative of double income families present within Townsville City. Similarly, the
majority of the Study Areas recorded average household incomes higher than the State average.
 In comparison to the State average, Townsville City educational levels are comparable, with the greatest employer of the
workforce being the government, administration and defence industry. This industry has experienced a slight increase
over the 5 year period from 2001 to 2006. Conversely, the retail trade industry has experienced a decline in the
proportion of the persons employed by some 5 percentage points, indicative of increasing diversity in employment and
economic activities within Townsville City Council.
 Over the 5 year period from 2001 to 2006, Townsville City experienced an increase of approximately 17,800 jobs,
representing a job growth rate of some 5% per annum. In addition, Townsville City Council has experienced strong
retention rates, recorded at 97% in 2006.
 The net jobs balance is very high due to the major employment opportunities that Townsville City provides. This
employment balance increased 4 percentage points to 95% since 2001 (i.e. for every 100 resident workers within the
region, 95 jobs are supplied).
Key Drivers Influencing Jobs Growth
Australia‟s competitiveness in South East Asia and globally is in highly skilled industries, tourism, services and the resources sector.
Therefore, it is likely that the established trend away from low and medium skilled manufacturing sectors would continue, with
Australia‟s export oriented manufacturing industry limited to niche, high-technology operations. It should be noted that a limitation
becoming apparent on the further growth of the high skilled industries is the lack of available supply of appropriately skilled workers
as unemployment levels continue to decline. This has been illustrated in the health industry, the skilled trades and professional
services. Consequently, governments can play an important role as a promoter, facilitator and financial supporter for meeting the
skill requirements of a knowledge-based economy. This includes programs such as encouraging worker training, as employers may
be reluctant to finance the teaching of transferable skills that may benefit other firms.
The structure of Australia‟s economy in recent decades has shifted away from agriculture and manufacturing towards value adding
service industries. The largest portion of Australia‟s gross domestic product is created from service industries. In the 2006 calendar
year, only 27.2% of the nation‟s GDP emanated from goods industries made up of manufacturing (10.3% of GDP), construction
(6.9% of GDP), mining (5.0%), agriculture (2.8%) and utilities (2.2%).
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Consumer demand for more services, coupled with the ever-falling real prices of goods, is reflected in the changing mixture of the
Australian economy towards service industries. An information paper on „Trends in Journeys to Work in South-East Queensland‟
published by the former Department of Business, Industry and Regional Development states that a distinct industry pattern is
emerging. High growth is occurring throughout the South East Queensland Journey to Work area in the „recreational, personal and
other services‟ and „finance, property and business services‟ sectors. Growth in other industry sectors, such as „construction‟ tends
to be indicative of high growth areas in terms of population growth and urban expansion. Other sectors such as „community
services‟ are indicative of more stable urban areas with a large population. These findings are consistent with those identified for
Australia.
At a more fundamental level, the Commonwealth Treasury released an article examining the key factors that will influence Australia‟s
potential employment growth over the medium term, including an outlook on labour force growth and changes in unemployment
rates, in light of changing demographic factors. Key trends identified by Treasury include:
1. Labour force growth is expected to moderate over the next decade, reflective of a projected moderation in the growth in
the working age population. The participation rate is likely to increase over this period, although this increase is likely to
be more limited as a result of a downward influence of the changing age-structure within the working age population.
2. Unemployment rates reached historically low levels in 2008, with inflationary pressures and other economic capacity
issues (such as skills shortages) limiting the extent of this downward trend continuing. The effects of the Global Financial
Crisis increased unemployment, particularly in Queensland, but it did not increase to the extent that was forecast and is
currently stable.
Indeed, there are a number of implications for employment growth within the region as a result of the Global Financial Crisis. The
flow-on effect of recession in the US and in major European nations such as Germany and the United Kingdom has caused fallout
throughout the world, including China. Due to strong diversity in trading partners and the resilience of the Chinese economy,
Australia has weathered the economic storm better than many other western developed nations, with pressures in 2011 mainly
concerning an over-valued Australian dollar, which impacts on export-oriented industries such as mining and tourism. Continued
financing constraints for development projects are dampening the construction industry in Queensland.
The economic outlook for Australia appears sound, with labour market pressures likely to become more noticeable in 2011 and
2012 as the economy gains pace and tighter immigration policies restrict the supply of labour entering the market.
Employment Projections
The following TABLE 7.3 projects the increase in employment growth between 2006 and 2036 and is based upon the following
assumptions:
 Ageing of the population will continue, restricting the growth of residents who are of working age within the Townsville City
Council area (information sourced from PIFU has been used to project the future age breakdown of Townsville City)
 Increasing labour force participation rates, combined with the stabilisation of an unemployment rate of around 4.5%, in
response to the ageing population, and in order for the local economy to maintain its performance.

Increased incidences of part-time and casual workers in response to the Commonwealth Government‟s push to encourage
workers to stay in the workforce longer.
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TABLE 7.3: Employment Projections Townsville City: 2006 to 2036
2006
2010
2011
2016
2021
2026
2031
2036
(Actual)
(Estimate)
(Projection)
(Projection)
(Projection)
(Projection)
(Projection)
(Projection)
165,278
185,768
190,380
217,290
238,040
254,660
269,720
283,300
0 - 14 years (%)
65 years and above
(%)
21.70%
20.80%
20.60%
19.40%
18.30%
17.10%
16.00%
15.60%
9.30%
10.10%
10.40%
11.50%
12.50%
13.60%
14.70%
15.20%
15 - 64 years (No.)
Labour Force
Participation (%)
Labour Force
Participation (No.)
114,042
128,366
131,362
150,147
164,724
176,479
186,916
196,044
74.20%
74.50%
74.60%
74.90%
75.30%
75.50%
75.50%
75.40%
84,636
95,630
98,000
112,460
124,040
133,240
141,120
147,820
Unemployment (%)
4.70%
5.00%
5.00%
4.50%
4.50%
4.50%
4.50%
4.50%
Unemployment (No.)
Resident Workforce
(No.)
3,978
4,780
4,900
5,060
5,580
6,000
6,350
6,650
80,700
90,850
93,100
107,400
118,460
127,240
134,770
141,170
Local Jobs (No.)
76,800
86,850
89,100
103,100
114,000
122,800
130,700
137,200
Net Jobs Balance (%)
95.20%
95.60%
95.70%
96.00%
96.20%
96.50%
97.00%
97.20%
Estimated Resident
Population (No.)
Source: ABS Censuses, Department of Employment & Workplace Relations, OESR, Urban Economics estimates and projections
Findings from the above employment projections are summarised as follows:
 The proportion of persons aged 65 years and above is projected to increase from 10.4% in 2011 to approximately
15.2% by 2036. This growth restricts the projected growth in persons of working age in comparison to the growth in
population.
 The ageing trend, in combination with the labour force participation and unemployment rate movements, results in the
resident workforce growing from approximately 93,100 persons in 2011 to about 141,200 persons by 2036,
representing an increase of some 51% of the existing resident workforce within the local government area.
 Jobs growth within Townsville City is projected to increase from some 89,100 jobs in 2011 to some 137,200 jobs by
2036.
While it is indeed possible that the net jobs balance could remain stagnant (or indeed decline) in the future, it is Urban Economics‟s
opinion that it is not good planning policy to plan for such a decline. Therefore, for planning purposes it is considered prudent to
plan and project for modest growth in the City‟s net jobs balance over time.
Jobs by Industry
In identifying the future employment needs of the Region, Urban Economics has also projected the composition of jobs growth by
industry for Townsville City. The following TABLE 7.4 provides a summary of the industry of employment projections, which have
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been based upon historic trends, analysis from ABS Census data, an assessment as to likely composition of jobs required within the
Townsville City in the future, as well as established trends that may affect the future performance of industry sectors across
Australia.
TABLE 7.4 Employment Growth by Industry 2001 to 2036
Townsville City Council
2001
(ACT)
2006
(ACT)
2011
(EST)
2016
(PROJ)
2021
(PROJ)
2026
(PROJ)
2031
(PROJ)
2036
(PROJ)
2011 –
2036(%)
490
490
540
600
630
650
650
550
1%
400
870
1,250
1,550
1,940
2,210
2,620
2,740
120%
4,960
6,450
7,400
8,350
9,120
9,690
10,070
10,560
43%
580
1,180
1,360
1,570
1,730
1,850
1,960
2,060
51%
3,560
6,480
7,670
9,060
10,210
11,190
12,160
12,760
66%
12,390
11,600
12,740
14,640
15,960
17,160
18,310
19,070
50%
3,170
5,350
6,770
8,040
9,120
9,810
10,460
11,110
64%
3,110
3,940
4,370
4,820
5,080
5,180
5,230
5,490
26%
940
1,360
1,550
1,750
1,820
1,960
2,090
2,200
42%
6,080
8,640
10,150
11,910
13,340
14,530
15,700
16,740
65%
7,240
9,830
11,410
13,200
14,590
15,690
16,740
17,420
53%
5,180
6,780
7,750
8,970
9,920
10,540
11,120
11,660
50%
6,580
9,100
10,760
12,690
14,290
15,660
17,000
17,840
66%
1,580
1,040
1,190
1,370
1,510
1,610
1,700
1,780
49%
2,350
2,910
3,210
3,610
3,760
3,800
3,790
3,980
24%
370
840
980
1,030
1,030
1,100
1,180
1,240
26%
59,000
76,900
89,100
103,200
114,100
122,600
130,800
137,200
54%
Agriculture, Forestry & Fishing
Mining
Manufacturing
Electricity, Gas & Water
Construction
Wholesale & Retail Trade
Accommodation, Cafes & Restaurants
Transport & Storage
Communication Services
Finance & Ins., Property & Business Serv.
Government Administration & Defence
Education
Health & Community Services
Cultural & Recreational Services
Personal & Other Services
Not Classified/Not Stated
Total
Source: ABS Census data, Urban Economics‟s Estimates
The above TABLE 7.4 demonstrates that a number of industry sectors will increase in significance within the Region over the 25
years to 2036. These industries include mining, construction and health and community services sectors. The traditional
government, administration industry that is prominent within Townsville City, is projected to experience relatively high levels of
growth from 2011 to 2036, although this is dependant on policy decisions at all levels of government.
Jobs by Land Use
Urban Economics has also analysed the composition of jobs by land use, based upon our experience of proportioning each of the
16 industry categories in the major land use categories. These land sectors include:
 Industrial
 Commercial
 Retail
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




Education
Health
Other (such as accommodation, cafes, restaurants, sport and recreational activities)
Off-site (such as those working within the construction and mining industries and those not classified)
Home-based (such as agriculture, construction, business and personal/other activities)
The following TABLE 7.5 provides a breakdown of the City‟s jobs for the commercial and retail land use categories from 2011 to
2036.
TABLE 7.5: Land Use Employment
Townsville City
2011
2036
Increase
Industrial
15,280
22,620
7,340
Commercial
22,870
36,060
13,190
Retail
16,460
24,710
8,250
Education
7,360
11,080
3,720
Health
10,220
16,940
6,720
Other
6,160
9,540
3,380
Off-site
7,830
11,980
4,150
Home
2,920
4,270
1,350
TOTAL
89,100
137,200
48,100
Source: ABS Census information, Urban Economics‟s estimates
It is clearly evident from TABLE 7.5 that commercial office related jobs will drive the City‟s future jobs growth, with retail, industrial
and health related jobs also projected to increase significantly by 2036.
7.3
Implications
This Chapter has highlighted a range of factors relevant to the Centre hierarchy review including:
 Townsville City Council is projected to experience strong population and household growth levels to 2036, with the
majority of this occurring within the Bohle Corridor Study Area.
 There are a number of proposed/approved developments that will affect the centres network as it currently stands.
Impacts of many of the projects will need to be monitored and strategies to ameliorate these impacts considered.
 The proportion of those aged 65 years and above is projected to increase to 2036, therefore restricting the population of
working age. However, with high participation rates and low unemployment coupled with strong projected jobs growth, it
has been estimated that Townsville City resident workforce will increase by some 51% from 2011 to 2036.
 Of the jobs growth in Townsville City, it has been estimated that the construction and health and community services
sector will experience the largest increase in workers, whilst the traditional government, administration and defence
industry will experience moderate levels of growth to 2036.
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 Commercial office related jobs will drive the Region‟s future jobs growth, with retail, industrial and health related jobs also
projected to increase significantly by 2036.
 The Centres Review will examine the effect that the future growth in population and employment will have on the current
centres network. Furthermore, it will provide recommendations as to the strategies that may be implemented to cater for
this projected growth.
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8.0
Demand Analysis
This Chapter examines the need for future retail, commercial and employment needs based upon population and employment
growth analysis for Townsville City Council conducted in earlier Chapters.
8.1
Retail Demand
The retail expenditure base is that proportion of the household income that is spent at retail facilities. The propensity for, and the
direction of, this expenditure are dependent on the demographic and socio-economic characteristics of the community and the
nature of the retail hierarchy.
The results of the 2003/04 ABS Household Expenditure Survey have been utilised to derive an estimate of the average annual
household retail expenditure base for Queensland, inflated by changes in retail turnover per household to 2011 dollar values. The
ABS‟s monthly data on retail trade turnover for Queensland has been used to track changes to 2011. Variations between the
Queensland average and the average for each Study Area have been based on differences between the socio-economic
characteristics of the Study Areas and Queensland. It is estimated that the average annual household retail expenditure base for
Townsville City Council was $27,600, whilst the average for Queensland was $26,800. Both of these average annual household
retail expenditure figures are recorded in 2011 dollar values.
The following TABLE 8.1 outlines Urban Economics‟s estimations of the annual retail expenditure for each of the defined Catchment
Areas, which allowed for the individual demographic and socio-economic characteristics for each defined Study Area.
TABLE 8.1: Average Annual Household Retail Expenditure
Study Area
Annual Household Expenditure ($)
Inner Suburbs
27,100
Middle Suburbs
25,300
South
30,600
Bohle Corridor
29,200
Thuringowa Urban
28,100
Magnetic Island
24,200
Townsville Rural
27,600
Thuringowa Rural
27,200
Townsville City Council
27,600
Northern Statistical Division
28,200
Queensland
26,800
Source: Urban Economics estimates, ABS HES 2003/04, ABS Retail Turnover data
The above average annual retail expenditure estimates are for each of the defined Study Areas, and have been based on the socioeconomic characteristics of the 2006 population. It is noted that these socio-economic characteristics will evolve in future years,
particularly in the Bohle Corridor and Townsville Rural, where significant growth is expected. However, these changes are only likely
to lead to a significant change in retail expenditure in respective Study Areas over time. The level and direction of retail expenditure
is dependent on the demographic and socio-economic characteristics of each Study Area community. For instance, a community
with a high incidence of retirees with low levels mobility and a propensity for top up or buy fresh shopping would have an affinity for
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accessible convenience facilities. A family dominated community with high levels of workforce participation would have a propensity
for supermarket shopping, extended trading hours, and for multi-purpose trip shopping at centres within the Townsville Region.
Multiplication by the number of households or spending units provides an estimate of the total available retail expenditure within
each individual Study Area. TABLE 8.2 summarises the results of this calculation in 2011 dollar values for 2011 to 2036 and are
based upon the projected population and household growth rates. (Constant 2011 dollar values have been applied as inflation
does not create a demand for retail floorspace).
TABLE 8.2: Total Annual Household Retail Expenditure
Study Area
Inner Suburbs
Middle Suburbs
South
Bohle Corridor
Thuringowa Urban
Magnetic Island
Townsville Rural
Thuringowa Rural
Total Area – Townsville (C)
2011
2016
2021
2026
($M)
($M)
($M)
($M)
432.8
475.5
516.0
556.5
327.2
338.9
351.6
365.4
347.5
384.1
418.9
440.2
244.7
367.3
454.9
522.7
519.8
606.7
683.0
729.5
27.6
30.5
33.6
36.9
46.6
64.1
96.9
160.1
96.7
110.0
122.1
134.6
2,029.0 2,354.1
2,646.8 2,911.8
SOURCE: Urban Economics‟s estimates
2031
($M)
604.3
380.9
459.0
580.5
763.9
39.6
242.3
146.1
3,179.7
2036
($M)
653.8
398.4
476.7
624.4
791.6
41.7
338.3
158.0
3,444.3
In the past, Urban Economics has not typically included the effects of real price growth when projecting the retail expenditure base
of Study Areas. However, due to the projection period of this study spanning over a 25 year time horizon, it is considered
appropriate for this to be taken into account within this analysis. As a result, a negative factor of 0.3% has been adopted for 2011
followed by a positive factor of 0.2% per annum to 2013, reflecting the impact of the Global Financial Crisis. These assumptions are
trended from monthly retail trends published by the ABS for Queensland and Urban Economics estimates.. For the remainder of the
projection period, an annual factor of 0.4% has been adopted. The above TABLE 8.2 reflects the increase in retail expenditure as a
result of population growth and real price growth. Inflation has not been factored into the projections.
TABLE 8.2 illustrate the following trends:
 The total retail expenditure base is projected to increase by $1,415 million between 2011 and 2036, which is a growth of
approximately 70% above current retail expenditure levels in the Study Area. This is attributed to population growth and
changes in household structure.
 Thuringowa Urban Study Area is projected to have the largest retail expenditure pool in the long term (approximately
$790 million). However, in line with household growth, the Townsville Rural and Bohle Corridor Study Areas are expected
to experience the highest rate of growth of retail expenditure over the projected period. This is reflective of the anticipated
level of population growth in these Study Areas.
 The Inner, Thuringowa Urban, Magnetic Island and Thuringowa Rural Study Areas are expected to experience moderate
retail expenditure growth, whilst the Middle Suburbs Study Area is expected to only increase by some 22% over the 25
year period to 2036.
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Population growth, and therefore growth in the pool of retail expenditure, in each Study Area would generate demand for additional
retailing floorspace. This additional floorspace should be provided in existing centres and in appropriately planned new centres to
service newly developed areas.
Given that this report is investigating possibilities for a number of different land uses, it is appropriate to apportion the level of retail
expenditure both towards traditional retailing and towards bulky goods spending.
The retail showroom expenditure base provides a means of estimating household demand for retail showrooms, and is an estimate
of the average annual household expenditure on goods and services typically sold within retail showroom or bulky goods outlets.
This includes expenditure directed to more traditional forms of retailing such as department stores or discount department stores,
as well as that spent at retail showroom or bulky goods outlets.
In Queensland, the results of the 1998/99 and 2003/04 ABS Household Expenditure Surveys indicated that on average,
households spend around 25% of total household retail expenditure on goods and services typically sold in retail showroom or
bulky goods outlets.
Urban Economics has applied a traditional retailing productivity level (annual turnover per floorspace) of $5,500/m 2, combined with
a bulky goods productivity level (annual turnover per floorspace) of $3,000/m2 to the total retail expenditure estimated above which
has been based on ABS retailing publications, established industry benchmarks and Urban Economics‟s experience. Consequently,
TABLE 8.3 provides projections for the demand in total retail floorspace for the entire Townsville Region between 2011 and 2036
based on residential growth.
TABLE 8.3: Demand for Retail Floorspace – Townsville City
Retail Floorspace
2011 (m2)
2016 (m2)
2021 (m2)
2026 (m2)
2031 (m2)
2036 (m2)
2011-2036
(m2)
Traditional Floorspace
276,700
321,000
360,900
397,100
433,600
469,700
193,000
169,100
196,200
220,600
242,700
265,000
287,000
117,900
445,800
517,200
581,500
639,800
SOURCE: Urban Economics‟s analysis
698,600
756,700
310,900
Bulky Goods Floorspace
Total Retail Floorspace
Allowing for residential growth within Townsville City, it is expected that there will be demand for an additional 311,000m2 of total
retail floorspace in the Townsville Region over the next 25 years.
This demand includes existing and future floorspace located outside Townsville City Council (albeit minor) in major centres such as
Cairns and Brisbane that would be accessed by residents. However, in satisfying this escape in demand for retail floorspace would
be a number of other important demand drivers for this region, including:
 expected increases in tourist retail expenditure (in particular towards traditional and convenience-oriented retailing); and
 growth from businesses and capital house expenditure which is not accounted for in the retail expenditure base estimates
(which would be directed particularly towards retail showrooms).
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Indeed, the level and intensity of each of these retail expenditure factors would vary across each Study Area. For example, business
expenditure is to be most prominent within the urban areas of the former Townsville and Thuringowa local government areas. Given
the broad and strategic nature of this demand assessment, Urban Economics estimates that the net result of these two contrasting
factors would be approximately equal (the level of escape expenditure from residents would be compensated by the expenditure
from tourists and local businesses and capital house growth).
8.2
Commercial Demand
Commercial uses include professional office tenancies (accountants, lawyers, financial services, etc,) medical services that use office
space (medical centres, doctors‟ surgeries, specialists, etc), banks and quasi-retail outlets (travel agencies, real estate agencies,
etc). Demand for these services is dependent on population growth and the economic profile of a region.
Urban Economics has estimated the breakdown of hectares required by land use for Townsville City to 2036, based upon the jobs
growth by industry and land use derived from the employment investigations conducted in Section 2.2. These estimates have been
based upon Urban Economics‟s research and experience of applying employee/land use benchmarks for each estimated land use
categories. The following employees per hectare benchmarks were adopted and are based on en globo land parcels.
TABLE 8.4 Jobs Density
Land Use
Jobs (per Hectare)
Industrial
20
Commercial
130
Retail
80
Education
15
Health
90
Other
70
Off-site
0
Home-based
0
SOURCE: Urban Economics‟s estimates
A summary of the results for the above benchmarking analysis are provided in TABLE 8.5 illustrating the total Region‟s breakdown
of hectares required by the retail and commercial land uses over time between 2011 and 2036. It is noted that these estimates are
based upon a benchmarking exercise undertaken by Urban Economics, and are to be used only as an overall guide for examining
the relativities of the increase in land use over time.
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Land Use
Industrial
Commercial
Retail
Education
Health
Other
Off-site
Home
Total
TABLE 8.5: Land Use Needs (Hectares)
2011 (Ha)
2036 (Ha) Increase (Ha)
764
1,131
367
176
277
101
206
309
103
491
739
248
114
188
75
88
136
48
1,838
2,780
943
SOURCE: Urban Economics‟s estimates
TABLE 8.5 clearly indicates the comparatively strong take-up in industrial land required, with the projected demand for additional
land increasing by some 370 hectares from 2011 to 2036. This increase can be attributed towards the relatively strong growth in
employment within the construction and mining industries and to a lesser extent the manufacturing sector. It is noted that the
industrial land requirements align relatively to the Industrial Land Use Study (ILUS) conducted by Arup however, requirements for
heavy industrial lands including noxious industries, refineries and the like are deferred to the ILUS for reference A comprehensive
analysis of industrial land demand growth has been undertaken in another Stream One study. Although not as significant, it is
relevant to highlight that the increase in demand for additional commercial and retail land (i.e. centre related lands) is projected to
increase by some 200 hectares from the period 2011 to 2036.
However, particularly for the centres uses, there is a massive variation in the potential intensities of development to accommodate
this employment driven demand. Therefore, a floorspace approach has also been calculated. This approach, summarised in TABLE
8.6 below, calculates additional floorspace requirements for commercial and retail (to be cross-checked with Section 8.1) based on
average floorspace per worker estimates.
TABLE 8.6: Additional Commercial and Retail Floorspace –
Employment Density Approach
Floorspace
2011-2036
(m2)
Retail Floorspace
280,000
Commercial Floorspace
240,000
SOURCE: Urban Economics‟s projections
It is noted that this increase in commercial floorspace, including medical uses in centres, is considerably larger than that projected
in the Townsville Centres Hierarchy Review (2007) and Thuringowa Retail and Commercial Office Supply Demand Analysis (2008).
The retail floorspace projections are higher than the projections of Section 8.1, TABLE 8.3 (additional 310,900m 2 by 2036),
reflecting the inherent uncertainties in both approaches in projecting over a 25-year period. However, it is considered that the two
results are consistent given the projection horizon and the City-wide nature of the analysis, and the differences are not cause for
concern. The Centres Strategy has been based on the higher result.
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8.3
Demand for Other Services
Population Thresholds
Evaluation of population thresholds and population projections and an analysis of the current range of facilities within the Townsville
City Council area presents an appropriate means of investigating the nature, timing and extent of the facilities that could be
accommodated within the centres located across the Townsville Region. Population thresholds on their own provide some indicative
benchmarks for levels of sustainability for different commercial and community activities. However, other factors such as the
opening of new developments, the establishing nature of the community and the socio-economic and demographic characteristics of
the community have an impact on the timing and viability of different activities. The following TABLE 8.7 provides a guide as to
various population thresholds for a range of facilities, all of which have been sourced by established benchmarks that Urban
Economics has developed and applied in previous studies.
TABLE 8.7 – Thresholds for Other Facilities
Facility Type
Population per Facility
General Medical Services
1,000
Child Care Centre
3,000
Dentist
2,500
Community Hall
3,000
Financial Services
10,000+
Licensed Club
6,000
Veterinary Surgery
8,500
Financial Planners
10,000
Fast Food
10,000+
Takeaway stores
1,500
Chiropractor
12,000
Pathology
13,000
Physiotherapy
7,500
Cafes/restaurants
1,000
Video Stores
6,000
Chemist
6,000
Garden Centres/nurseries
15,000
Service Stations (majors)
6,000
Health & Fitness/Indoor Sports Centre
15,000
Library
25,000
Source: Urban Economics
For the purposes of this study, thresholds have been applied to each of the Study Area populations, with the current composition of
facilities being sourced from the floorspace exercises completed in Chapter 4.
Adopting the simple rule of thumb for child care centres of one per 3,000 persons suggests that there would be an opportunity for
centres across the region, including the middle suburbs (where two sub regional centres are located) to accommodate an additional
child care centre. Furthermore, the high workforce participation levels and low unemployment for both males and females further
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strengthens the requirements for high quality child care arrangements. The development of such child care centres would also
typically occur within residential areas and close to education institutions.
With such significant population and household growth occurring in the Bohle Corridor Study Area, there appears to be a large
number of opportunities for further services to be located in this area. These services include restaurants, cafes and takeaway
stores, fast food stores, community facilities and financial services.
8.4
Implications
This Chapter has highlighted a range of factors relevant to the Centre hierarchy review including:
 The total retail expenditure base is projected to increase by $1,41 million between 2011 and 2036, which is a growth of
approximately 70% above current retail expenditure levels in the Study Area. Strong population and household growth
within the Bohle Corridor Study Area and Townsville Rural Study Area has led to these two areas experiencing the highest
level of retail expenditure growth in comparison to the other Study Areas.
 The increase in retail expenditure has led to an increase in the demand for traditional retail floorspace and bulky good
floorspace. By 2036, it is estimated that there would be demand for 470,000m2 of traditional floorspace and 290,000m2
of bulky good floorspace. This represents an increase of approximately 193,000m2 and 118,000m2 of traditional retail
and bulky good floorspace respectively.
 The establishment of new communities within the Bohle Corridor Study Area has led to a number of significant
opportunities for further services to be located in this area.
 The Centres Review will examine and analyse the effects that the increase in retail expenditure will potentially have on the
existing centres network. Furthermore, it will provide further recommendations as to the growth opportunities of each
Centre and identify the role and function that any new centre will have within the centres network.
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9.0
Opportunities Analysis
9.1
S.W.O.T. Analysis
This Section examines the Strengths, Weaknesses, Opportunities and Threats/Constraints (SWOT) influencing the existing mix of
centres within the current network. This SWOT highlights the capacities and niche potential of existing centres, seeking to add value
to existing centres, consolidate the activity and role of the centres whilst providing direction for the preparation of strategies which
will seek to overcome constraints to development, inefficiencies in centre activity or address underperforming centres.
The SWOT analysis was undertaken on the centres network as a whole, to identify efficiencies/inefficiencies in the provision of
services and facilities, the interconnectedness of the network and any gaps in its provision (TABLE 9.1). The SWOT approach was
also applied to each centre to highlight issues and opportunities specific to each centre (TABLE 9.2).
Constraints mapping that has guided the SWOT analysis is provided in APPENDIX C
TABLE 9.1: Strengths, Weaknesses, Opportunities, Threats (SWOT) Analysis –Centres Network
Strengths
Weaknesses
 Established hierarchy of centres
 CBD is the primary focus of commercial office and administrative
functions
 Major centres located on main arterials
 Centres near population growth areas have capacity to expand
 Reasonable distribution of centres throughout urban area
 Clear, wide transport corridors between major centres
 CBD is not the primary retail node in the network
 CBD is not centrally located in the network
 Ribbon development located along arterials and at edges of
centres
 Tourist precincts, particularly The Strand and Jupiters Casino, not
well linked with centres network
 Functional, rather than exciting and attractive centres
 Thuringowa Central and Aitkenvale may be located too close to
each other, inhibiting potential function and growth, particularly of
Thuringowa Central
 Centres network has not adequately accommodated bulky goods
retailing, leading to out of centre development (eg Domain
Central)
 Low visual amenity within some centres
 Lack of a true regional shopping centre
 Key cultural facilities, such as the Entertainment Centre, are not
located in a centre
 Limited walkability within most centres
 Lack of end-of-trip cycle facilities in centres
 Old infrastructure (ie sewerage, water) in many centres
Opportunities
Threats/Constraints
 Strong regional economy
 Solid population growth
 Increase the brand of the Region – based on the current
strengths
 Continued poor retail performance of CBD
 CBD struggling to establish niche or point of difference
 Ribbon development uses becoming unviable and lacking
alternative development options
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 Create more vibrant and active centres rather than just
functioning centres
 Major infrastructure projects planned, opportunities to link with
centres
 Improve tapping into the tourism market
 Population growth in Deeragun/Mt Low/Bushland Beach corridor
provides opportunities to improve centre provision and
distribution
 The Ring Road improves connectivity between Deeragun,
Thuringowa Central and Annandale
 Priority public transport system linking major centres along
arterials
 Opportunities to broaden array of services in centres
 In-centre residential development, particularly the CBD,
Thuringowa Central, North Shore and Hyde Park
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 Lack of public transport linking centres constrains growth,
interactivity
 Out of centre development applications
 JCU Discovery Rise elevating to a position that services more than
just on-campus population
 Decline in economic conditions, particularly the performance of the
mining industry
 Other major regional centres, particularly Cairns, continuing to
attract a higher portion of the tourism market
 Attraction and retention of staff, particularly for low to moderate
skill positions such as retail and basic clerical
 Attempts to broaden activity base of all centres may spread
activity too thinly. In particular expansion of office function in all
Sub-regional centres at once may result in none of these centres
achieving sufficient critical mass and may impact on growth and
primacy of CBD
 Bulky goods retailing locating to non-centre sites, such as
industrial land
 Potential abandonment of Flinders Plaza development
136
TABLE 9.2: Strengths, Weaknesses, Opportunities, Threats (SWOT) Analysis – Existing Centres
Centre
REGIONAL CENTRE
CBD
Strengths










Primacy in the hierarchy
Large (capacity to
accommodate wide range of
facilities)
Commercial office precinct
Traditional heart of Townsville
Townsville City Council
administration offices
Palmer Street precinct
Major tourism facilities such
as Jupiters Casino, Museum of
Tropical Queensland, Maritime
Museum, Reef HQ, IMAX
Centre for nightlife in
Townsville
Departure point for tourist
vessels to Magnetic Island,
Great Barrier Reef
Victoria Bridge linking core of
the CBD to Palmer St
Weaknesses




















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Poor quality and range of retail
Large (very spread out, not
consolidated centre)
Lack of identity/niche for retail
No major retail drawcards
Generally basic quality of
commercial office space
Lacks high quality, modern urban
design and building architecture
Lack of integration
Not centrally located in urban
area
Topographical and geographical
constraints inhibiting entry to
CBD
Jupiters Casino out of the way
Not linked to The Strand
Limited in-centre residential
Limited in-centre visitor
accommodation
Lacks the enclosed, airconditioned retail experience of
the sub-regional centres, as an
escape from the tropical climate
Limited orientation to Ross Creek
Major regional facilities such as
tertiary education, hospital not
located in CBD
Unattractive entry to the CBD,
lack of an entry statement,
particularly along Flinders, Sturt
Sts
Not seen by locals as “their”
major centre. Avoided by locals.
Lack of car parking
Old infrastructure costly to
upgrade
Opportunities

















Opening up of Flinders St mall and
streetscaping to reinvigorate CBD
Flinders Plaza redevelopment to
add quality retailing to CBD
Build on commercial office strength
Concentration of retail uses to
target leisure/boutique shopping
Expansion of office precinct into
retail precinct
TAFE, international college campus
Link museums via footbridge
In centre residential
Student accommodation (reliant on
tertiary institution in CBD)
Visitor accommodation
Use of Hanran Park as public
recreation venue, site for events
Redevelopment of railyards and
station
Relocation of caryards out of Sturt
St to establish a higher amenity
usage as an entry statement
High amenity bulky goods centre in
centre frame along Sturt and
Flinders Sts
High density residential
developments to expand around
Ogden/Stanley/Hanran Sts
DFO to locate in CBD
End-of-trip cycle facilities
Threats/Constraints










Sub-regional centres, particularly
their retail strength
South Bank retail approval may draw
custom away from the CBD
The Strand is the public gathering
space
Expansion of office space in Subregional centres diluting key
competitive advantage of CBD
Topography limiting links to The
Strand
Very spread out centre limiting
integration of uses/precincts
Downturn in economy
State government preferences for
Cairns or Mackay as locations for
regional offices
DFO locating at Fairfield (or
elsewhere) further eroding primacy of
CBD retail and directing leisure
shopping away from CBD
Potential abandonment of Flinders
Plaza development
137
Centre
SUB-REGIONAL CENTRES
Hyde Park




Strengths
Castletown Shopping Centre is
a major shopping destination,
performing solidly
Large landholdings in core
Lake, green space at frame of
centre (underutilised)
Centre that has a dedicated
bulky goods centre
Weaknesses














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Low population growth in core
catchment
Hyde Park Centre performing
poorly
In the shadow of the CBD and
Domain Central
Land locked
Poor walkability within centre
Large, disparate centre frame
areas
Large drain along Woolcock St
inhibits movement throughout
centre
No clear definition of centre
areas
Ingham Rd frame not functionally
connected to core
Bulky goods centre (Lakes
Central) is a poor use of lakeside
site and has little orientation to
lake
Lakes Central, Hyde Park
Shopping Centre impacted by
Domain Central
Car-based
Flooding issues associated with
the lakes system
Unknown infrastructure capacity
constraints
Opportunities










Redevelopment of Hyde Park
Shopping Centre
Improve orientation and public
access to the lake
High frequency public transport link
to the CBD
Corridor of activity between Hyde
Park and CBD
Community uses of Showgrounds
site to promote all year usage
Redevelopment of caravan park site
In-centre, frame of centre higher
density residential uses
Redevelopment of Lakes Central
site to mixed-use precinct
Integrated redevelopment of Lakes
Central and caravan park site
Improve walkability between
Castletown SC and Hyde Park SC
Threats/Constraints






Growth of North Shore may limit
catchment to the west
Limited opportunities for expansion of
retailing in centre, particularly
Castletown Shopping Centre (beyond
current application)
Growth of other Sub-regional centres
Redevelopment costs would be
substantial
Heritage listing of Showgrounds site
precludes redevelopment
opportunities for this site, limiting
options to link Centre Core areas on
Woolcock St with Centre Frame areas
on Ingham Rd
Redevelopment of Lakes Central and
neighbouring sites would mean the
loss of in-centre bulky goods
floorspace, which is already in limited
supply
138
Centre
Aitkenvale








Strengths
Stockland Townsville is the
largest shopping centre in
Townsville
Reasonable quantity of
small/medium scale offices
Schools, retirement villages
forming frame uses
Central location
Good accessibility (by car)
Reasonable quantity of Mixed
Residential land designated
Reasonable array of medical
services
Most frequented public
transport destination












Weaknesses
Ribbon development along Ross
River Rd
Fragmented land ownership
Two shopping centres, Centro
and Stockland, divided by major
intersection
Shopping centres are landlocked
Basic standard of tenancies
along Ross River Rd
Major roads limit amenity
Poor walkability
Low population growth in core
catchment
Car-based
Existing significant capacity
constraints for sewerage system
Reliance on residential streets for
traffic circulation
Limited capacity to upgrade
Nathan St/Ross River Rd
intersection







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Opportunities
Establishment of Stockland
Townsville as the major regional
shopping centre for Townsville
Introduction of Myer to Stockland
Townsville (approved) would
broaden catchment, attractiveness
Stockland Townsville has control of
sites to the east of Elizabeth St,
providing an opportunity to expand
shopping centre
Amalgamation and redevelopment
of Ross River Rd land parcels for
higher amenity offices,
Increased residential densities in
existing Mixed Residential areas,
residential land between Illich Park
and centre frame and Charlotte St
Vale Hotel site represents
opportunity for redevelopment,
potentially for higher density
residential, mixed convenience
retail/casual dining/residential
Link Business and Industry land to
the north to Centre Frame land (i.e.
remove residential designation).
Centre Frame uses in this location
could be those that have economic
links to local industrial precincts
such as car retailers, although this
is economically questionable





Threats/Constraints
The Ring Rd diverting passing trade
Stagnation of centre relative to Hyde
Park, Thuringowa Central and CBD
Growth of Thuringowa Central
Uneconomic to improve amenity of
ribbon development
JCU Discovery Rise expanding to
beyond a position that services oncampus population
139
Centre
Thuringowa Central












Strengths
Large centre
Traditional heart of
Thuringowa
Major landholdings in one
ownership
Has capacity to expand
In high population growth
corridor
High amenity in Ross River
precinct
Pioneer Park/Riverway
Precinct
Some high density residential
dwellings
1 of 2 locations outside the
CBD that has cinemas (and
only Sub-regional Centre)
Capacity to expand
Some commercial office,
medical services
Good variety of community
facilities








Weaknesses
Catchment constrained to southeast
In shadow of Aitkenvale
Very long ribbon of Centre Frame
land along Thuringowa Dr and
Ross River Rd
Centre divided by two major
arterial roads
Council facilities disconnected
from centre core
Fragmented ownership and
disjointed uses in ribbon
development
Lack of walkability
Poor delineation of centre
boundaries due to long, lowintensity ribbon development












North Shore





Greenfield site
One landholder/developer
Part of a master-planned
estate
Town Centre proposed
Growing market
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

Untested urban design form in
Townsville (Town Centre concept)
Bulk water supply a broader
issue for Northern Beaches



Opportunities
Ring Rd improves access
Significant capacity to expand, both
in Willows SC and south of Ross
River Dr
Willows has more capacity to
expand than competitors
Castletown and Stockland
Townsville
Potential links with Dairy Farmers
Stadium (already provides parking
during games)
CBD of the west
One ownership of 3 shopping
centres provides opportunities for
master-planning and cooperation
Increase intensity of office
development
Increase higher density residential
dwellings, using amenity of
Riverway precinct
Medium density residential along
arterials (potentially replacing
Centre Frame lands)
Consolidation of High Range Dr,
Blackhawk Blvd facilities
Link to JCU/Discovery Rise
Considerable population growth
anticipated to the west
Broad array of uses
Establish strong market presence
in Northern Beaches corridor
Captured core market at North
Shore estate




Threats/Constraints
Removal of Council offices from
Thuringowa Central
Growth of Aitkenvale, particularly
Stockland Townsville
Centre Frame uses stagnating
Deeragun District Centre in the short
term, particularly if further approvals
are given for expansion of Deeragun
140
Centre
DISTRICT CENTRES
Idalia
Strengths




New
Significant land capacity to
expand
Greenfield site
Southern entry point to
Townsville, very high profile
site
Weaknesses




No immediately surrounding
population
Entirely car-based
Infrastructure capacity
constraints unknown
Significant traffic constraints on
Stuart Dr and Abbott St
Opportunities



Deeragun




High profile site
Strong growth corridor
High trading centre
Good medical node





Rasmussen


Captured catchment
Capacity to expand



Disjointed centre
Not attractive urban design and
architecture of centre
Access only left in/left out
Bulk water supply a broader
issue for the northern beaches
Traffic access and circulation
constrained due to left in/left out
movements only to the Highway,
and reliance on residential street
Limited catchment, narrow and
constrained by Ross River
In the shadow of Thuringowa
Central
Existing traffic access constrained
due to limited lanes on Riverway
Dr












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Rocky Springs population would
form key catchment prior to
development and maturity of Rocky
Springs Town Centre
Greenfield site allows significant
flexibility in planning and
development
New Lakeside Dr linking Fairfield
Waters and Abbott St
Local bulky goods services
Threats/Constraints
Can expand easily, with vacant
centre designated land
School alongside centre represents
an additional potential market
Further uses would be additional
retailing, localised offices, localised
medical services, childcare
Planned upgrades to sections of
Riverway Dr will improve traffic
access

Growth is dependent on
commencement, timing and scale of
Rocky Springs
Perception that it is “stuck” out in the
middle of nowhere at present
Rocky Springs centres competing for
trade
Approvals of two supermarket based
shopping centres (1 immediately
adjoining centre, 1 about 1km east)
Adjacent approval would not integrate
well with existing centre
North Shore Sub-Regional Centre
Applications for centres throughout
Mt Low
Growth of Thuringowa Central
141
Part B – The Centres Strategy
Part B of the Centres Hierarchy Strategy is the strategic and policy options for Townsville City to deliver sufficient
well-functioning and well-located centres to meet demand to 2036. Therefore this Part B is strongly based on
the demand assessments outlined in Part A. The Centres Strategy has been presented under the framework and
terminology of the Queensland Planning Provisions (QPP).
10.0 Centres Strategy
10.1 Background
This centres strategy is intended to guide planning to 2036, consolidating and enhancing existing centres,
identifying new centres where appropriate and ensuring a reasonable and appropriate distribution of centre
activities throughout Townsville.
The centres strategy contains the following components:





Overall strategic direction for centres in Townsville
A centres hierarchy
Guidance as to the direction and growth of centres
Suggested policy responses
A suggested Strategic Framework for implementation in the planning scheme
This Centres Strategy adopts and seeks to facilitate the development of Activity Centres that accommodate a
range of uses and activities including retail, commercial, community, educational, entertainment and residential
activities. Activity centres are intended to provide a range of uses and activities that cater for a variety of users,
at various times of the day.
The consideration of options and outcomes of other studies, particularly the Residential and Industrial Studies,
has been integral to the process of critiquing centres and defining a hierarchy of activity centres.
It is noted that the Industrial Study has separately investigated industrial-focused employment and activity
nodes, with this Activity Centres Hierarchy Study considering the nexus between the existing and intended
industrial areas and centres to service the businesses and workers within these areas. The Centres Hierarchy
has therefore not separately defined Enterprise Activity Centres within the Hierarchy, but has considered
commercial-focused and specialist activity centres.
10.2 Centre Outcomes
This centres strategy identifies a recommended hierarchy and role/function for centres. This hierarchy of centres
will need to operate within the context of the new planning scheme, which will be based on the Queensland
Government‟s Queensland Planning Provisions (QPP). The QPP establishes a suite of zones and mandatory
definitions which local government must use. An analysis of the recommended centres strategy in light of the
QPP is provided herein.
As well as a requirement for a strategic framework which outlines strategic outcomes and strategies, the QPP
establishes a suite of zones and mandatory definitions which local governments must use. The recommended
centres strategy reflects the requirements of the QPP and possible scheme content consistent with QPP is
provided herein.
The centres strategy is outlined in the following sections of this document.
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As outlined in earlier chapters, a hierarchy of centres does operate within Townsville, although for some
functions there is not a clear delineation between centre roles and functions, e.g. the highest order retailing is
not located within the CBD, although the CBD does retain the highest order commercial and administrative
facilities, as well as entertainment activities.
In other words, the existing centres do not currently operate in a strict or clear hierarchy, with the dominant
retail locations being outside of the CBD and major facilities such as Domain Central, James Cook University and
Townsville Hospital not defined or identified within the existing centres hierarchy, however, there are elements of
a hierarchy of centres and opportunities to build on these foundations. This Centres Strategy reflects this and
proposes a hybrid hierarchical/network model, recognising the current reality and potential for complementary or
linked centres.
One such complementary pair of centres would be the CBD Principal Activity Centre and Hyde Park Major Activity
Centre. Fostered through high frequency public transport options, this pair of centres offers the complete
regional centre‟s range of facilities and services, with the Major Activity Centre providing the broad range of
retailing to complement the commercial, civic, niche retail, administrative, tourism and entertainment offer of the
Regional Centre.
The James Cook University/Townsville Hospital Specialised Centre and Thuringowa Central and Aitkenvale Major
Activity Centres have the potential to be complementary centres, together providing a broad regional centre
offer. While they would all have a broad range of uses and in many respects remain competitive centres,
particularly with the growth of Discovery Rise, there would be opportunities for complementary uses and mutual
economic benefits for these three centres. Aitkenvale would be the retail core, Thuringowa Central would be
civic/cultural core and James Cook University/Townsville Hospital would be the knowledge core. These centres
would have the opportunity to develop as a triangle of economic activity for Townsville. Road infrastructure
linking these centres is direct and good, although capacity constraints exist in some key areas. Further public
transport and economic linkages would be required to fully realise such a complementary outcome.
Therefore, in formulating recommendations for the new Planning Scheme and outcomes for centres, the Study
Team has defined a hierarchy of centres for Townsville that recognises current realities, opportunities for
centres, growth fronts and opportunities to encapsulate activity centres rather than simply a focus on retail
centres.
The Study Team has incorporated the following factors in developing and envisaging a recommended hierarchy
of centres for the Townsville region.
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Existing Centres
Network
External Drivers &
Influences
Future
Needs/Opportunities
current planning
framework
•population growth
•activity centre trends
•strategic and major
infrastructure
•retail market influences
•QPP definitions
•Residential distribution
•floorspace demand
•major approvals and
proposals
•SWOT analysis
•industrial
•CBD Masterplan
•ensuring an efficient
distribution of centres
scale, mix location of
retial and commercial
nodes
land capacity
providing health
balance between
retail/non retail
growth
Outcomes
•CBD is the commercial
heart and is a vital place of
activity
•capitalise and consolidate
existing centres
•define specialist centres
•encourage residential in
key centres
•need for centres in growth
fronts
Therefore, in examining the Hierarchy of centres for Townsville, the Study Team has considered existing roles of
centres as well as their capacity to evolve and develop. A series of performance criteria have been utilised in
examining the current role of centres and potential future roles including:
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Scale of
Centres
Range of
uses
•quantum of retail floorspace
•quantum other floorspace
•number of businesses
•number of dwellings
•employment estimates
•nature of retailing eg. department store, DDS, supermarket
etc.
•role and level of other activities eg. hospital, specialist
centre, medical centre, GP
•level of diversity of uses within the centre
Capacity to
Expand
•availability of vacant land
•availability of brownfield sites
•expansion potential of surrounding activities eg. JCU,
industrial nodes
Catchment
Population
•size of the population
•growth capacity of the population
Location of
centres
•distributionof centres
•accessibility for catchment populations
Chapter 4 identified key principles of an effective centres hierarchy, including








Well-defined CBD
Range of centre types
Pedestrian friendly environments
Focus for higher density dwellings
Focus for public transport
Offer more than retailing
More than functional
Public spaces
Therefore in defining a Centres Hierarchy for Townsville, the following principles have been considered:

A hierarchy of centres recognises that higher order centres should incorporate a broad range of uses,
activities, catering for a broad mix of target markets and users from throughout a broad region,
including diversity in employment opportunities. They should be the focus of public transport, higher
order retail and commercial activities, including administrative facilities, entertainment and offer
diversity of uses, including diversity of choice in residential in centres. The highest order regional
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centre should be supported by a network of efficiently located and accessible lower order centres,
catering for varying needs from basic, immediate or convenience top-up service and shopping needs,
to higher order, comparison shopping, entertainment and service oriented needs.

In-centre and frame of centre higher density residential dwellings are encouraged in the higher order
centres. It is recommended that the new planning scheme should also continue to support higher
residential densities surrounding centres (increasing densities in these areas where appropriate) and
to maximise opportunities to consolidate higher density residential development along major arterial
roads (and potential public transport corridors) which connect the centres.

Whilst the planning scheme should provide for residential development within centres, it is recognised
that there are significant short term constraints to achieving a high level of residential development
within the centres network outside the CBD, due to the built form of the traditional shopping centres.

Consideration of linkages and synergies between centres and their catchments to foster opportunities
for public transport

Whilst recognising that traditional centres are driven by retail or commercial activity, developing
centres that offer a diversity of activities, employment and uses has been fundamental.
Terminology applied to the hierarchy of centres in Townsville described below reflects the level 2 QPP zones (as
outlined further in TABLE 10.1). The QPP provides a choice of two levels of zones for the centre zones category.
Either a generic „centre‟ zone may be used to cover all centre types, or a more complex suite of centre zones
may be adopted. This suite is more suitable for larger local governments with a variety of centre typologies and
we would recommend Townsville City Council utilises this level of zones. The following descriptions are consistent
with the QPP definitions as applied to Townsville centres.
Principal Activity Centre (PAC)
The Principal Activity Centre is intended to function as the highest order centre for NQ, comprising the broadest
range of administrative, civic, commercial, tourism, entertainment facilities in Townsville and for the surrounding
region. The Principal Activity Centre is intended to provide the greatest diversity in employment and business
opportunities, be a focus for public transport and offer choice in higher density residential accommodation that
contributes to the vitality and vibrancy of the centre. More particularly, as identified within the draft CBD
Masterplan, the PAC is intended to be the capital for North Queensland and comprise a mix and quantum of
facilities to reflect this role.
Major Activity Centres
Major Activity Centres in Townsville are intended to support the employment and service role of the PAC, offering
diversity of choice in commercial activity and employment opportunities. These centres are intended to service
and be accessible to sub-regional retail catchments, offering higher order retail and commercial activities,
including entertainment and community facilities, as well as residential and serviced by public transport networks.
Activities may include but not necessarily limited to comparison shopping, commercial offices, higher education,
health care facilities, cinemas and recreational facilities. Light or service industry eg. auto servicing, repairs may
be appropriate in frame areas of centres.
District Activity Centres
District Activity Centres are intended to provide a mix of activities and services that cater for the weekly and
fortnightly service needs of surrounding catchment populations. These centres are intended to be conveniently
located to service catchment populations, and offer important top-up shopping functions as well as diversity of
service and activity needs. Typical activities include supermarket/s, mix of fast food and takeaway retailing,
tavern, service station, branch library, fitness centre, medical centres and professional services, child care.
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Local Activity Centres
Convenience oriented centres that focus on providing for top-up shopping and service needs of surrounding
catchment and employment populations. High levels of convenience and accessibility are required, with typical
uses potentially including supermarket and limited specialty stores, child care centre, medical centre, limited
professional offices and quasi retail. Activities in Local Activity Centres are typically chore-focused, and required
to be undertaken as quickly and efficiently as possible and cater for basic, top-up needs that are required
frequently.
Neighbourhood Activity Centres
Focused on top-up needs of catchments, employees and businesses, Neighbourhood Activity Centres are small
scale facilities that provide a limited array of basic, lower order needs including convenience retail, local offices,
child care, and are not anticipated to include a full-line supermarket.
Specialised Centres
Recognising that there is a number of activity centres that are not currently incorporated within the Planning
Scheme, a Specialised Centres category has been defined, incorporating major nodes of economic or
employment activity that fall outside typical centres or enterprise areas including bulky goods centres and
institutions eg. hospitals, universities and airports. The activity in these centres is limited to a particular segment
and these centres are intended to support and be supported by other activity centres within the hierarchy.
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TABLE 10.1: QPP and Townsville City Centre Definitions
QPP Zones
QPP Mandatory Purpose Statement
Principal Centre
Townsville
Centre Suggested basis for Local Government Policy Statement1
Hierarchy
(1) The purpose of the zone is to provide for the largest and Principal Centre
This zone is the highest order centre in Townsville, servicing Townsville city
most diverse mix of uses and activities that forms the core of
and the North Queensland region. The Principal Centre is a major economic
an urban settlement.
and employment node for Northern Queensland and is the primary focus of
the region‟s commercial, administration, civic, education, retail, community,
It includes key concentrations of high-order retail, commercial,
entertainment and cultural facilities.
employment, health services, administrative, community,
cultural, recreational and entertainment activities and other
There are a number of distinct precincts within this zone, which have a
uses, capable of servicing the planning scheme area.
greater proportion of certain uses, whilst maintaining a general mix of uses
within the centre. Precincts include a business core precinct, retail core
precinct and cultural precinct (NB – these need to be confirmed following
the CBD master plan exercise).
Major retailers and department stores are appropriate in this zone;
however, the regional function of the city centre is recognised as multifaceted and is primarily underpinned by the commercial, entertainment,
administration and other functions.
A high concentration of residential development is encouraged to increase
vitality in the principal centre, and to support the centre as the major
employment node.
Major Centre
(1) The purpose of the zone is to provide for a mix of uses
and activities.
It includes concentrations of higher order retail, commercial,
Major Centre
These centres provide a broad range of activities, including high order retail,
commercial, community, cultural and entertainment facilities that service a
sub-regional area. Major retailers are already located and are appropriate in
this zone.
The strategy acknowledges that high-order retailing in Townsville has not occurred, and is not likely to occur in the near future within the city centre without significant facilitation outside
the auspices of the planning scheme. The strategy does not seek to „close the door‟ to any opportunities to provide major retailing in the city centre; however, it does not seek to force major
retail development to locate there. Whilst the strategy is not a conflict with the QPP, it is one potential point of tension that requires careful wording.
1
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QPP Zones
QPP Mandatory Purpose Statement
offices, administrative and health services, community, cultural
and entertainment facilities and other uses capable of
servicing a subregion in the planning scheme area.
Townsville
Hierarchy
Centre Suggested basis for Local Government Policy Statement1
Each major centre has a distinct identity and market niche. These centres
will have a major concentration of business and employment activities that
capitalise upon existing facilities in the centre, their strategic location and
potential synergies with surrounding activities.
Major centre zones include the established Major Activity Centres of Hyde
Park, Aitkenvale and Thuringowa Central and new planned greenfield centres
in the master-planned communities of North Shore and Rocky Springs.
These new greenfield major centres at North Shore and Rocky Springs will
be considered Town Centres and achieve a higher level of self-containment,
particularly with regards to employment and services. Integrated main
street, mixed use centres which interact with their surrounding environment
are encouraged.
In major centres, service industries are considered appropriate, however
higher impacting industries and warehouses are generally not envisaged.
If it is demonstrated that a department store could not reasonably be
located within the CBD, a department store may be contemplated within
Thuringowa Central. A department store will not be supported in any of the
other major activity centres.
Major centres have a total core retail floorspace of 50,000-80000m2 and
some 40,000-60,000m2 of frame commercial and bulky goods uses.
However, variations between major centres would exist, with more detailed
projected growth provided in TABLE 10.2.
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QPP Zones
QPP Mandatory Purpose Statement
District Centre
(1) The purpose of the zone is to provide for a mix of uses
and activities.
Townsville
Hierarchy
District Centre
It includes a concentration of land uses including retail,
commercial, residential, offices, administrative and health
services, community, small-scale entertainment, recreational
facilities capable of servicing a district.
Centre Suggested basis for Local Government Policy Statement1
These centres generally service a series of neighbourhoods with a
catchment of approximately 5,000 to 8,000 households.
They provide a range of retail, commercial and community facilities to
service the weekly retail and services needs of residents. Retailing in these
centres may include a full-line supermarket, specialty retailers and personal
services.
Local health facilities, gymnasium, branch library and tavern are some of the
other uses typically located within a district centre.
In district centres service industries are considered appropriate, however
higher impacting industries and warehouses are generally not envisaged.
District centres have a total floorspace of 10,000-15,000m2. The Idalia
district centre would have a higher floorspace due to its bulky goods
showroom component, although traditional retailing would be limited to that
of a typical district centre.
Local Centre
(1) The purpose of the zone is to provide for a limited range
of land uses and activities to service local needs.
It includes local shopping, local employment nodes,
commercial, cafes and dining, entertainment, community
services and residential development where it can integrate
and enhance the fabric of the activity centre, but it is not the
predominant use.
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Local Centre
These centres are located within residential areas and typically have a
catchment area of 3,000-5,000 households.
Local centres service the day to day needs of residents. They may include a
full-line supermarket and a small range of specialty retail, personal services
and local offices.
Local centres would have a retail floorspace of up to 5,000m2, although it is
not appropriate that all local centres would have the maximum floorspace. It
is the role and function of a local centre, servicing a convenience and
grocery function of the surrounding community that is most critical.
150
QPP Zones
Neighbourhood
Centre
Specialised
Centre
QPP Mandatory Purpose Statement
Townsville
Centre Suggested basis for Local Government Policy Statement1
Hierarchy
(1) The purpose of the zone is to provide for a small mix of Neighbourhood Centre These centres typically have a catchment area of about 1,500 households.
land uses to service residential neighbourhoods.
They provide for convenience retail, local offices and localised services only
and do not include a full-line supermarket.
It includes small-scale convenience shopping, professional
offices, community services and other uses which directly
Neighbourhood centre would generally have less than 1,500m2 of retail
support the immediate community.
floorspace.
(1) The purpose of the zone provides for one (or more) Specialised Centre
specialised uses.
These centre zones accommodate major institutions and nodes of economic
activity in Townsville. This includes the hospitals, tertiary education
institutions, the Australian Defence Force Lavarack Barracks and the port
and airport.
Some of this land is outside of the control of the planning scheme; however,
they are acknowledged as having a significant role in the economic growth
of Townsville.
These centres are protected from incompatible development within the zone
and on adjoining land. Their ongoing development and operation is
protected and consolidated to create a hub of uses related to the primary
activity.
Mixed use
(1) The purpose of the zone is to provide for a mixture of Mixed Use
development including service industry, business, retail,
residential and low impact industrial uses.
Land within this zone is intended to accommodate a limited range of
convenience retailing (shops) and small scale commercial service (office)
and community uses, together with medium density residential development.
The scale, character and built form of development contributes to a high
standard of amenity.
Service or low impact industry may only be established where their built form
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QPP Zones
QPP Mandatory Purpose Statement
Townsville
Hierarchy
Centre Suggested basis for Local Government Policy Statement1
will be consistent with a high standard mixed use environment and their
impacts do not detract from residential amenity.
Amalgamation and redevelopment of parcels in these areas is facilitated,
providing for an improved standard of urban design and amenity.
SOURCE: Department of Local Government and Planning, Buckley Vann
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10.3 Recommended Hierarchy of Centres
From the overarching principles of the centres strategy and centre types discussed in the previous section,
TABLE 10.2 provides the next level of detail of the centres strategy, summarising the recommended centres
hierarchy for Townsville and the anticipated mix and distribution of centres within the hierarchy. This TABLE
10.2 does not specify Neighbourhood Activity Centres because of the localised nature of these individual
centres. The descriptions provided below are further discussions of individual centres and should be read in
conjunction with TABLE 10.2. The hierarchy is illustrated in FIGURE 10.1.
Principal Activity Centre – Townsville CBD
The CBD needs to re-establish its relationship with Townsville residents, reaffirming its position as the heart of
Townsville. It is moving towards this through the CBD Master Plan and the CBD Taskforce. The growth of the
Palmer Street precinct, the current rejuvenation project for Flinders Street and the introduction of in-centre
residential apartments are positive measures for the CBD.
The Draft CBD Masterplan identifies key directions or principles including strengthening the retail offer,
developing a community heart and meeting place, increasing variety of cultural and entertainment activities,
reflecting the higher order regional role of the CBD. The Masterplan seeks to promote the CBD as the Capital
City of the North. Proposed outcomes from the Masterplan include:



Core retail precinct intended to incorporate a department store
Enhanced public transport and pedestrian connectivity
Expanded array of cultural and entertainment facilities and spaces of regional significance
The Centres Strategy does not seek to replicate the CBD Masterplan work, however, key outcomes or
considerations that would promote the regional and Principal Centre role of the CBD include:
 Continued development of commercial office:
The CBD has a solid critical mass of office space, although its core business precinct has experienced limited
additions to stock or renewal of existing stock in recent years. Some new office space has been developed on
Sturt Street in the Centre Frame. Additions to office stock should be strongly encouraged in the existing CBD
Business Core precinct. Further office stock, particularly as part of mixed use developments, is anticipated in the
existing CBD Retail Core precinct. High quality, signature developments should be encouraged.
 Expansion of the cultural, entertainment and tourism functions:
There is a need for improved linkages between existing facilities, particularly improving pedestrian connectivity
between the Breakwater and Flinders Street East, other opportunities for expansion of the range and diversity of
activities should be explored to increase the role of the CBD. A second footbridge over Ross Creek, linking the
Museum of Tropical North Queensland and the Maritime Museum is recommended, although impacts on boat
usage of Ross Creek have not been considered. The introduction of in-centre, visitor-oriented transport (eg
pedal rickshaws) to improve links between the CBD and The Strand would be desirable, however it is understood
that such enterprises have not been successful in the past and may require Council subsidies to operate.
 Increase the role of retailing in the CBD:
It is considered that without significant investment in the CBD and repositioning of the CBD‟s retail offer, it would
always be at a disadvantage relative to the Major Centres in its ability to function as a higher order retail centre.
The large, internalised shopping centres in the Major Centres are clearly the preferred choice for retailing for the
community. The opening up of the Flinders Street Mall on its own is unlikely to lead to the reestablishment of the
CBD as the preeminent retail node without other catalyst projects or investment strategies. Therefore a measure
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of pragmatism has to be included in the Centres Strategy. While it may be preferable that the CBD is the highest
order retail centre, this is not likely to be the case in the foreseeable future. Therefore, while further retail floor
space is encouraged, this strategy does not rely on the CBD attaining a role as the pre-eminent shopping centre
in the region. Rather, its collection of retail, commercial, community and entertainment functions will establish its
significance. As such it is recommended that retail in the CBD focus on:
 convenience retailing for the CBD‟s workforce, residents and visitors (both from elsewhere in
Townsville and from further afield);
 leisure/boutique retailing;
 takeaway outlets, restaurants and cafes; and
 up-market bulky goods retailing (in the centre frame).
 Higher education or training facilities are strongly recommended for the CBD.
International colleges are locating to CBD sites and are the most likely prospect for the CBD. A second campus
for James Cook University, specialising either as an international school or a particular faculty, is a possibility
although the Douglas campus has considerable capacity to expand and the University is engaged in growth
plans through its Discovery Rise project. It is recommended that Economic Development attempt to encourage a
second university to Townsville, through an international school campus, with operators such as CQ University,
Griffith University, University of Queensland and Southern Cross University potential targets.
 In-centre high density residential development is encouraged.
Higher density residential, generally within mixed use development, is intended to contribute to the vibrancy of
the centre, support its retail functions and provide significant housing opportunities within a major employment
centre. This is consistent with the intents of the Residential Strategy to facilitate the opportunities for residential
within the CBD and is consistent with the recommendations of the draft CBD Masterplan.
Major Activity Centres
Major Activity Centres have been defined to reflect existing and potential centres that have a sub-regional service
and catchment focus. The definition of these Major Activity Centres reflects the existing higher order retail role
of Aitkenvale and Hyde Park, including approvals for expansion of the higher order mix of retailing within these
centres, the capacity for growth at Thuringowa and the need for identification of new higher order centres in the
growth fronts of the Northern Beaches and Rocky Springs.
Existing Major Activity Centres have been defined to reflect the sub-regional shopping centres of Stockland
Townsville, Casteltown and Willows as the core for the broader activity centre. Consistent with the residential
land use strategy under preparation, these centres may also provide a focus for higher density residential uses.
As well as supporting overarching settlement pattern objectives for Townsville, this will assist in the evolution of
these major centres as multi functional and vibrant community focal points.
Existing Centre – Hyde Park
The Hyde Park Major Activity Centre has substantial fundamentals to operate as an interesting, unique and high
amenity centre, however lacks integration and high quality built form. This centre is based around the
Castletown retail core, and bulky goods activities. There is scope to explore increasing the diversity of activity
within the centre, including residential on infill or brownfield sites.
It is recommended that a structure plan for Hyde Park be developed that promotes mixed-use developments on
Kings Road (between Woolcock Street and Ingham Road), with orientation to the lake to the west. The caravan
park and service industry uses on Kings Road represent land parcels with redevelopment potential. This precinct
should accommodate residential dwellings, with densities of about 30-60 dwellings per hectare.
Investigations of year round uses of the Showgrounds site is recommended, providing cultural and community
events and integration with other centre uses.
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It is not considered that Hyde Park Major Activity Centre would increase its quantity of bulky goods operators as
current levels appear sufficient and the proximity of the large Domain Centre nearby would service any additional
demand. Increases in other retail forms would be directed through mixed use developments on Kings Road and
further development of Castletown Shopping Centre.
Further expansion of this centre, particularly with commercial offices and retail, would need to consider potential
impacts on the Principal Activity Centre, given its proximity. However, it is appropriate that the Major Activity
Centre would include a component of commercial offices and further retail that would service a sub-regional
function.
Expanding Centre – Aitkenvale
Aitkenvale would continue to develop as a large Major Activity Centre with a broad range of uses, primarily retail
and commercial. Stockland Townsville is to be a regional shopping centre for Townsville, providing a large array
of higher order and comparison retailing, essentially forming the retail core of this Major Activity Centre,
amplified by the opening of the approved expansion including Myer department store.
Stockland Townsville has control of parcels of land to the east of Elizabeth Street and has the intention of
expanding the centre to those parcels, through active street frontage on Elizabeth Street and development over
the street. While it is not considered that further expansion of Stockland Townsville is necessary for Aitkenvale to
consolidate as a Major Activity Centre, it does present an opportunity to activate Elizabeth Street, integrate
Stockland Townsville with other parts of the Major Activity Centre and introduce an improved bus interchange.
Strongly retail oriented and based on the Stockland centre as an anchor for the centre, this centre does also
exhibit a mix of supporting commercial and business activities that contributes to the diversity of activities within
the centre. In amplifying the Major Activity Centre role, key outcomes are anticipated including:

The centre frame along Ross River Road would continue to provide commercial, convenience retailing
and community uses. Amalgamation and redevelopment of parcels in the centre frame is envisaged,
with developments promoting a mix of uses.

In-centre and edge of centre residential dwellings are strongly encouraged, particularly in the centre
frame along Ross River Road and on Patrick and Alfred Streets. A mix of dwelling forms, with densities
ranging from 30-60 dwellings per hectare is envisaged.

Links with the James Cook University and Townsville Hospital should be fostered, through high
frequency public transport options, student and visitor accommodation in Aitkenvale and economic
links between Discovery Rise and Aitkenvale.
Expanding Centre – Thuringowa Central
The Thuringowa Central Major Activity Centre should build upon the build upon its historic role as the highest
order centre in the former City of Thuringowa, and its established role in providing a broad range of community,
civic, cultural and entertainment uses. Retailing in this centre currently functions at the sub-regional level, and
there is capacity to continue to expand and diversify the retailing mix in this centre. In enhancing the MAC role
of this centre and continuing to diversify the range of activities within the centre, potential outcomes and
opportunities include:

The Thuringowa City Centre Masterplan (2005) provides a reasonable basis for the growth of the
centre and needs to be updated. Focus should be on improving the integration of the centre,
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particularly the southern side of Hervey Range Road, and reducing the ribbon development along
Thuringowa Drive and Ross River Road.

Hervey Range Drive is encouraged to establish as a high amenity main street, although it is
understood that this is a long term prospect and would require substantial reorientations of the carbased retail centres on either side of this street. The links to the Riverway Precinct and Ross River
itself are strong and represent a catalyst for the redevelopment of High Range Drive.

Willows Shopping Centre, Sunland Plaza and Cannon Park Shopping Centre are operated by Dexus
Property Group, providing the opportunity for Council to negotiate redevelopment opportunities for the
whole of the centre. For example, the reorientation of Sunland Plaza and Cannon Park Shopping
Centre to incorporate main street development on High Range Drive may be accommodated with
concessions for development of Willows Shopping Centre.

Further higher density residential development is encouraged in the centre and provides a means of
reducing the commercial and retail ribbon development. A range of dwelling forms, with densities of
30-60 dwellings per hectare is encouraged.

Links with the James Cook University and Townsville Hospital should be fostered, through high
frequency public transport options, student and visitor accommodation in Thuringowa Central and
economic links between the proposed Discovery Rise and Thuringowa Central.
Emerging Centre – North Shore
North Shore is a major master-planned estate and has long been identified as a location for a Sub-Regional
Centre. It is the recommendation of this Centres Strategy that the North Shore centre be designated as a Major
Centre, although should continue to be developed according to the preliminary approval for the centre.
The ultimate development of the Major Centre should include the following elements:








2 full-line supermarkets;
Discount department store;
A significant range of comparison specialty retailers;
Retail showrooms;
District medical services;
Commercial offices;
Tavern and eateries;
Community meeting places and recreational facilities.
The North Shore Major Centre should evolve into an attractive and desirable node for the Deeragun/Bushland
Beach corridor, drawing visitors for a significant variety of uses.
Potential Centre – Rocky Springs
A structure plan is recommended to guide development for the Rocky Springs Major Centre. A broad range of
uses is encouraged in an integrated main street oriented centre. Growth of the Major Centre should occur in
stages in concert with the development of the Rocky Springs master-planned community.
Uses in the Major Centre should promote a high retention of employment within the community. A net jobs
balance of 50% should be targeted for the Major Centre.
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The ultimate development of the Major Centre should include the following elements:








2 full-line supermarkets;
Discount department store;
A significant range of comparison specialty retailers;
Retail showrooms;
District medical services;
Commercial offices;
Tavern and eateries;
Community meeting places and recreational facilities.
District Activity Centres
District Activity Centres include centres currently functioning as district centres, those existing lower order
centres with capacity and growth pressures to evolve as District Activity Centres and identification of potential
growth corridors for which District Activity Centres would better cater to the needs of the population within this
area. The District Activity Centres comprise a mix of evolving and established centres including centres with a
primarily retail focus as well as those that offer more capacity and uses in line with the intent to develop centres
of activity rather than simply shopping centres. These centres are perhaps the most eclectic mix of centres,
defined on the basis of functionality and catchments serviced rather than size and mix of activities.
Idalia
The Idalia District Activity Centre‟s role is to service the south-eastern suburbs and also has the potential to
service Rocky Springs‟ residents (prior to the development of the Major Centre), the Stuart industrial area and
highway traffic.
There is considerable land in this centre for further development. The focus of further development should be
on bulky goods retailing, highway oriented outlets and service industries, with minor growth envisaged for
traditional retailing.
This centre is somewhat detached from the major sport and recreational facilities to the north-west and
detached from a significant catchment area. Diversity of activities is likely to be limited although there is land
available for expansion of the centre.
Deeragun
Deeragun is the existing focus of centres in this corridor and will continue to provide a grocery, specialty
retailing, local offices and medical services, community facilities and highway services function. In the fullness of
time there may be capacity for small retail showrooms.
The existing approvals in Deeragun make an integrated and consolidated centre difficult. Approved retail
facilities are split between Centro Woodlands and the approved Coles-based centre at Palm Drive/Geaney Lane
(currently under appeal in the Planning and Environment Court) and the approved centre at Innes Drive. The
Innes Drive facilities duplicate the existing offer at Centro Woodlands.
The combined Centro Woodlands and Geaney Lane shopping centres should operate as one, integrated
Deeragun District Activity Centre. It is understood that integration of the two shopping centres is likely to be
difficult given the current orientation of Centro Woodlands and the approved plans for the Geaney Lane shopping
centre.
Particular concerns are:
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 The location of the Caltex service station in between the two shopping centres;
 The main retail component of Centro Woodlands is to the west of its site, away from the Geaney Lane
site;
 The proposed fast food outlet at Geaney Lane is disconnected from the remainder of the approved
facilities;
 Development of the District Activity Centre according to current plans would be too elongated and not
consolidated;
 There is likely to be significant pressures to develop the vacant land between the fast food outlet and
Coles, further elongating the centre and perhaps increasing the function beyond a District Activity
Centre level.
The existing and approved retail floorspace should be more than sufficient for the Deeragun District Activity
Centre to function in its designated role, servicing this corridor, particularly Deeragun and Mt Low. The focus for
planning in the District Activity Centre in coming years should be on the integration of the centre and the delivery
of non-retail uses. The centre currently has medical and other commercial offices, with a community centre and
a childcare centre in the frame. Other potential uses would be further commercial and medical offices, tavern or
casual dining operators.
In the longer term (10-15+ years) there would be an opportunity for a small quantity of retail showroom uses
(total about 3,000m2), such as a small hardware, electronics retailer etc. It is not envisaged that these would be
large, major operators, but rather smaller uses integrated within the District Centre.
If the current appeal is upheld, there would be a renewed opportunity to consolidate uses in Deeragun and limit
elongated development along the southern side of the Bruce Highway. If the appeal is upheld, it is
recommended no other supermarket based proposal be approved, with the Woolworths at Centro Woodlands
and the approved centre at Innes Drive being sufficient for Deeragun, in addition to North Shore Town Centre
and Bushland Beach (approved supermarket). Support services such as a tavern, small scale bulky goods and
local commercial uses would complement the core of the Deeragun District Activity Centre.
Rasmussen
Rasmussen District Activity Centre is envisaged to develop into a double supermarket based centre. Some
expansion of other retailing is anticipated such as further specialties, mini-majors and bulky goods outlets.
Further development is likely to occur in the mix of support services, such as local commercial premises and
childcare centre in accentuating the district activity role of this centre. It is considered that current centre
designated land is sufficient for requirements for the foreseeable future.
Annandale
With the approval of a discount department store for Annandale Shopping Centre, this centre should be redesignated as a District Activity Centre. However, Annandale would predominantly be a retail centre, with limited
support services, such as commercial uses. The lack of diversity of other uses and limited capacity to
accommodate a more diverse range of other activities, suggest that the role of this centre be limited to District
Activity Centre rather than Major Activity Centre. Further expansion beyond the current approval is not
envisaged.
Future Centre – Greater Ascot
At centre at the intersection of Shaw Road and Dalrymple Drive would serve the future population of Greater
Ascot/Bohle Plains at the development front extends west. In the lifetime of the new planning scheme, it is likely
that this centre would emerge as a Local Centre, providing a full-line supermarket, retail specialties and a small
number of localised services. Beyond the lifetime of the new planning scheme it is anticipated that this centre
would emerge as a District Centre, potentially incorporating a second supermarket, some comparison shopping
and a greater array of commercial and community services.
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158
Local Activity Centres
A proliferation of Local Activity Centres is envisaged to reflect the localised catchment needs, primarily focused
around a full-line supermarket and complementary and ancillary activities.
Existing Centre – Vincent
This centre, at the intersection of Fulham Road and Nathan Street, comprises the Woolworths based Vincent
Shopping Centre and a small convenience centre on the opposite. Surrounding uses include education facilities
and retirement accommodation. This centre is currently operating as a mature Local Centre, however, it is
anticipated that there may be some minor growth in uses, such as commercial offices or retail.
Existing Centre – Garbutt Central
This centre provides a convenience function for the workers and residents of Garbutt and West End. It provides a
more convenient alternative than the large Hyde Park Major Activity Centre, however, will always be in its
shadow. No further expansion of this centre is anticipated.
Existing Centre – North Ward
This centre provides an important leisure node for visitors to The Strand as well as being a Local Centre for
surrounding residents. The centre‟s cafe/restaurant/takeaway function should be supported and enhanced, with
further growth of this centre to be oriented towards such a function. With a lifestyle orientation to this centre,
there is also scope to encourage some higher density residential as well as some short term accommodation
options.
Existing Centre – Hermit Park
No further expansion of this supermarket based centre is anticipated. It is a mature centre, servicing an
established community, with limited capacity to absorb other uses.
Existing Centre – Rising Sun, Mundingburra
Some small expansion of retail uses may be warranted in this centre, although it is recognised that there are
land constraints at this site which would limit redevelopment opportunities.
Existing Centre – Mount View Plaza
This centre has a small supermarket and specialty retail. It is not anticipated that the quantum of retailing would
expand significantly, although given the poor standard of this centre, if redevelopment of the centre occurs with
a minor increase in net floorspace, this could be supported.
Emerging Centre – The Precinct/Fairfield Waters Medical Centre, Idalia
These two facilities combine to provide a convenience centre for Idalia, supported by child care, service station
and McDonald‟s restaurant. It is not anticipated that this centre would be required to expand to accommodate a
full-line supermarket to service its population in light of the Woolworths based centre further to the south in
Idalia. The range of uses within this centre is likely to focus around convenience orientation and catering for
localised population needs including fast food, child care, medical and localised professional services. This
centre is functioning and emerging as an activity centre with diversity in lower order, convenience oriented
activities.
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159
Emerging Centre – Bushland Beach
This Local Activity Centre would expand to include a full-line supermarket for the Bushland Beach community,
with further specialties and opportunities for small scale non-retail services such as a child care centre or small,
localised offices.
Future Centre – Greenwood Drive
A new supermarket based centre is supportable at this site, comprising convenience retail, localised professional
offices and support facilities such as a childcare centre and tavern. It is expected that this centre would be
required in the short term.
Future Centre – Mt Low
This Local Centre would be a supermarket based centre at the intersection of Mt Low Parkway and Northshore
Boulevard. It would service the emerging residential population at Mt Low. The timing of this centre would be
dependent on the growth of Mt Low. Sufficient capacity should be incorporated into the planning of this centre to
accommodate that this centre could, in the long term, develop into a District Centre for Mt Low and Bushland
Beach (however, very unlikely to be required in the lifetime of the new planning scheme).
Future Centre/s – Rocky Springs
At least one Local Activity Centre, as well as a small number of Neighbourhood Centres, would be required to
support the Rocky Springs Town Centre as this master-planned community expands. In the short to medium term
of Rocky Springs‟s development, the Town Centre would act as the Local Centre for Rocky Springs, and this
second centre should be developed at a later stage to the Town Centre, at a time when the Town Centre
expands beyond a more localised function. It is anticipated that this centre would not be required until beyond
2021.
It is expected that a full-line supermarket based Local Centre would be required and a second smaller Local
Centre may also be warranted in the longer term.
Future Centre – Cosgrove
The new residential development at Cosgrove is likely to be of sufficient scale to warrant a Local Centre, most
likely with a full-line supermarket. Cosgrove is a relatively contained community and would rely on facilities to be
provided within its site. Conversely, due to its contained nature, any centre activities within Cosgrove are unlikely
to draw custom from outside of the suburb and thus should be of such a scale as to serve Cosgrove only.
Neighbourhood Activity Centres
Neighbourhood Activity Centres are to be developed throughout the city in residential neighbourhoods in
accordance with need. These centres are to primarily have a convenience retail focus but also provide local
services and small scale community facilities such as childcare centres or doctors‟ surgeries.
Existing centres in the established suburbs are not anticipated to require significant further expansion, although
some minor expansion of uses may be warranted if need is established. It is not anticipated that the existing
Neighbourhood Activity Centres would expand beyond such a function to a Local Activity Centre or higher order
centre.
New Neighbourhood Activity Centres would be required in North Shore (preliminary approval), Mt Low, Rocky
Springs, Thuringowa, Deeragun and elsewhere where need is demonstrated.
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160
As identified in Chapter 4, a range of Neighbourhood Centres currently operate on Magnetic Island. With modest
growth projected on the Island, and noting that these centres are distributed throughout the Island, it is not
projected that there is significant need and demand to warrant the development of other centres on the Island
or more particularly that any of these centres are required to evolve as Local Activity Centres.
There may be an opportunity for some expansion of the mix of retail and service facilities available on the Island,
and it is anticipated that any expansion should be consolidated within existing centres. It is not anticipated that
a full-line supermarket would be required to service the needs of the population on Magnetic Island, however a
larger convenience oriented supermarket may be supported. More particularly, it is not anticipated that the
existing Neighbourhood Centres will need to evolve as higher order centres and that there is no need to
designate a Local Centre on the Island.
Specialised Centres
Specialised Centres have been defined to recognise the important economic and employment roles of nodes
such as:




Domain Central
Hospital
JCU
Airport
These centres are not intended to incorporate the breadth and depth of activities of other Activity Centres, but it
is recognised that these centres each have higher order, regional roles and functions in catering for
employment, economic or service activities. Some complementary activities are considered appropriate in
catering to the needs of businesses and workers within these centres, potentially including but not necessarily
limited to:



Convenience retail, takeaway food and dining where need can be demonstrated and in the absence of
other centres to cater for this need
Research and technology businesses/park development (not envisaged at Domain Central)
Short term accommodation (not envisaged at Domain Central)
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161
FIGURE 10.1 Centres Strategy 2036
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162
TABLE 10.2: Centres Strategy
Centre
Function
Current
Floorspace
GLA
PRINCIPAL ACTIVITY CENTRE
CBD
The CBD continues 130,000m2
to function as the
highest order centre
for NQ. It will have
the broadest range
of
administrative,
civic,
commercial,
tourism,
entertainment
facilities
in
Townsville. Its retail
offer will service
residents
and
visitors, providing
leisure/boutique
shopping, retailing
for CBD workers and
convenience retailing
for CBD residents
and visitors.
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
11,000m2
2011-36
1.7ha Site, 150 Traditional Retail: 15,000stores
35,000m2+
Bulky Goods Retail:
14,000m2
Commercial:
50,000100,000m2+
2011-16
Traditional Retail: 5,00010,000m2
Bulky Goods Retail:
2,000m2
Commercial:
15,0002
30,000m +
2016-21
Traditional Retail: 5,00010,000m2
Bulky Goods Retail:
4,000m2
Commercial:
15,00030,000m2+
2021-36
Traditional Retail: 5,00025,000m2+
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August 2011
Centre Access
Considerations
Design Considerations
Key
additional  Tertiary
Specific master planning is
activities
would
Improved public underway in order to establish
include:
an appropriate urban design
transport
 High
quality,
access required, regime for the CBD, which
boutique and
preferably
a would focus on:
leisure retail
high
 Linking and integration of
frequency/priori
identifiable
precincts
 Destination
ty
service
linked
particularly
important
retailers
to sub-regional
peripheral nodes currently
 In-centre
centres.
PT
disconnected from the
residential
planning and
CBD
dwellings (60feasibility study  Defining precincts based
120dw/ha)
required.
on use mix and urban
 Tertiary
 Further
cardesign
outcomes,
education
parking
including a clear boundary
campus
required
to
to the CBD;
 Premium and Aimprove access  Defining precincts based
grade
office
to retail and
on use mix and urban
space
offices.
Car
design
outcomes,
 Hotel
parking
strategy
including a clear boundary
accommodation
required.
to the CBD;
 Key
entry
 Creating active frontages
statement on  Improved
movement
on key streets, including
Flinders
St
within
centre
is
design guidance for
west/Sturt St
required
potential bulky goods
 Linking
and
retailing;
integration of  Investigating
view
163
Centre
Function
Current
Floorspace
GLA
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
Bulky Goods Retail:
8,000m2
Commercial:
20,00050,000m2+
precincts
 Pedestrian and
cycling access
and in-centre
facilities to be
improved
Design Considerations
corridors and establishing
desirable building heights,
noting that this is the only
centre in which high rise
development
is
anticipated;
 Ensuring
high
rise
development achieves a
human scale at street and
podium levels;
 Streetscaping; and
 Car parking and internal
circulation areas
In addition, further detailed
investigation is required to
establish
capacity
and
augmentation requirements for
water supply, sewerage and
drainage infrastructure within
the CBD.
MAJOR ACTIVITY CENTRES
Hyde Park
Major Activity Centre 61,380m2
for inner and middle
suburbs
and
northern
corridor
prior to development
of North Shore.
Kings Rd between
Woolcock St and
Ingham Rd develops
09127
August 2011
-
2011-36
Traditional
Retail:
10,000m2
Bulky Goods Retail: 0m2
Commercial:
15,00025,000m2
Mixed-use precinct
on Kings Rd between
Woolcock St and
Ingham
Rd.
Developments will
have active frontages
to the lake to the
2011-16
west and incorporate
Traditional Retail: 0m2 (ex residential dwellings
PT connectivity to
the CBD is highly
desirable.
Improved
connectivity within
the Centre, including
pedestrian access
across Woolcock St
and Kings Rd.
Further detailed investigation is
required to establish capacity
and
augmentation
requirements for water supply,
sewerage
and
drainage
infrastructure.
Flooding considerations around
the lake would need to be
164
Centre
Function
Current
Floorspace
GLA
Existing
Approvals GLA
as a mixed-use
precinct, with high
density residential
dwellings.
Other
in-centre
residential (as part
of
mixed
use
development)
is
encouraged,
however,
it
is
recognised that this
may not be taken up
by current centre
owners in the short
term.
Aitkenvale
Major Activity Centre 71,178m2
to middle and
southern
urban
suburbs and rural
areas to the south
prior to Rocky
Springs
being
developed. Provides
a regional shopping
centre function.
Opportunities exist
to provide medium
density
housing
09127
August 2011
13,651m2
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
currently
under (30-60dw/ha).
construction)
Caravan park site to
Commercial: 2,000m2
incorporate
residential dwellings
2016-21
(30-60dw/ha)
Traditional
Retail: The bulk of the retail
5,000m2
would be located
2
Commercial: 5,000m
within the Castletown
and
Hyde
Pk
2021-36
Shopping Centres,
Traditional
Retail: although takeaway
5,000m2
retail,
cafes,
Commercial:
8,000- restaurants, small
20,000m2
scale convenience
retail is anticipated
for the Kings Rd
mixed-use precinct.
2011-36
Department store is
Traditional
Retail: approved for this
25,000m2
centre at Stockland
Bulky Goods Retail: Townsville. Stockland
7,000m2
Townsville would be
Commercial:
20,000- the highest order
30,000m2
shopping centre in
Townsville.
2011-16
Centre‟s role is
Traditional
Retail: broadened
to
20,000m2
incorporate a larger
Bulky Goods Retail: amount
of
2,000m2
commercial
office
Commercial:
5,000- and
medical
Design Considerations
Improved access to addressed.
the lakes
Otherwise, general design
principles discussed in section
4 under the heading “master
planning” should apply.
PT connectivity to
Thuringowa Central,
JCU/hospital
specialist centre and
to the CBD should be
increased.
Further investigation may be
required
for
sewerage
infrastructure.
Otherwise, general design
principles discussed in section
4 under the heading “master
Internal circulation planning” should apply.
may require further
improvements.
165
Centre
Function
Current
Floorspace
GLA
Existing
Approvals GLA
around the centre
areas. Other incentre residential (as
part of mixed use
development)
is
encouraged,
however,
it
is
recognised that this
may not be taken up
by current centre
owners in the short
term.
Thuringowa
Central
Sub-regional centre 84,055m2
to
south-western
corridor.
Opportunities exist
to provide medium
density
housing
around the centre
areas. Other incentre residential (as
part of mixed use
development)
is
encouraged,
however,
it
is
recognised that this
09127
August 2011
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
Design Considerations
10,000m2
premises.
Residential dwellings
2016-21
(30-60dw/ha)
to
Traditional Retail: 0m2
locate in current
Bulky Goods Retail: Centre Frame areas
3,000m2
along Ross River Rd
Commercial:
10,000- and Patrick and
15,000m2
Alfred Sts.
10,940m2
2021-36
Traditional
Retail:
5,000m2
Bulky Goods Retail:
2,000m2
Commercial:
10,00020,000m2
2011-36
Traditional Retail: 10,00020,000m2
Bulky Goods Retail:
20,000m2
Commercial:
25,00040,000m2
2011-16
Traditional Retail: 2,0004,000m2
Bulky Goods Retail:
6,000m2
Commercial: 5,000m2
Additional
bulky
goods centre to be
located south of
Hervey Range Rd.
Commercial offices to
be
consolidated
south of Hervey
Range Rd and
Willows SC site.
Improve links with
Dairy
Farmers
Stadium.
Pedestrian access
alternatives across
Hervey Range Rd to
be investigated.
General design principles
discussed in section 4 under
the heading “master planning”
should apply.
PT connectivity to
Thuringowa central
Current
Centre and to JCU/hospital
Frame uses to specialist centre is
accommodate higher highly desirable.
density
dwellings
(30-60dw/ha).
166
Centre
Function
Current
Floorspace
GLA
may not be taken up
by current centre
owners in the short
term.
Rocky
(new)
Springs Local Centre and ultimately
Major
Activity Centre for
the Rocky Springs
community.
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
Design Considerations
2016-21
Riverway precinct to
Traditional Retail: 4,000- broaden
dining,
6,000m2
entertainment focus.
Bulky Goods Retail:
6,000m2
Improved access and
Commercial:
5,000- car parking at
10,000m2
Riverway precinct.
2021-36
Traditional Retail: 4,00010,000m2
Bulky Goods Retail:
8,000m2
Commercial:
10,00025,000m2
1 Sub-regional Ultimate development of As per plan
centre,
4 Rocky Springs
development
neighbourhood
Traditional Retail: 30,000centres
35,000m2
Bulky
Goods
Retail:10,000m2
Commercial: 5,000m2
of As per plan
development
of As per approved master plan
2016-21
Traditional Retail: 3,0005,000m2
Bulky Goods Retail:0m2
Commercial: 1,000m2
2021-36
Traditional Retail: 15,000-
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August 2011
167
Centre
North
(new)
Function
Current
Floorspace
GLA
Shore Local Centre and 5,600m2
ultimately
Major
Activity Centre for
the North Shore
community
and
Bushland
Beach,
Deeragun and Mt
Low residents.
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
30,000m2
Bulky Goods Retail:
6,000-10,000m2
Commercial: 4,000m2
2011-36
As per plan
Traditional Retail: 40,000- development
50,000m2
Bulky Goods Retail:
15,000m2
Commercial: 9,000m2
of As per plan
development
Design Considerations
of As per approved master plan
2011-16
Traditional
Retail:
10,000m2
Bulky Goods Retail:
3,000m2
Commercial: 2,000m2
2016-21
Traditional
Retail:
5,000m2
Bulky Goods Retail:
3,000m2
Commercial: 2,000m2
2021-36
Traditional Retail: 20,00035,000m2
Bulky Goods Retail:
9,000m2
Commercial: 5,000m2
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August 2011
168
Centre
Idalia
Deeragun
09127
August 2011
Function
Current
Floorspace
GLA
DISTRICT ACTIVITY CENTRES
Centre serving the 4,500m2
southern suburbs
and rural areas to
the
south
of
Townsville.
Will
provide the district
level function for
Rocky Springs prior
to the Rocky Springs
Town Centre being
developed.
Predominantly
a
bulky goods centre
with further uses
being a supermarket
based
shopping
centre
Centre is the District 4,770m2
Centre to Deeragun,
Bushland Beach and
Mt Low communities.
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
2011-36
Traditional
Retail:
3,000m2
Bulky Goods Retail:
25,000m2
Commercial: 3,000m2
This centre is to
provide the highwayoriented and bulky
goods retailers for
the south-eastern
suburbs
of
Townsville. Centre
2011-16
will
provide
a
Traditional Retail: 0m2
complementary
Bulky Goods Retail: business and service
10,000m2
industry function to
2
Commercial: 1,000m
the Stuart Industrial
Area.
2016-21
Traditional
Retail:
3,000m2
Bulky Goods Retail:
5,000m2
Commercial: 2,000m2
2021-36
Traditional
Retail:
3,000m2
Bulky Goods Retail:
10,000m2
Commercial: 0m2
2011-36
Community
uses,
Traditional
Retail: tavern, office space,
5,000m2 (inc current medical services.
approval)
Major access and
internal circulation
issues may require
further investigation
Design Considerations
General design principles
discussed in section 4 under
the heading “master planning”
should apply.
Significant growth in this centre
would be limited to bulky goods
retail growth
Is only left in/left out
access.
Movement
within
centre needs to be
169
Centre
Function
Current
Floorspace
GLA
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Bulky Goods
3,000m2
Commercial
2,000m2
Centre Access
Considerations
Retail:
Office:
Design Considerations
addressed.
PT
access to Northern
Beaches and CBD is
highly desirable.
2011-16
Traditional
Retail:
2
5,000m (inc current
approval)
Bulky Goods Retail: 0m2
Commercial Office: 0m2
2016-21
Traditional Retail: 0m2
Bulky Goods Retail:
1,000m2
Commercial
Office:
1,000m2
Rasmussen
09127
August 2011
District Centre for 5,191m2
Rasmussen, Kelso
community.
2021-36
Traditional Retail: 0m2
Bulky
Goods
Retail:2,000m2
Commercial
Office:
1,000m2
2011-36 (to occur post Community
uses,
2016)
tavern, office space,
Traditional
Retail: medical services.
5,000m2
Bulky Goods Retail:
1,000m2
Major access and
internal circulation
issues may require
further investigation
General design principles
discussed in section 4 under
the heading “master planning”
should apply.
170
Centre
Annandale
Central
Greater
(new)
09127
August 2011
Function
Current
Floorspace
GLA
Centre has existing 6,875m2
approval for a DDS
and
specialties,
increasing
its
function to a District
Centre.
District
Centre for Annandale
and
Murray
communities. Serves
as a key centre for
the
Lavarack
Barracks.
Ascot Future centre at Shaw/Dalrymple Rds.
Local Centre only
likely to be required
in life of next
planning scheme.
Existing
Approvals GLA
8,962m2
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Commercial
Office:
2
1,000m
2011-36
Predominantly
Traditional
Retail: retail centre
10,000m2 (inc current
approval)
Bulky Goods Retail:
1,000m2
Commercial
Office:
1,000m2
Centre Access
Considerations
a
Design Considerations
General design principles
discussed in section 4 under
the heading “master planning”
should apply.
2011-16
Traditional
Retail:
8,000m2 (inc current
approval)
Bulky Goods Retail: 0m2
Commercial Office: 0m2
-
2021-36
Traditional
2,000m2
Bulky Goods
1,000m2
Commercial
1,000m2
2011-36
Traditional Retail:
10,000m2
Bulky Goods
3,000m2
Commercial
Retail:
Retail:
Office:
3,000Retail:
Office:
171
Centre
Function
Current
Floorspace
GLA
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
Design Considerations
2,000m2
2016-21
Traditional
2,000m2
Retail:
2021-36
Traditional Retail: 3,0008,000m2
Bulky Goods Retail:
3,000m2
Commercial
Office:
2,000m2
Vincent
LOCAL ACTIVITY CENTRES
Supermarket based 5,200m2
shopping centre for
Vincent, Heatley
Garbutt Central
North Ward
Hermit Park
09127
August 2011
Convenience retail 2,300m2
for Garbutt, West
End
Convenience
and 6,680m2
cafe/restaurant
precinct
servicing
North Ward and
visitors to The
Strand
Supermarket based 3,955m2
-
As required
Broaden
Traditional
Retail: services
<1,000m2
Bulky Goods Retail: 0m2
Commercial Office:500m2
non-retail Safe
pedestrian
access to be further
developed,
particularly
to
retirement
village
and
education
facilities
-
No further
anticipated
-
As required
Consolidate
Traditional Retail: 1,000- cafe/restaurant uses.
1,500m2
Bulky Goods Retail: 0m2
Commercial Office:500m2
-
No expansion anticipated
General design principles
discussed in section 4 under
the heading “master planning”
should apply.
expansion
172
Centre
Function
Current
Floorspace
GLA
shopping centre for
Hermit Park
Rising
Sun, Supermarket based 3,120m2
Mundingburra
shopping centre for
Mundingburra,
Rosslea, Mysterton
The Precinct/ Convenience centre 2,810m2
Fairfield Waters for Idalia
Medical Centre,
Idalia
Mountainview
Supermarket based 2,115m2
Plaza
shopping centre for
Kirwan, Heatley
Bushland Beach Supermarket based 1,700m2
shopping centre for
Bushland Beach
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
-
Traditional
1,000m2
-
No expansion anticipated
-
No expansion anticipated
Centre Access
Considerations
Retail: Possible expansion
of supermarket
Supermarket based 2,500m2
shopping centre
7,630m2
Traditional Retail: 4,0005,000m2
Bulky Goods Retail: 0m2
Commercial Office:5001,000m2
Supermarket,
specialty
retail,
localised
offices,
childcare
centre,
tavern
Mt Low (new)
Supermarket based shopping centre
-
2021-2036
Traditional Retail: 4,0005,000m2
Bulky Goods Retail: 0m2
Commercial Office:5001,000m2
Traditional Retail: 4,000-
Supermarket,
specialty
retail,
localised
offices,
childcare
centre,
tavern
Springs Supermarket based -
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Constrained
site,
limited
opportunities to expand
Traditional
Retail:
3,000m2
Bulky Goods Retail: 0m2
Commercial Office: 500m2
Greenwood
Drive
Rocky
Design Considerations
Preliminary
Supermarket,
173
Centre
Function
Current
Floorspace
GLA
Existing
Approvals GLA
Indicative
Additional Additional
Floorspace GLA (11-36)
Activities
Centre Access
Considerations
(new)
centre, supporting
and subservient to
main Town Centre
approval
for 5,000m2
master-plan
Bulky Goods Retail: 0m2
Commercial Office:5001,000m2
specialty
localised
childcare
tavern
Cosgrove (new)
Dependent on final scale of Cosgrove
development.
Probable
supermarket based
centre required.
-
Supermarket,
specialty
retail,
localised
offices,
childcare
centre,
tavern
Design Considerations
retail,
offices,
centre,
SOURCE: Urban Economics, Buckley Vann
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11.0 Practical Considerations
11.1 Performance Monitoring
The following Key Performance Indicators (KPI‟s) will assist in the review and measurement of the
implementation of the recommended Centres Network Strategy for Townsville.
 Scale of Centres:
Assess the future size and growth of centres over time in comparison to existing floorspace.
 Mix of activities in Centres:
Assess the breakdown of these centres in terms of retail, commercial and other activities, as well as chain vs
independent activities over time. The breadth of uses, particularly in the Major Activity Centres should be closely
monitored with a higher representation of non-retail uses preferred. Conversely an increase in the proportion of
retail of the total floorspace of the CBD is preferred.
 Performance of Centres:
Percentage of vacant floorspace in comparison to total available floorspace over time. Patronage in centres
could be measured through counts of pedestrian traffic.
 Capacity to expand:
Land availability and take-up.
 Economic and Employment growth:
Assess future jobs growth over time, including absolute growth numbers and the relative proportions of
industries of employment
 Key actions for Centre development implemented:
Including:
o
o
o
o
o
o
CBD Master-plan update
CBD Car-parking strategy
CBD pedestrian and cycling strategy
Thuringowa Central Structure Plan
Infrastructure Capacity Analysis for Key Centres
Public Transport Strategy
The performance monitoring would include the monitoring of Council‟s policy responses to the issues identified in
the following chapter.
11.2 Development Considerations and Implications for the Hierarchy
Based on these KPI‟s, the Study Team has presented a synopsis of considerations of potential growth fronts and
implications for the recommended Centres Hierarchy.
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South Bank
Council has approved the South Bank proposal, which would include retail, commercial office and residential
units.
The approved retail and commercial development in South Townsville as part of the South Bank redevelopment
site has approval for a mix of retail, commercial and entertainment facilities, including a dining offer that takes
advantage of the precinct‟s river location. The draft CBD Masterplan seeks to encompass this precinct within the
overall CBD to reflect enhanced consolidation of the CBD as a higher order entertainment and recreational
destination, incorporating higher density residential. Retail and commercial activities are intended to be of a
local function and scale and cater to the needs of the proposed residential community, and ancillary to the core
retail and commercial precincts of the CBD.
Idalia – Fairfield Central
The Idalia District Activity Centre has a current Development Application for the expansion of the Fairfield Central
Shopping Centre. This District Centre is located on major arterial corridors, although is on the edge of the
residential area of Townsville. Further growth to the south would be located in Rocky Springs with an inter-urban
break between this master-planned area and Idalia.
It is considered that opportunities for this District Activity Centre comprise relatively minor expansion in
traditional retail, but a more substantial growth in bulky goods retailing, establishing as the second major node
of bulky goods showrooms in Townsville. This is due to its location with the urban area of Townsville and the
centres network. With Annandale District Activity Centre to the west, Rocky Springs emerging as a Major Activity
Centre to the south and the relative ease of access to existing higher order centres, it is considered that Idalia‟s
potential as a higher order traditional retail centre is limited. However, there is a strong opportunity for an
expanded role of its bulky goods function, servicing the southern residential suburbs and the under-serviced
industrial node to the east.
A review of the Development Application documents in the context of this Centres Strategy have been provided
previously to Council.
Discovery Rise
Discovery Rise, as part of the James Cook University Specialist Centre, is a proposed development likely to
provide a range of uses typically located in Activity Centres, such as retail and commercial uses. Discovery Rise is
an opportunity for Townsville to promote itself as a high-skilled, advanced economy through its collaboration
between industry and academia. The intended residential components of Discovery Rise would be a positive
outcome, highlighting the potential in Townsville for higher density uses around centre and employment
activities. The intent of Discovery Rise should be supported. However, it should be ensured that uses at
Discovery Rise are oriented towards the university, hospital and on-campus worker and residential populations,
and do not impact on the growth of other centres such as the CBD. It is considered that the commercial office
component of Discovery Rise would be the most likely component to impact on the existing centres network,
however, if it can be demonstrated that the level of commercial offices would not significantly impact on other
centres and that the usages of the office space would be oriented towards the university or hospital, then such a
use should be supported at Discovery Rise. A high number of residential units at Discovery Rise (particularly
those not exclusively for university accommodation) would limit potential market opportunities of other activity
centres, such as the Aitkenvale and Thuringowa Central Major Centres to achieve a critical mass of in-centre
residential dwellings, as Townsville City could only support a finite number of in-centre residential units.
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12.0 Policy Responses
The following section of the report outlines additional recommended planning policy responses. These
recommendations clearly enunciate how the strategy can be implemented through the new Townsville planning
scheme and other mechanisms and initiatives. This is translated into possible planning scheme content in
Chapter 13 and TABLE 10.1. The following sections also identify where additional investigation will be required to
assist in drafting the new scheme provisions for centres.
Issue: Implementing a Hierarchy of Activity Centres
Objective 1: Facilitate the development of the PAC as the Capital of the North
As far as possible, levels of assessment should avoid unnecessary constraints on the establishment of the
desired mix of uses. Rather than targeting particular uses, levels of assessment may be based on desired built
forms.
A department store (Myer) has been approved for Stockland Townsville in the Aitkenvale Sub-Regional Centre.
This is an unusual occurrence for a region in that the department store is not located in the highest order
centre, but, as has been discussed previously, the market has preferred the shopping centres in the Major
Activity Centres to the Principal Activity Centre for comparison and higher order shopping.
Consideration has been given to the location of a second department store in Townsville, should an operator
wish to enter the market. As the Regional Centre, it would be preferred to locate the department store in the
Principal Activity Centre, which would be consistent with its leisure/boutique retail intention, and is intended
within the draft CBD Masterplan. However, for the foreseeable future this is unlikely to be the market preference,
without intervention through e.g.


procurement of a site in the CBD
incentives for development in the CBD
If the position is to ultimately secure a department store for the CBD as a component of realising the
development of the Principal Activity Centre as the Capital City of the North, outcomes for other Activity Centres
that reduce the relative potential to accommodate a second department store should also be explored.
Objective 2: Master Planning of other Key Centres
It would be highly desirable to undertake master planning for the major centres, in order to identify location
specific urban design guidance, address accessibility and circulation networks and identify non regulatory
programs to enhance centre outcomes. It is also recommended that any proposal for a significant increase in
floor space in these centres (of greater than 5,000m2) is accompanied by a master plan which demonstrates
how the expansion fits within the balance of the centre.
Some generic centre design principles which should be addressed in master planning processes (or, in the
absence of master planning, form the basis of a centre design code) include:
o
o
o
o
o
o
o
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Provision for active uses/frontage on key pedestrian circulation streets and major frontages;
Creation of a predominant built-to-street-frontage form;
Providing for a human scale at street level;
Incorporation of climate responsive design; and
Creating a mix of uses and day time/night time activity.
Incorporation of CPTED principles;
Provision of a high level of pedestrian and cyclist accessibility and accessibility by public
transport;
177
o
o
Encouraging pedestrian mobility over vehicle mobility; and
Ensuring car parking areas and access ways do not dominate major frontages and
pedestrian routes
Objective 3: Define Specialised Activity Centres in the Hierarchy
Recommended strategies to address these employment nodes are as follows:

Designate major employment nodes as „specialised centres‟ in the network of centres. Identifying these
nodes as centres will enable Council to clearly articulate within the planning scheme the overall intent
for these precincts, thus protecting State/landholder interests, and identifying clearer expectation for
adjoining areas ;

Areas surrounding these specialised employment centres should be appropriately zoned and regulated
to ensure that they are not incompatible with the use rights within these centres. This includes
addressing such issues as encroachment, reverse amenity and so forth; and

In addition to the above planning strategies, it may be desirable to develop a transport strategy for the
university and hospital precinct. Such a strategy could address road network demands, public
transport access and parking demand and supply.
Objective 4: Public Transport Connectivity
Accessible, reliable, frequent and high quality public transport is a major contributor to the success of cities.
Currently, public transport services in the Townsville area are low frequency, poorly patronised and of a
comparatively low quality. In order to support future economic growth and development intensity in desirable
locations, improved public transport access is required. In particular, improved public transport is crucial to
support increased densities in and around the network of centres. The following key public transport
requirements have been identified to support the centres strategy:




High frequency, high quality rapid transit corridor along Ross River Road and Charters Towers Road,
providing a connection from Thuringowa Central, to Aitkenvale, and further to the CBD. This corridor
would service three of the major centres within the region, as well as proposed high density residential
development and other nodes along the corridor;
Public transport loop between Thuringowa Central, Aitkenvale and the university/hospital using existing
road networks. As identified previously, these three centres fulfil discreet and yet complementary roles
in the centres network. A high quality public transport connection between these centres would
therefore not only service a high demand, being the university and hospital, but will also provide
opportunities for improved economic inter-relationships between these centres;
Public transport route connecting Thuringowa Central, Mt Louisa residential estates, Hyde Park and the
CBD. This route would serve as an important connection between centres, as well as providing quality
service for a large residential catchment, thus improving opportunities for commuters to travel by
public transport;
Improved public transport service for the northern beaches. Such a service needs to connect
communities to Deeragun, North Shore and the CBD. This service will provide important access to retail
and employment opportunities where there is currently a reliance on private vehicle travel.
Issue: Encourage Development in Activity Centres and Discourage Out of Centre Development
Objective 1: Ensure an Efficient Assessment Process for In-Centre Activity
Within identified centres levels of assessment should avoid unnecessary constraints on the establishment of the
desired mix of uses. Rather than targeting particular uses, levels of assessment may be based on threshold
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floor space levels and desired built form (for example, development over a certain size or height may attract a
higher level of scrutiny).
Overall floorspace caps have not been set for the Principal Activity Centre, although have been provided for
lower order centres to help promote the primacy of the Principal Activity Centre. However, strict adherence to a
floorspace cap system would introduce unnecessary rigidity and uniformity to the centres strategy. It is not
considered appropriate that all centres of a type be developed to the maximum floorspace, nor is it the case that
the cap represents the only way such a centre can deliver its intended function.
The functions of the centres outlined above are the key factors, rather than proscriptive floorspace levels, which
can lead to all centres being developed to the maximum allowable level without due consideration to particular,
localised issues.
Certain uses in neighbourhood and local centres which are more likely to create conflict with nearby residential
uses, such as out of hours operations, hotels, clubs and the like, may warrant a higher level of assessment.
Specific suggestions for QPP defined uses are contained in Appendix D.
Objective 2: Addressing Strip/Ribbon Development
Strip development is located along many of the major arterial roads throughout Townsville and is often currently
included in a centre frame zoning. To address the constraints presented by this development, and control future
development of this nature, the following strategies are recommended:


Undertake a targeted land use survey to identify those lots that are located within centre frame zones,
but have not yet been redeveloped for commercial or retail use. Initial observations were that centre
frame development was less intense on Ross River Road to the east of Thuringowa Central. Based on
the results of this land use survey, identify areas where the centre frame zone can be pulled back, and
zoned to encourage medium density residential uses. This maximises the proximity of these sites to
centres, existing public transport services and potential future high frequency public transport; and
Facilitate improved development outcomes for future redevelopment of established centre frame areas.
This would involve allowing for a more tailored range of uses to locate within the centre frame zones.
Currently, centre frame zones are able to have the same variety of uses as the centres. It is
recommended that the types of uses sought to be accommodated within these zones be more limited
to, for example, commercial services, convenience retail and medium density residential uses.
Incentives could also be incorporated in the planning scheme to encourage amalgamation of lots (e.g.
increased height/plot ratio, greater mix of uses such as residential and retail) to achieve a more
cohesive built form outcome. This may be coupled with more onerous vehicle access and parking and
setback requirements, which have the result of making it more difficult for individual lots to be
developed for centre frame uses. Where the centre frame uses are zoned within the designated centre,
local area planning could be used to designate the frame precincts. Where these areas do not fall
within the boundaries of the designated centres, the QPP‟s mixed use zone could be used to regulate
development in these areas.
Issue: Integration of the Centres Outcomes with the Other Residential and Industrial Strategies
Objective 1: Clearly Define Bulky Goods Retailing
In addition to the centre based intentions outlined above, the following strategies are recommended:

Remove the „Business and Industry‟ zone from the planning scheme. Lands that have not yet been
developed for showrooms within this zone should be conserved for industry use, and zoned
accordingly. This should give consideration to amenity impacts on the showroom developments, but
should not be negatively influenced by these considerations to the detriment of the industrial land. This
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strategy is intended to protect remaining industrial land from encroachment by non-industrial
development;

Build specific design standards into the planning scheme for the large „special use‟ developments
which encourage the larger showroom retailers to locate within the nominated centres, rather than in
other traditional centres in the network or in industrial areas.

Establish levels of assessment for bulky goods retailing in traditional centres and special use centres
to reflect the intention to accommodate small and large showroom retailers. The planning scheme must
now use the showroom definition in the Queensland Planning Provisions, which is “premises used for
the display and sale of goods primarily of a bulky nature and of a similar or related product line where
the use is conducted primarily indoors”. The scheme can regulate the use as desired by using floor
space limits within assessment tables to alter level of assessment.

The Domain Central site has a considerable quantum of retail showrooms and it is not envisaged that
further retail showrooms would be required at this location. Traditional retail uses, other than small
facilities supporting the main retail showroom use (eg takeaway outlets for retail showroom customers)
are not supported at this site.
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13.0 Possible Strategic Framework Content
The following sets out a possible content for the strategic framework component of the planning scheme which
expresses the recommended centres strategy in a manner which conforms to the required QPP structure.
13.1 Settlement Pattern
Strategic Outcomes
A network of defined activity centres provides a key element of Townsville‟s urban structure and accommodates
the majority of future employment and community and commercial activities in the city. Activity centres include
industrial, business and specialist land use centres.
Business activity centres form a hierarchy which is retained and implemented through specific planning scheme
provisions. These centres are the focus of transport and movement systems, provide for a mix of uses and are
supported by a residential land use pattern which will enhance their viability. The boundaries of centres are
defined to accommodate the range and mix of uses appropriate to their function in the hierarchy within a desired
built form and out-of-centre development is discouraged.
Element: Activity Centres
Specific outcomes:
(1)
Business activity centres in Townsville comprise a hierarchy of centres and this forms the basis for
centres development. Centres have been classified as follows:
Principal Centre:
CBD
Major Centres:
Hyde Park, Aitkenvale, Thuringowa Central, North Shore Town Centre and Rocky
Springs Town Centre
District Centres:
Idalia, Deeragun, Rasmussen, Annandale, Greater Ascot
Local Centres:
Vincent, North Ward, Hermit Park, Rising Sun (Mundingburra), The Precinct
(Idalia), Mount View Plaza, Bushland Beach, Greenwood Drive, Rocky Springs,
Cosgrove
Neighbourhood Centres:
Numerous small scale centres throughout local neighbourhoods (depicted through
zoning but not identified on the strategic framework map)
Specialised Centres:
Domain Central, James Cook University precinct, the Townsville Hospital precinct
and the Townsville Airport precinct.
(2)
The overarching role and function of these centres is as follows:
(a)
Principal Centre (PAC)
The Principal Centre functions as the highest order centre for North Queensland, comprising the broadest range
of administrative, civic, commercial, tourism, entertainment facilities in Townsville and for the surrounding region.
The Principal Centre provides the greatest diversity in employment and business opportunities, is a focus for
public transport and offers choice in residential accommodation that contributes to the vitality and viability of the
centre. More particularly, the PAC is the capital for North Queensland and comprises a mix and quantum of
facilities to reflect this role.
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181
(b)
Major Centres
Major Centres in Townsville support the employment and service role of the PAC, offering diversity of choice in
commercial activity and employment opportunities. These centres service and are accessible to sub-regional
retail catchments, offering higher order retail and commercial activities, including entertainment and community
facilities as well as residential accommodation,. They are serviced by public transport networks and activities
may include but not necessarily limited to comparison shopping, commercial offices, higher education, health
care facilities, cinemas and recreational facilities. Light or service industry such as auto servicing and repairs
may be appropriate in frame areas of centres.
(c)
District Centres
District Centres provide a mix of activities and services that cater for the weekly and fortnightly service needs of
surrounding catchment populations. These centres are conveniently located to service catchment populations,
and offer important top-up shopping functions as well as diversity of service and activity needs. Typical activities
include supermarket/s, mix of fast food and takeaway retailing, tavern, service station, branch library, fitness
centre, medical centres and professional services, child care.
(d)
Local Centres
Convenience oriented centres focus on providing for top-up shopping and service needs of surrounding
catchment and employment populations. High levels of convenience and accessibility are required, with typical
uses potentially including supermarket and limited specialty stores, child care centre, medical centre, limited
professional offices and quasi retail. Activities in Local Centres are typically chore-focused, and required to be
undertaken as quickly and efficiently as possible and cater for basic, top-up needs that are required frequently.
(e)
Neighbourhood Centres
Focused on top-up needs of catchments, employees and businesses, Neighbourhood Centres are small scale
facilities that provide a limited array of basic, lower order needs including convenience retail, local offices, child
care, and are not intended to include a full-line supermarket.
(f)
Specialised Centres
Specialised Centres incorporate major nodes of economic or employment activity with a specific and generally
limited function. They include the Domain Central bulky goods centre and Townsville‟s major institutions
hospitals, universities and airports. The activity in these centres is limited to a particular segment and these
centres are intended to support and be supported by other activity centres within the hierarchy.
(3)
All activities centres in Townsville are designed in accordance with the following principles, although
specific centre design would be assessed on a case by case basis:
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
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development strengthens the integration of the centre;
active uses are provided on key pedestrian circulation streets and major frontages;
a predominant built-to-street-frontage form is created;
car parking areas and access ways do not dominate major frontages and pedestrian routes;
a high level of pedestrian and cyclist accessibility and accessibility by public transport is
supported, with pedestrian mobility taking precedence over vehicle mobility;
human scale and pedestrian comfort at street level is created at street level;
design is climate responsive;
a mix of uses and day time/night time activity is created;
design discourages crime and antisocial behaviour and makes users feel safe;
182
(4)
Development of business activities occurs within identified activity centres or as specifically provided for
in industrial zones. Business activities do not locate out-of-centre unless an overwhelming community need is
demonstrated. Where this occurs, preference will be given to that development occurring at the edge of an
existing centre, rather than in a stand alone or more isolated location. However, some limited business activities
may be established within areas included in the mixed use zone. These areas continue to provide convenience
retailing and small scale commercial and community uses together with medium density residential development.
Amalgamation and redevelopment of parcels in these areas is facilitated, with developments promoting a mix of
uses.
Land Use strategies
(1)
Principal Centre – Townsville CBD
(a)
The CBD re-establishes its relationship with Townsville residents and reaffirms its position as
the heart of Townsville by strengthening its retail functions, developing an identifiable and attractive community
heart and major meeting place, increasing variety of cultural and entertainment activities, reflecting the higher
order regional role of the CBD.
(b)
The CBD functions as the capital city of the North and includes:
i. A core retail precinct including a department store;
ii. Enhanced public transport and pedestrian connectivity;
iii. Expanded array of cultural and entertainment facilities and spaces of regional
significance.
(c)
Development in the CBD is intended to include:
i.
Development of additional office stock as well as offices forming part of mixed use
developments.
ii. The attraction and development of high quality, signature developments;
iii. Improvement of linkages between existing facilities, particularly pedestrian
connectivity between the Breakwater and Flinders Street East, a second footbridge
over Ross Creek linking the Museum of Tropical North Queensland and the Maritime
Museum and the introduction of in-centre, visitor-oriented transport to improve links
between the CBD and The Strand;
iv. The facilitation of further retail floor space focussing on:
A. convenience retailing for the CBD‟s workforce, residents and visitors (both from
elsewhere in Townsville and from further afield);
B. leisure/boutique retailing;
C. takeaway outlets, restaurants and cafes; and
D. up-market bulky goods retailing (in the centre frame).
v. Establishment of additional higher education or training facilities;
vi. Development of in-centre, high density residential development; and
vii. Tertiary Improved public transport access, preferably a high frequency/priority
service linked to sub-regional centres;
(d)
Key design elements which contribute to the CBD‟s consolidation as the primary centre
include:
i.
ii.
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Linking and integration of identifiable precincts particularly important peripheral
nodes currently disconnected from the CBD;
Defining precincts based on use mix and urban design outcomes, including a clear
boundary to the CBD;
183
iii. Creating active frontages on key streets, including design guidance for potential bulky
goods retailing;
iv. Protecting view corridors and establishing desirable building heights, noting that this
is the only centre in which high rise development is anticipated;
v. Ensuring high rise development achieves a human scale at street and podium levels;
and
vi. Additional streetscaping;
(e)
No floor space limits are intended to be imposed on the CBD. However Indicative additional
floor space this planning scheme provides for is shown in the table below:
Floor space 2011 GLA
130,000m2
Existing
Approvals
2011 GLA
11,000m2
1.7ha Site, 150 stores
Indicative Additional Floorspace
GLA (2011-36
2011-36
Traditional Retail: 15,000-35,000m2+
Bulky Goods Retail: 14,000m2
Commercial: 50,000-100,000m2+
2011-16
Traditional Retail: 5,000-10,000m2
Bulky Goods Retail: 2,000m2
Commercial: 15,000-30,000m2+
2016-21
Traditional Retail: 5,000-10,000m2
Bulky Goods Retail: 4,000m2
Commercial: 15,000-30,000m2+
2021-36
Traditional Retail: 5,000-25,000m2+
Bulky Goods Retail: 8,000m2
Commercial: 20,000-50,000m2+
(2)
Major Centres
(a)
Hyde Park
The Hyde Park Major Centre operates as an interesting, unique and high amenity centre based around the
Castletown retail core. Diversity of activity within the centre is encouraged, including residential infill and
development of brownfield sites.
A structure plan for Hyde Park promotes:
i.
mixed-use developments on Kings Road (between Woolcock Street and Ingham
Road) with orientation to the lake to the west;
ii. re-development of the caravan park and service industry uses on Kings Road
with residential dwellings (densities of 30-60 dwellings per hectare);
iii. year-round use of the showgrounds site providing cultural and community
events and integration with other centre uses.
Development in Hyde Park is intended to provide for:
i.
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appropriate immunity to flooding and drainage characteristics;
184
ii. Public transport connectivity to the CBD;
iii. Improved connectivity within the Centre, including pedestrian access across
Woolcock St and Kings Rd;
iv. Improved access to the lakes;
v. The bulk of the retail to be located within the Castletown and Hyde Pk Shopping
Centres, although takeaway retail, cafes, restaurants, small scale convenience
retail is anticipated for the Kings Rd mixed-use precinct.
A department store is not intended to be located within this centre. Indicative additional floor space anticipated
in Hyde Park is shown in the table below:
Floor space 2011 GLA
61,380m2
Existing
2011 GLA
-
Approvals Indicative Additional Floorspace
GLA (2011-36)
2011-36
Traditional Retail: 10,000m2
Bulky Goods Retail: 0m2
Commercial: 15,000-25,000m2
2011-16
Traditional Retail: 0m2
Commercial: 2,000m2
2016-21
Traditional Retail: 5,000m2
Commercial: 5,000m2
2021-36
Traditional Retail: 5,000m2
Commercial: 8,000-20,000m2
(b)
Aitkenvale
Aitkenvale continues to develop with a broad range of uses. The retail core of this centre provides a large array
of higher order and comparison retailing, including a department store.
Any new development within the retail core assists in activating Elizabeth Street, integrating the shopping centre
with other parts of the Major Centre and introducing an improved bus interchange.
A mix of supporting commercial and business activities and residential uses will contribute to the diversity of the
centre. Key development outcomes include:
i.
In-centre and edge of centre residential dwellings are developed along Ross River Road
and on Patrick and Alfred Streets. A mix of dwelling forms, with densities ranging from
30-60 dwellings per hectare2.
ii. Links with the CBD, Thuringowa Central, James Cook University and Townsville Hospital
are fostered, through high frequency public transport options. In addition student and
visitor accommodation in Aitkenvale and economic links between Discovery Rise and
Aitkenvale.
iii. The centre‟s role is broadened to incorporate a larger amount of commercial office and
medical premises.
2
Appropriate density to be determined in light of the residential land use study and subsequent local area planning work.
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An additional department store (ie additional to that store already approved) is not intended to be located within
this centre. Indicative additional floor space development of Aitkenvale is shown in the table below:
Floor space 2011 GLA
71,178m2
Existing
2011 GLA
13,651m2
Approvals Indicative Additional Floorspace
GLA (2011-36)
2011-36
Traditional Retail: 25,000m2
Bulky Goods Retail: 7,000m2
Commercial: 20,000-30,000m2
2011-16
Traditional Retail: 20,000m2
Bulky Goods Retail: 2,000m2
Commercial: 5,000-10,000m2
2016-21
Traditional Retail: 0m2
Bulky Goods Retail: 3,000m2
Commercial: 10,000-15,000m2
2021-36
Traditional Retail: 5,000m2
Bulky Goods Retail: 2,000m2
Commercial: 10,000-20,000m2
(c)
Thuringowa Central
The Thuringowa Central Major Centre builds upon its role in providing a broad range of community, civic, cultural
and entertainment uses. Retailing in this centre functions at the sub-regional level, and there is capacity to
continue to expand and diversify the retailing mix in this centre. Future development is intended to enhance the
role of this centre and continue to diversify the range of activities within the centre.
Development in Thuringowa Central is intended to provide for:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
ix.
3
Improving the integration of the centre, particularly the southern side of Hervey Range
Road.
High Range Drive is established as a high amenity main street in the long term,
requiring substantial reorientations of the car-based retail centres on either side of
this street. The links to the Riverway Precinct and Ross River provide a catalyst for
the redevelopment of High Range Drive.
Further higher density residential development in the centre. A range of dwelling
forms, with densities of 30-60 dwellings per hectare3 is encouraged.
Links with the James Cook University and Townsville Hospital are fostered, through
high frequency public transport options, student and visitor accommodation in
Thuringowa Central and economic links between Discovery Rise and Thuringowa
Central.
Additional bulky goods activities located south of Hervey Range Rd.
Consolidation of commercial offices south of Hervey Range Rd and the Willows
Shopping Centre site.
The Riverway precinct develops to broaden its dining and entertainment focus.
Improved access and car parking at the Riverway precinct.
Improved links with Dairy Farmers Stadium.
Appropriate density to be determined in light of the residential land use study and subsequent local area planning work.
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186
x.
Safe, convenient and attractive pedestrian access alternatives across Hervey Range
Rd.
A department store is not intended to be located within this centre unless it is demonstrated that a department
store could not reasonably be located within the CBD.4. Indicative additional floor space development of
Thuringowa Central is shown in the table below:
Floor space 2011 GLA
84,055m2
Existing
2011 GLA
10,940m2
Approvals Indicative Additional Floorspace
GLA (2011-36)
2011-31
Traditional Retail: 10,000-20,000m2
Bulky Goods Retail: 20,000m2
Commercial: 25,000-40,000m2
2011-16
Traditional Retail: 2,000-4,000m2
Bulky Goods Retail: 6,000m2
Commercial: 5,000m2
2016-21
Traditional Retail: 4,000-6,000m2
Bulky Goods Retail: 6,000m2
Commercial: 5,000-10,000m2
2021-36
Traditional Retail: 4,000-10,000m2
Bulky Goods Retail: 8,000m2
Commercial: 10,000-25,000m2
(d)
North Shore Town Centre
The North Shore centre accommodates a broad range of uses in an integrated, main street development and
provides the key community focal point for North Shore and the surrounding suburbs.
The ultimate development of the centre includes the following elements:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
Two full-line supermarkets;
Discount department store;
A significant range of comparison specialty retailers;
Retail showrooms;
District medical services;
Commercial offices;
Tavern and eateries;
Community meeting places and recreational facilities.
Indicative additional floor space is shown in the table below:
4
If Council ultimately adopts the policy position that a department store for the CBD must be secured to support its capital
city status, outcomes for the other activity centres would need to clearly and strongly articulate that a department store will
not be contemplated anywhere else. At present, this possible strategic framework content assumes the policy position will
be to identify the CBD as a preferred location, but nominated Thuringowa Central as the alternative.
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Floor space 2011 GLA
Existing
2011 GLA
5,400m2
Approvals Indicative Additional Floorspace
GLA (2011-36)
2011-36
Traditional Retail: 40,000-50,000m2
Bulky Goods Retail: 15,000m2
Commercial: 9,000m2
2011-16
Traditional Retail: 10,000m2
Bulky Goods Retail: 3,000m2
Commercial: 2,000m2
2016-21
Traditional Retail: 5,000m2
Bulky Goods Retail: 3,000m2
Commercial: 2,000m2
2021-36
Traditional Retail: 20,000-35,000m2
Bulky Goods Retail: 9,000m2
Commercial: 5,000m2
(e)
Rocky Springs Town Centre
A structure plan is prepared to guide development for the Rocky Springs Town Centre. A broad range of uses is
encouraged in an integrated main street oriented centre. Growth of the centre occurs in stages in concert with
the development of the Rocky Springs master-planned community, and uses in the centre promote a high
retention of employment within the community.
The ultimate development of the Town Centre should include the following elements:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
2 full-line supermarkets;
Discount department store;
A significant range of comparison specialty retailers;
Retail showrooms;
District medical services;
Commercial offices;
Tavern and eateries;
Community meeting places and recreational facilities.
Indicative additional floor space is shown in the table below:
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Floor space 2011 GLA
-
Existing
Approvals
2011 GLA
1 Sub-regional centre,
4
neighbourhood
centres
Indicative Additional Floorspace
GLA (2011-36)
Ultimate development of Rocky Springs
Traditional Retail: 30,000-35,000m2
Bulky Goods Retail:10,000m2
Commercial: 5,000m2
2016-21
Traditional Retail: 3,000-5,000m2
Bulky Goods Retail:0m2
Commercial: 1,000m2
2021-36
Traditional Retail: 15,000-30,000m2
Bulky Goods Retail:6,000-10,000m2
Commercial: 4,000m2
(3)
District Centres
(a)
Idalia
The Idalia District Centre services the south-eastern suburbs and has the potential to service Rocky Springs
residents (prior to the development of the Rocky Springs Town Centre), the Stuart industrial area and highway
traffic.
There is considerable land in this centre for further development. The focus of further development is on bulky
goods retailing, highway oriented outlets and service industries, with minor growth in traditional retailing. This is
the preferred location for major bulky goods showroom development within Townsville over the planning horizon
for this planning scheme.
Floor space within this centre is intended to be limited to that set out in the table below:
Floor space 2011 GLA
4,500m2
Existing
2011 GLA
Approvals Additional Floorspace
GLA (2011-36)
2011-36
Traditional Retail: 3,000m2
Bulky Goods Retail: 25,000m2
Commercial: 3,000m2
2011-16
Traditional Retail: 0m2
Bulky Goods Retail: 10,000m2
Commercial: 1,000m2
2016-21
Traditional Retail: 3,000m2
Bulky Goods Retail: 5,000m2
Commercial: 2,000m2
2021-36
Traditional Retail: 3,000m2
Bulky Goods Retail: 10,000m2
Commercial: 0m2
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(b)
Deeragun
Deeragun provides a grocery, specialty retailing, local offices and medical services, community facilities and
highway services function. The focus for the District Centre is on the integration of the centre and the delivery of
non-retail uses including commercial and medical offices, tavern or casual dining operators. Small retail
showrooms such as a small hardware, electronics retailer are accommodated in the longer term.
New development is intended to facilitate improved integration and consolidation of this centre:
i.
The split between the approved Centro Woodlands and the approved Coles-based
centre at Palm Drive/Geaney Lane5 and the approved centre at Innes Drive.
ii. The location of the Caltex service station in between the two shopping centres;
iii. The location of the main retail component of Centro Woodlands west of its site, away
from the Geaney Lane site;
iv. The disconnection of the proposed fast food outlet from the remainder of the Geaney
Lane approved facilities;
v. There is likely to be significant pressures to develop the vacant land between the fast
food outlet and Coles,
Further elongation of the centre is not intended to occur.
Beyond existing and approved retail floor space, no additional floor space is required.
Floor space within this centre is intended to be limited to that set out in the table below:6
Floor space 2011 GLA
4,770m2
Existing
2011 GLA
23,590m2
Approvals Additional Floorspace
GLA (2011-36)
2011-36
Traditional Retail: 5,000m2 (inc current
approval)
Bulky Goods Retail: 3,000m2
Commercial Office: 1,000m2
2009-16
Traditional Retail: 5,000m2 (inc current
approval)
Bulky Goods Retail: 0m2
Commercial Office: 0m2
2016-21
Traditional Retail: 0m2
Bulky Goods Retail: 1,000m2
Currently under appeal in the Planning and Environment Court. These provisions are to be revisited once an outcome from
that appeal is known.
6 If the current appeal is upheld, there would be a renewed opportunity to consolidate uses in Deeragun and limit elongated
development along the southern side of the Bruce Highway. If the appeal is upheld, it is recommended no other
supermarket based proposal be approved, with the Woolworths at Centro Woodlands and the approved centre at Innes
Drive being sufficient for Deeragun, in addition to North Shore Town Centre and Bushland Beach (approved supermarket).
Support services such as a tavern, small scale bulky goods and local commercial uses would complement the core of the
Deeragun District Activity Centre. Assuming the appeal is upheld:
5
As above
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As above
2011-36 (to occur post 2016)
Traditional Retail: 1,000m2
Bulky Goods Retail: 500m2
Commercial Office: 500m2
190
Floor space 2011 GLA
Existing
2011 GLA
Approvals Additional Floorspace
GLA (2011-36)
Commercial Office: 1,000m2
2021-36
Traditional Retail: 0m2
Bulky Goods Retail:2,000m2
Commercial Office: 0m2
(c)
Rasmussen
Rasmussen District Centre expands to incorporate a second supermarket, further specialties and mini-majors.
Further development includes a mix of support services, such as local bulky goods retailers, local commercial
premises and childcare centre in accentuating the district role of this centre.
Floor space within this centre is intended to be limited to that set out in the table below:
Floor space 2011 GLA
Existing
2011 GLA
5,191m2
(d)
Approvals Additional Floorspace
GLA (2011-36)
2011-36 (to occur post 2016)
Traditional Retail: 5,000m2
Bulky Goods Retail: 1,000m2
Commercial Office: 1,000m2
Annandale
Annandale serves as the key centre for Lavarack Barracks and remains predominantly be a retail centre
containing a discount department store, with a range of support services
Floor space within this centre is intended to be limited to that set out in the table below:
Floor space 2011 GLA
6,875m2
Existing
2011 GLA
8,962m2
Approvals Additional Floorspace
GLA (2011-36)
2011-36
Traditional Retail: 10,000m2 (inc current
approval)
Bulky Goods Retail: 1,000m2
Commercial Office: 1,000m2
2011-16
Traditional Retail: 8,000m2 (inc current
approval)
Bulky Goods Retail: 0m2
Commercial Office: 0m2
2021-36
Traditional Retail: 2,000m2
Bulky Goods Retail: 1,000m2
Commercial Office: 1,000m2
(e)
Greater Ascot
Greater Ascot serves as the district centre to the future population of Greater Ascot, initially likely to function as a
Local Centre and development in accordance to population growth.
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Floor space within this centre is intended to be limited to that set out in the table below:
Floor space 2011 GLA
0m2
Existing
2011 GLA
0m2
Approvals Additional Floorspace
GLA (2011-36)
2016-21
Traditional Retail: 2,000m2
2021-36
Traditional Retail: 3,000-8,000m2
Bulky Goods Retail: 3,000m2
Commercial Office: 2,000m2
(4)
Local Centres
A number of Local Centres service localised catchment needs, primarily focused around a full-line supermarket
and complementary and ancillary activities. The role and intended expansion of these centres is detailed in the
table below.
Floor space within each of these centres is intended to be limited to the areas set out in the table below:
Centre
Function
Vincent
Supermarket
based shopping
centre
for
Vincent, Heatley
Garbutt Central
Convenience
retail
for
Garbutt, West
End
North Ward
Convenience
and
cafe/restaurant
precinct
servicing North
Ward
and
visitors to The
Strand
Hermit Park
Supermarket
based shopping
centre
for
Hermit Park
Rising
Sun, Supermarket
Mundingburra
based shopping
centre
for
Mundingburra,
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Floor
space
2011
GLA
5,200m2
Approvals
2011
GLA
Additional
Floor Additional
space GLA (2011 - Centre Activities
2036)
-
As required
Broaden nonTraditional Retail: retail services
<1,000m2
Bulky Goods Retail:
0m2
Commercial
Office:500m2
2,300m2
-
No
further
expansion
anticipated
6,680m2
-
As required
Consolidate
Traditional Retail: cafe/restaurant
1,000-1,500m2
uses.
Bulky Goods Retail:
0m2
Commercial
Office:500m2
3,955m2
-
No
expansion
anticipated
3,120m2
-
Traditional
1,000m2
Retail: Possible
expansion of
supermarket
192
Centre
Function
Floor
space
2011
GLA
Rosslea,
Mysterton
The Precinct/ Convenience
2,810m2
Fairfield Waters centre for Idalia
Medical Centre,
Idalia
Mountainview
Supermarket
2,115m2
Plaza
based shopping
centre
for
Kirwan, Heatley
Bushland Beach Supermarket
1,700m2
based shopping
centre
for
Bushland Beach
Approvals
2011
GLA
Additional
Floor Additional
space GLA (2011 - Centre Activities
2036)
-
No
expansion
anticipated
-
No
expansion
anticipated
Traditional Retail:
3,000m2
Bulky Goods Retail:
0m2
Commercial
Office:500m2
Greenwood
Drive
Supermarket
based shopping
centre
2,500m2
7,630m2
Traditional Retail:
4,000-5,000m2
Bulky Goods Retail:
0m2
Commercial
Office:500-1,000m2
Supermarket,
specialty retail,
localised offices,
childcare
centre, tavern
Mt Low (new)
Supermarket
based shopping
centre
-
-
2021-2036
Traditional Retail:
4,000-5,000m2
Bulky Goods Retail:
0m2
Commercial
Office:500-1,000m2
Supermarket,
specialty retail,
localised offices,
childcare
centre, tavern
As above
Traditional Retail:
4,000-5,000m2
Bulky Goods Retail:
0m2
Commercial
Office:500-1,000m2
Supermarket,
specialty retail,
localised offices,
childcare
centre, tavern
Rocky
(new)
Springs Supermarket
based centre,
supporting and
subservient to
main
Town
Centre
Cosgrove (new)
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August 2011
Dependent on final scale of
Cosgrove
development.
Probable
supermarket
based centre
required.
-
Supermarket,
specialty retail,
localised offices,
childcare
centre, tavern
193
(5)
Specialised Centres7
Specialised Centres recognise the important economic and employment roles of Domain Central, Townsville
Hospital, James Cook University and Townsville Airport.
These centres do not incorporate the breadth and depth of activities of other activity centres, but each have
higher order, regional roles and functions in catering for employment, economic or service activities. Some
complementary activities are considered appropriate in catering to the needs of businesses and workers within
these centres, potentially including but not necessarily limited to:
a) Convenience retail, takeaway food and dining where need can be demonstrated and in
the absence of other centres to cater for this need;
b) Research and technology businesses/park development (other than at Domain Central);
c) Short term accommodation (other than at Domain Central).
These centres do not contain uses, particularly retail or office uses, that would undermine the intended role of
other identified centres in the hierarchy described above.
It is not intended that further retail showrooms are established at Domain Central. In addition, retail uses, other
than small facilities supporting the main retail showroom use (such as takeaway outlets for retail showroom
customers) are not supported at this site
(6)
Mixed use areas
Mixed use zoned land along Ross River Road and Thuringowa Drive are intended to accommodate convenience
retail, commercial and small scale community uses together with medium density residential uses. Provisions
are included in the planning scheme to encourage amalgamation of lots and to achieve a more cohesive built
form outcome.
The specific intent for these areas will need to be expanded following any relevant master planning/local area planning
work currently underway.
7
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Appendices
Appendix A – Defined Uses, Existing Planning Schemes
Townsville City
Use
Home Based Business
Office
Service industry
Shop
Shopping complex
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Definition
Premises primarily used for residential purposes, which are also used by a resident of the
premises to conduct a business.
Premises use wholly or primarily for administration, clerical, technical, professional or other
business activity, including pathology laboratories, where no goods or materials are made,
sold or hired on the premises.
Premises used for the conduct of a business which deals directly with the public, and which is
characterised by:
a) performance of a service such as repairing or servicing (i.e. computers, or cameras,
or manufacture or repair of jewellery, laundry, plan and document printing, and
picture framing);
b) production of a finished product (dressmaking, sign-writing); and
c) repairing or restoring articles (electrical appliances, bicycles, antiques, tools, sewing
machines, jewellery).
Premises comprising a gross lettable floor area of 600m2 or less used for the display and sale
of goods to the public.
Premises, comprising any shop, or group of shops in any one or more buildings, having a
gross lettable area of more than 600m2. A shopping complex may include any of the
following:
a) garden centre;
b) indoor recreation;
c) catering shop;
d) restaurant;
e) medical centre;
Car Parking Rate
n/a
banks, post offices:
spaces/50m2 GFA;
- other: 1 space/30m2 GFA
1 space/100m2 GFA
-
3
1 space/15m2 total use area, plus 1
space/100m2 total storage GFA
1 space/20m2 total use area, plus 1
space/100m2 total storage GFA
195
Use
Showroom
Definition
Car Parking Rate
f) office; and
g) service industry.
Type A: premises used or intended for use as a retail outlet (whether within a building or not) 1 space/40m2 total use area
where the retail floor area is a minimum of 600m2, where the type of retailing generates a
purpose-specific vehicle orientated trip rather than a pedestrian orientated trip, and where the
goods sold or offered for sale are, in the opinion of the Council, within or similar to one or
more of the following categories:
a) floor coverings, wall tiles, soft furnishings or bedding;
b) furniture and decor;
c) non-portable domestic appliances being washing machines, dishwashers, clothes
dryers, refrigerators, hot-water systems, air conditioners and the like;
d) building and construction materials, fixtures and fittings;
e) bbq‟s, camping goods or outdoor recreation goods;
f) motor vehicles, caravans, boats, trailers including spare parts where the use is
predominantly within a building;
g) agricultural and other farm machinery and products including spare parts;
h) swimming pools, spas and saunas.
The term includes any ancillary customer conveniences such as small catering shop, children‟s
play area, offices for administration, sales and staff amenities and the necessarily associated
storage of goods prior to display for sale.
Type B: premises used or intended for use as a single retail outlet (predominantly within a
building) where the retail floor area is a minimum of 600m2, where the premises are standalone or within a group of like premises but not in a shopping centre, and where the goods
sold or offered for sale are, in the opinion of the Council, within or similar to one or more of
the following categories:
a) sporting goods, footwear, toys;
b) electrical goods including audio and video goods, whether bulky or not;
c) auto accessories;
d) gym and fitness equipment;
e) hardware;
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Use
Definition
Car Parking Rate
f) office equipment;
g) computer hardware, software and accessories;
h) other categories of goods, the sale of which, in the Council‟s opinion, will have
impacts similar to the categories set out above, or
where the type of premises is, in the opinion of the Council, similar to, or likely to have similar
impacts to, one or more of the following categories of premises:
(i)
discount variety store (being a shop of more than 600m2 selling a range of
general and variety merchandise at substantially discounted prices);
(ii)
“outlet” or factory seconds store;
(iii)
retail warehouse (as the term is commonly understood).
The term includes any associated sale of spare parts or accessories and the carrying out of
service or repairs to goods offered for sale on the premises. The term excludes the sale of
food (whether fresh, packaged or frozen) other than as a minor (less than 15%) component
of the total retail floor area, and excludes a supermarket and discount department store.
City of Thuringowa
Use
Commercial Development
Home Activity
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Definition
Car Parking Rate
Includes bottleshop, fast food store, local shop, market, medical centre, restaurant, shop and 1 space/40m2 GLA
showroom.
An occupation or profession carried on, in or under a Dwelling House or in a separate building n/a
within the cartilage of the Dwelling House by a resident and the conduct of that occupation or
profession –
a) does not exceed 30m2 of the Dwelling House or separated building within the
cartilage of the Dwelling House; and
b) includes only one Advertising Device on the premises that does not exceed 0.25m2
bearing only the name of the resident and the name of the occupation or profession
of the resident;
c) includes no more than one commercial vehicle to be used in the conduct of the
occupation or profession; and
d) does not include –
197
(i)
(ii)
(iii)
(iv)
(v)
Home Based Business
Local Shop
Service Premises
Shop
Shopping Centre
Showroom
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the refuelling, maintenance or repairing of motor vehicles on the
premises; or
the display of goods and materials on the premises in a manner that
is visible from any other premises or road; or
any occupation or profession that imposes a load on any public utility
which is greater than that required for the use of the premises for a
Dwelling House; or
any occupation or profession that gives rise to any pedestrian or
vehicular traffic greater than that generated by the use of the
premises for a Dwelling House; or
the operation of machinery or any apparatus that causes interference
with the reception of radio or television signals.
An occupation or profession carried on, in or under a Dwelling House or in a separate building
within the cartilage of the Dwelling House that is not a Home Activity.
Premises with GLA that does not exceed 100m2 used for the display and sale of convenience
goods.
Premises used for business administration, banking or the carrying on of clerical, secretarial or
professional services.
Premises used for the retail sale, or display for sale, of goods to the public that is conducted
by one occupier.
Premises used wholly or predominantly for the sale of goods or services to the public in the
form of an integrated development of more than one occupier. It may include the use of one or
more of the following development –
a) Fast Food Store;
b) Medical Centre;
c) Restaurant;
d) Service Premises;
e) Shop; or
f) Showroom.
Premises used for the retail sale, hire or display for sale of bulky goods with a gross floor area
of 200m2 or more.
1 space/employee, in addition to that
required for a Dwelling House.
1 space/15m2 GLA
1 space/40m2 GLA
1 space/15m2 GLA
1 space/20m2 GLA
1 space/40m2 GLA
198
Appendix B – Consultation Notes
Warren Acton (LJ Hooker Townsville)
 1998 Spotlight was in the mall but moved elsewhere, but never intended to leave would like to be in a mall if it worked e.g. Parramatta, Penrith
 Council should investigate heads of key retailers to see what they can do with the mall to bring them back there
 Without increased population base within CBD
 Is likely to only bring back only a small proportion of shoppers back to the CBD who go elsewhere
 E.g. Kathmandu is located at Domain Central but didn‟t really want to go there and wanted a store in the mall, however, left due to impending views of the mall. Therefore, Domain was the only
option for them
 Commercial uses unlikely to force businesses back into town as some of them need to be located out of town due to the customers they service e.g. accountants, financial planners etc
 There is a good opportunity for the CBD to create a great thing in terms of retail
 David Jones used to be in the mall however, where bought out.
 There is not a lot of tenancies left in the CBD
 Could provide a road through the CBD that offers short term parking (20 – 30 minutes)
 Western end of the mall has less traders
 Difficulties in suburbs offering a real alternative to a CBD
 Need to provide residents a reason to spend a day in the CBD rather than the suburb centres
 Need key anchor tenants such as Myer or bring David Jones back once mall has opened up
 Traders know what they need and where they want to be so you need to give them a reason to locate to the CBD possibly through leasing rates incentives
 Could provide a quality department store to provide an anchor for the CBD
 Council stuffed the CBD up
 Locals compelled to go elsewhere than the CBD
 Open mall out for traffic and market should sort itself out
 Can bring people to town, however have to proactive in doing so and “sell” the town e.g. Pillowtalk
 Office space is generally good
 From a retail perspective there is no reliable historic data of rents achieved
 Rents will come under fire in the CBD in trying to bring tenants back but no reason they couldn‟t get up to $450/m2 to $500/m2 for shop fronts of about 100m2 to 200m2
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Chris Mountford (Property Council of Australia)
General issues/concerns regarding Townsville‟s centres with particular regards to commercial and retail





There is a difficult balance between providing a planning structure and developer certainty and allowing commercial and retail development to respond to growth patterns. Townsville
has experienced strong population and economic growth in recent years and planning policies can soon be outdated. The best forecasts will always come undone due to unforeseen
events and circumstances. The development community needs the guidance of retail and commercial hierarchies based on forecasts however too little flexibility in the application of the
hierarchy leads to opportunities lost and a suboptimal retail and commercial outcomes.
There is also a difficult balance in ensuring the maximum amount of competition and consumer choice in the market (ensuring enough new retail to meet demand) and restricting retail
growth to a level that ensures existing centres can remain viable and generate enough returns for ongoing revitalisation. Again, with unforeseen future levels of population and
expenditure growth some flexibility is ideal in the application of this planning oversight.
From a Council / community perspective for any given development type (say office space) there will be a first best, second best, third best and so on option. It can often be the case
that the first best option (from the Council / community perspective) is not viable / obtainable (i.e. no developer is prepared to pursue it). In these cases, the second or third best
option is better than no development at all. Policy needs to recognise when it is pursuing a first best unachievable option and recognise that compromising with the second best
achievable option is a better public outcome overall.
Parking is always raised as a major issue for new retail and commercial centres, particularly in the CBD. Just as any public survey will always find that taxes and rates are too high, any
public survey will find that parking is inadequate (there are many surveys from across Australia demonstrating this). Parking requirements can stifle new developments. If the
development is high enough quality, consumers and workers will find solutions to parking and access. Furthermore developers are not going to risk an under-performing centre due to
inadequate parking provision.
Sufficient opportunities for large format retail need to be allowed for. Consumers have demonstrated an increased preference for this style of retailing.
Positive attributes of Townsville CBD
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Despite being run-down and under-utilised the Townsville CBD is still the natural centre for the city, region and visitors. It provides the only significant high density and heritage
precinct in Townsville and is the only centre that combines significant levels of tourism, retail, commercial, residential, entertainment and recreational attributes.
No other area of Townsville can offer the mix of office workers, business visitors, tourists and concentrated residents that the CBD can for retail.
Given appropriate development conditions the CBD will always be the natural location for many commercial offices as it offers the top-of-mind location, highest prestige and
accessibility to other commercial offices.
The Flinders Street Redevelopment should greatly change the presentation and atmosphere of the central CBD.
Chris Mountford (Property Council of Australia)
Main concerns/issues regarding Townsville CBD
 Security problems and perceptions
 Lack of critical mass of retail
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Parking perceptions – good parking exists on the periphery but the public is in many cases opposed to the short bus trip or walk (in the vicinity of a kilometre) to the CBD proper.
Inconsistent public amenity. Modern CBDs generally need to be equally places of recreation and entertainment as well as commerce and retail in order to attract large numbers of
people. A greater number of shoppers are typically required per $ of retail spend in a CBD as shoppers are not as focussed on making a purchase as they are in suburban shopping
centres.
 Strict development guidelines restricting the viability of commercial development.
 The CBD area needs to better integrate / connect with the Strand / North Ward area as one attractive precinct. At present it is disjointed with the Strand and Palmer Street seen as
relatively enjoyable areas whilst the CBD proper is more functional.
Other matters to be aware of
 Queensland Government population projections have historically been major underestimates of actual growth achieved in Townsville. This has led to under-investment in infrastructure,
including retail, with planning guidance based on the projections. Current estimates appear better however a Centres Hierarchy needs to be address the potential for significantly
differing population growth outcomes to those projected.
 Developer pressures are as important as planning policies in determining growth areas. A Centres Hierarchy must be able to address likely development patterns as well as respond to
changing patterns.
 The majority of population growth in Townsville over the next 10-20 years can be expected along the Northwest growth front (Condon to Bushland Beach), the greater CBD (through
high density developments) and the Fairfield Waters to Rocky Springs areas. Retail growth areas should reflect these growth areas.
 It is beyond the scope of the study in hand but new infrastructure charges have the potential to greatly restrict retail and commercial development. A major issue with the new charges
is that there is very little incentive for the infrastructure providers to seek cost efficiencies in infrastructure provision when they are able to pass the costs on to developers.
Gary McConaghy and Jim McConaghy (McConaghy Properties) Castletown
Townsville CBD
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CBD used to have carparking till the put units on the main carpark
Need to make carparking easy and convenient
There is a lack of carparking in the CBD so therefore becomes inconvenient to shop there
In terms of Flinders Mall, there is a lack of anchors, no DDS, supermarket, just lots of specialties
In the past CBD has focused on retail only and neglected other sectors
Key is for the CBD to comprise of mixed- use developments – office, residential
CBD has to have a reason to draw people past existing major centres, Willows, Stockland and Castletown and it presently doesn‟t do that
Alternatively provide a CBD based around of the existing centres
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CBD needs to encourage slow and sustainable development
CBD lacks heart
The role and function of the CBD relies on a number of other factors
A strong CBD would be good for Townsville to function as a real regional centre
Infrastructure issues that need to be addressed such as carparking, public transport etc.
Have to be careful that there is a potential “flipping” of the CBD towards Willows given the extent of their development plans
Use to work as a meeting place but don‟t think it does now
Need to promote the CBD as a meeting place linking back to giving people a reason to meet there and actually use the CBD to do their shopping
Over the next 7 years
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As centres reach capacity Townsville will be saturated
Development is likely to continue to concentrate on Willows, Castletown and Stockland
Existing centres diluting retail network given development plans occurring concurrently
Domain Central is poorly developed/managed
Have provide a precedence allowing approvals of convenience type tenancies through splitting of shops increasing its role and functionality as being a bulky goods centre
Future growth for Domain Central should be bulky goods
Needs a high density strategy in the CBD (5 to 7 years) to build a population base
Is retail the right fit for the CBD? Sure, as long as it forms part of a wider mixed use development
Needs to promote ease and convenience
Needs to provide carparking that is comfortable, accessible, easy and convenient particularly given centres have undercover parking and easy connectivity with getting inside the centre where is
air conditioned
Need to take the heat into account – do people really want to wonder around the CBD in the heat when they can go to an air conditioned centre do what they need to do
Castletown
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Functions as a supporting role to the CBD and therefore reliant on CBD to get it right
Long term planning for connectivity with the CBD
Medium density zoning around Castletown, and there have been some units approved
In the process of developing a transit centre as part of the centre which is due to be completed October 2010 – capable of holding 3 Brisbane sized buses, current bus stop holds a single sun
bus
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Developing a bikeway to connect with the centre also
Idea of transit centre is to increase connectivity with the CBD
Road network works well for Castletown
Surrounded by medium density zoning opportunities
In the middle of extension which includes Big W and 35 shops due to open October 2010
Other concerns/issues/ideas
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Governmental department gap – could this be the role of Townsville?? Governmental departments are generally supporting facilities
Infrastructure defunct CBD in particular CBD
Lack of major roads into the CBD
Need to create that environment so that people want to develop in the CBD rather than looking towards other centres
Need to create sustainable development within the CBD
Centres essentially share the same Catchment Area
Distance between centres relatively proximate e.g. approx. 4.5km between Willows and Stockland, 6km between Stockalnd and Willows, and 10 km between Willows and Stockland
Public transport needs to better sorted
Potential of showgrounds for development
Centres received approvals at the same time and became a bit of a race, therefore saturating the market all at once
Consideration of safety and security particularly around nightclubs in the CBD, do families really want to take their children there when they feel safer in the shopping centre
Nicole Hickling (Dexus Property Group), Tyronne Dodds (Dexus Property Group), Ian Shimmin (Urbis), Ben Slack (Urbis) Willows Shopping Centre
 Preliminary approval envisages a 20 year timeframe for the overall masterplan
 Centre intended for a town centre precinct under former Thuringowa Council
 Intention to create a Town Centre for the western extent of Townsville community
 Extensions completed in October 2009 to include BIG W, JB Hi-Fi, Best and Less and 45 additional shops
 Centre also incorporates a bus interchange
 Southern extent of Catchment Area is east towards Rocky Springs due to the opening of the Ring Road
 Overall Catchment Area for Willows is shared with Stockland and Castletown
 Minimal interrelationships between surrounding land uses at present
 Acknowledge that there is an opportunity to increase connectivity with surrounding land uses
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 Envisage Willows as a major centre but not to perturb the role and functionality of Townsville CBD
 Provides some connectivity with Dairy Farmers Stadium given shuttle services which operate between the centre and the stadium on game day
Michael Agapiou and Col Harkness (Lancini Group) Fairfield Central
 There is consideration to expand Fairfield Central to incorporate further specialty shops and perhaps a Discount Department Store, however the timing of expansion is expected to be undertaken
in line with customer demand.
 It was highlighted that there was considerable land to accommodate expansion, both of Fairfield Central and surrounding frame uses.
 They considered that there was considerable planning support over a long period of time for their current operations and future planning for the site.
 It was considered that Rocky Springs would not impede the growth of Fairfield Central and would provide an opportunity to tap into the growing population of Rocky Springs.
 Urban Economics was provided with documents that detailed the growth in retail expenditure in the catchment and implications for growth in floorspace at Fairfield Central.
 There are currently no vacancies at Fairfield Central
 Do not have any issues or concerns to report with regards to Fairfield Central.
John Fulter (Housing Industry of Australia)
 Contacted but advised that they did not have anything to provide
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Appendix C – Constraints Mapping
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Appendix D: – Definitions and Levels of Assessment
The suite of definitions provided in the QPP is applicable in translating this centres strategy into the new planning scheme. It is not mandatory that all definitions included in the QPP be
included in a planning scheme; however, where a use definition is included, it must be included using the wording provided by the QPP. If appropriate, the effect of a definition can be „varied‟
in terms of the associated level of assessment applied to it: certain thresholds or characteristics could be identified within the tables of assessment „if‟ column to distinguish the
circumstances in which a use (or other development) may trigger self, code or impact assessment. For example, the level of assessment for a showroom or other commercial use can be
altered based on floor space limits for certain centre zones.
QPP definitions of direct relevance to centres are outlined below together with suggested levels of assessment are indicated below based on a reasonably “risk tolerant” position by Council
and based on the underlying position that the scheme should free up processes to establish appropriate activities within centres (and recognising the multi functional role of most centres).
These suggestions will require rationalisation during the scheme drafting phase in order to achieve consistency across the various scheme components.
A general position is that centre-related and compatible activities would be ascribed the lowest practical level of assessment, particularly where no or minor building work is required (Council
may separately exempt minor building work from regulation). In addition, changes of use within existing buildings should not be caught by car parking or built form requirements.
By contrast, “out of centre” centre activities should attract a high level of discouragement and scrutiny through the assessment level ascribed.
QPP DEFINITION IN FULL
Use
Definition
Excludes (examples)
Recommended
Assessment Level
adult store
shop
All centres:
Includes
(examples)
Premises used as a shop where the sex shop
primary purpose is for the display or sale
of sexually explicit material and materials
and devices associated with or used in a
sexual practice or activity.
The term does not include the business
of a newsagent, registered pharmacist,
video hire or a shop where the primary
use is concerned with the display, sale or
hire of printed or recorded matter (not of
a sexually explicit nature), the sale of
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Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc)
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QPP DEFINITION IN FULL
Use
Definition
agricultural
supplies store
Includes
(examples)
underwear or lingerie or the sale or
display of an article or thing primarily
concerned with or used in association
with a medically recognised purpose.
Premises used for the sale of agricultural
products and supplies including
agricultural chemicals and fertilisers,
seeds, bulk veterinary supplies, farm
clothing, saddlery, animal feed and
irrigation materials.
Excludes (examples)
Recommended
Assessment Level
bulk
landscape Specialised Centre (Domain Central ):
supplies,
garden
centre, outdoor sales Code assessable
wholesale nursery
Other centres:
Impact assessable (as unlikely to be of a compatible built form)
bulk landscape Premises used for bulk storage and sale
supplies
of landscaping and gardening supplies
including soil, gravel, potting mix and
mulch, where the majority of materials
sold from the premises are not in prepackaged form.
garden centre, outdoor Specialised Centre (Domain Central):
sales,
wholesale
nursery
Code assessable
Other centres:
Impact assessable (as unlikely to be of a compatible built form)
car park
caretaker‟s
accommodation
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Premises used for parking vehicles parking station
where the parking is not ancillary to
another use.
A single dwelling provided for a caretaker
of a non residential use on the same
premises.
All centres:
Impact assessable (bearing in mind this is for a privately built/run and
stand alone car park, this may be something Council wants to discourage to
discourage car dependence)
dwelling house
All centres:
Exempt if not involving increase in GFA (not likely to be of a scale or form
that creates an impact within centres)
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QPP DEFINITION IN FULL
Use
Definition
Includes
(examples)
Excludes (examples)
Recommended
Assessment Level
Otherwise self or possibly code assessable (depending on “self
assessability” of specific requirements)
child
centre
care Premises used for minding or care but crèche,
early educational
not residence of children.
childhood
centre, establishment, family
kindergarten
day care centre, home
based child care
club
Premises used by persons associated for club house, guide and hotel, nightclub, place
social, literary, political, sporting, athletic scout clubs, surf of worship, theatre
or other similar purposes and may lifesaving club
include limited provision of food and
drink for consumption on site.
community care Premises used to provide social support disability
support childcare centre, family
centre
where no accommodation is provided. services, drop in day care, health care
Medical care may be provided but is centre, respite centre services,
residential
ancillary to the primary use.
care facility
community
residence
community use
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Any dwelling used for accommodation for hospice
a maximum of six persons who require
assistance or support with daily living
needs, share communal spaces and who
may be unrelated.
All centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc) However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
dwelling house, dwelling Exempt (as required by SPA)
unit, hostel, residential
care facility, short-term
accommodation
The use may include a resident support
worker engaged or employed in the
management of the residence.
Premises used for providing artistic, art gallery, community cinema, club, hotel, All centres:
social or cultural facilities and services to hall, library, museum nightclub, place of
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QPP DEFINITION IN FULL
Use
Definition
Includes
(examples)
the public.
Excludes (examples)
worship
Recommended
Assessment Level
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc).However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
educational
establishment
Premises used for training and primary
school,
instruction designed to impart knowledge secondary
school,
and develop skills.
college, university,
technical institute
The use may include after school care for
students.
emergency
Premises used by government bodies or state
emergency
services
community organisations to provide service
facility,
essential emergency services, disaster ambulance station,
management services and including rural fire brigade,
management support facilities for the auxiliary fire and
protection of persons, property and the rescue station, urban
environment.
fire and rescue
station, emergency
management support
facility
food and drink Premises used for preparation and sale bistro, café, coffee
outlet
of food and drink to the public for shop, drive-through
consumption on or off the site.
facility, kiosk, meals
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childcare centre, family All centres:
day care
Code assessable – subject to appropriate built form and operational
considerations
community
use, All centres:
hospital,
residential
care facility
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc).However,
if amenity building and car parking performance requirements can be
bar, club, hotel, shop, adequately prescribed, self assessment could also be workable.
theatre
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QPP DEFINITION IN FULL
Use
Definition
Recommended
Assessment Level
function facility
Neighbourhood centres:
Includes
Excludes (examples)
(examples)
on wheels, milk bar,
restaurant, snack bar,
take-away, tea room
Premises used for conducting receptions conference centre, community use
or functions and may include the reception centre
provision of food and liquor for
consumption on site.
Impact assessable (as may be incompatible with amenity expectations)
All other centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc). However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
garden centre
Premises used primarily for the sale of retail plant nursery
plants and includes gardening and
landscape products and supplies where
these are sold mainly in pre-packaged
form.
The use may include a café.
hardware and Premises used for the sale, display or
trade supplies
hire of hardware and trade supplies
including household fixtures, timber,
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bulk
supplies,
nursery
landscape Specialised Centre (Domain Central) and District Centre (Idalia only):
wholesale
Code assessable
Other centres:
Impact assessable (as unlikely to be of a compatible built form)
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QPP DEFINITION IN FULL
Use
Definition
health
services
tools, paint, wallpaper, plumbing supplies
and the like.
care Premises for medical, paramedical,
alternative therapies and general health
care and treatment of persons that
involves no overnight accommodation.
Includes
(examples)
Excludes (examples)
Recommended
Assessment Level
dental clinics, medical community care centre, All centres:
centres,
natural hospital
medicine practices,
Exempt or self assessable where within an existing building (if desired, self
nursing
services,
assessable requirements might relate to noise/amenity aspects or hours of
physiotherapy clinic
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc).However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
home based A dwelling house used for an activity, bed and breakfast, hobby
business
occupation or business, where family day care, farm
subordinate to the residential use and is stay, home office
compatible with residential amenity
outcomes.
hospital
Premises used for medical or surgical
care or treatment of patients whether or
not residing on the premises.
The use may include accommodation for
employees and ancillary activities directly
serving the needs of patients and
visitors.
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All centres:
Exempt or self assessable up to appropriate thresholds.
health care services, Neighbourhood and local centres:
residential care facility
Impact assessable (as may be incompatible with functional and amenity
expectations)
All other centres:
Code assessable – subject to appropriate built form and operational
considerations
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QPP DEFINITION IN FULL
Use
Definition
hostel
Includes
(examples)
Premises used to accommodate more boarding
than one household where residents monastery
share communal spaces and where
staffed supervised care may be provided.
Excludes (examples)
house, hospice
Recommended
Assessment Level
Neighbourhood centres and Specialised Centre (Domain Central):
Impact assessable (as may be incompatible with amenity expectations)
All other centres:
hotel
The use may include accommodation for
staff or carers.
Premises used to sell liquor for hotel, pub, tavern
consumption on or off site.
The use may include short-term
accommodation,
dining
and
entertainment activities and gaming and
amusement machines.
indoor sport Premises used for leisure, sport or amusement parlour,
and recreation recreation conducted wholly or mainly bowling
alley,
indoors.
gymnasium, squash
courts
major sport, Premises with large scale built facilities convention
and
recreation and designed to cater for large scale events exhibition
centres,
entertainment
including major sporting, recreation, entertainment
facility
conference and entertainment events.
centres,
sports
stadiums,
horse
racing, motor racing
market
Premises used for the sale of goods to flea market, farmers
the public on a regular basis, where market, car boot
goods are primarily sold from temporary sales
structures such as stalls, booths or
trestle tables.
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nightclub
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
cinema,
nightclub, theatre
Code assessable (subject to built form/parking requirements etc).However,
if amenity building and car parking performance requirements can be
hotel, adequately prescribed, self assessment could also be workable.
indoor sport and All centres:
recreation,
local
sporting field, motor Impact assessable (as may be incompatible with functional and amenity
sport activity, park, expectations)
outdoor sport and
recreation
shop
All centres:
Exempt or self assessable up to appropriate thresholds of permanence.
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QPP DEFINITION IN FULL
Use
Definition
multiple
dwelling
Includes
(examples)
Excludes (examples)
Recommended
Assessment Level
The use may include entertainment
provided for the enjoyment of customers.
A residential use of premises which apartments,
flats, dual occupancy, duplex, All centres (other than Domain Central):
contains three or more dwellings.
units, townhouses
granny flat, residential
care facility, retirement Exempt or self assessable where within an existing building (if desired, self
facility
assessable requirements might relate to density or development and
amenity aspects).
Otherwise
Code assessable. However, if amenity, building and car parking
performance requirements can be adequately prescribed, self assessment
could also be workable.
nightclub
Premises used to provide entertainment,
operating predominately during the night
hours, and includes cabaret, dancing and
music.
club, hotel, tavern, pub, Neighbourhood centres:
indoor sport and
recreation
Impact assessable (as may be incompatible with amenity expectations)
All other centres:
The use includes the sale of liquor and
food for consumption on site.
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc). However,
if amenity building and car parking performance requirements can be
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QPP DEFINITION IN FULL
Use
Definition
Includes
(examples)
Excludes (examples)
Recommended
Assessment Level
adequately prescribed, self assessment could also be workable.
office
Premises used for an administrative, bank,
secretarial or management service or the agent
practice of a profession, where no goods
or materials are made, sold or hired and
where the principal activity provides for
the following:
 business or professional advice;
 service of goods that are not
physically on the premises;
 office based administrative functions
of an organisation.
real
estate
Specialised centres (JCU, Hospital and Airport):
Code assessable (subject to GFA, form/parking requirements etc) up to
office floor space of 2,000m2 GFA for the total centre.
All other centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Code assessable (subject to GFA, form/parking requirements etc) up to
floor space allocations identified in the strategy document. However, if GFA,
amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
Otherwise
Impact assessable
outdoor sales
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Premises used for the display, sale, hire agricultural machinery bulk
landscape Specialised Centre (Domain Central) and District Centre (Idalia):
or lease of products where the use is sales yard, motor supplies, market
conducted wholly or predominantly vehicles sales yard
Code assessable
outdoors and may include construction,
industrial or farm plant and equipment,
Other centres:
vehicles, boats and caravans.
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QPP DEFINITION IN FULL
Use
Definition
place
worship
Includes
(examples)
Excludes (examples)
of Premises used by an organised group church,
chapel, community use
for worship and religious activities and to mosque, synagogue,
which the public are generally invited.
temple
The use may include ancillary facilities for
social and educational activities.
Recommended
Assessment Level
Impact assessable (as unlikely to be of a compatible built form)
All centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc).However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
research and Premises used for innovative and
technology
emerging
technological
industries
industry
involved
in
research
design,
manufacture,
assembly,
testing,
maintenance and storage of machinery,
equipment and components.
aeronautical
engineering,
computer component
manufacturing,
medical laboratories
Specialised Centre (JCU, Hospital and Airport):
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
The use may include emerging industries
such as energy, aerospace, and
biotechnology.
Code assessable (subject to built form/parking requirements etc).
Other centres:
Code assessable
residential care A residential use of premises for children‟s
home, community residence, All centres (other than Domain Central, JCU and Airport):
facility
supervised accommodation where the convalescent home, dwelling house, dual
use includes medical and other support nursing home
occupancy, hospital, Exempt or self assessable where within an existing building (if desired, self
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QPP DEFINITION IN FULL
Use
Definition
retirement
facility
Includes
(examples)
facilities for residents who cannot live
independently and require regular
nursing or personal care.
A residential use of premises for an retirement village
integrated community and specifically
built and designed for older people.
Excludes (examples)
multiple
dwelling, assessable requirements might relate to density or development and
retirement facility
amenity aspects).
residential care facility
sales office
service industry
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Otherwise
Code assessable. However, if amenity, building and car parking
performance requirements can be adequately prescribed, self assessment
could also be workable.
The use includes independent living units
and may include serviced units where
residents require some support with
health care and daily living needs.
The use may also include communal
facilities and accommodation for staff.
The temporary use of premises for
displaying a land parcel or buildings that
can be built, is for sale or can be won as
a prize.
Premises used for industrial activities
that have no external air, noise or odour
emissions from the site and can be
suitably located with other non-industrial
uses.
Recommended
Assessment Level
display dwelling
bank, office
Exempt
audio
visual
equipment repair, film
processing
bicycle
repairs, clock and
watch
repairs,
computer repairs, dry
cleaning,
hand
engraving, jewellery
making, laundromat,
locksmith,
picture
framing, shoe repairs,
small
engine
mechanical
repair
workshop,
cabinet
making, shop fitting,
sign writing, tyre depot
All centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to size, noise/amenity aspects or
hours of operation).
Otherwise
Code assessable (subject to GFA, form/parking requirements etc). However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
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QPP DEFINITION IN FULL
Use
Definition
service station
shop
shopping
centre
Includes
(examples)
tailor
Excludes (examples)
Premises used for the sale of fuel
including petrol, liquid petroleum,
automotive distillate and alternative
fuels.
The use may include hand washing of
vehicles and hire of trailers or utes.
Premises used for the display, sale or
hire of goods or the provision of
personal services or betting to the
public.
Premises comprising two or more
individual tenancies that is comprised
primarily of shops and which function as
an integrated complex.
Recommended
Assessment Level
All centres:
Code assessable
hairdresser, liquor adult shop, food and
store,
department drink outlet, showroom,
store,
discount market
department
store,
discount
variety
stores,
betting
agencies,
supermarket
Specialised centres:
Code assessable (subject to GFA, form/parking requirements etc) where
total shop floorspace across centre is less than 500m2 GFA.
Otherwise
Impact assessable
All other centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Code assessable (subject to GFA, form/parking requirements etc) – up to
floor space allocations identified in the strategy document. However, if
amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
Otherwise
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QPP DEFINITION IN FULL
Use
Definition
Includes
(examples)
Excludes (examples)
Recommended
Assessment Level
Impact assessable
short-term
accommodation
Premises used to provide short-term motel, backpackers
accommodation for the general public
which may be self-contained.
The use may include a manager‟s
residence and office and the provision of
recreation facilities for the exclusive use
of residents.
hostel
All centres (other than Domain Central):
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to density or development and
amenity aspects).
Otherwise
Code assessable. However, if amenity, building and car parking
performance requirements can be adequately prescribed, self assessment
could also be workable.
showroom
Premises used primarily for the sale of
goods of a related product line that are
of a size, shape or weight that requires:
(a)
a large area for handling,
display or storage; and
(b)
direct vehicle access to the
building by members of the public for
loading and unloading items purchased
or hired
food and drink outlet Specialised centres:
shop, outdoor sales
Domain Central:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Code assessable (subject to GFA, form/parking requirements etc) – up to
floor space allocations identified in the strategy document. However, if
amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
Other Specialised Centres:
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QPP DEFINITION IN FULL
Use
Definition
Includes
(examples)
Excludes (examples)
Recommended
Assessment Level
Code assessable (subject to GFA, form/parking requirements etc) where
ancillary to an industry or warehouse use on the same site or if showroom
is for predominantly trade services.
All other centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Code assessable (subject to GFA, form/parking requirements etc) – up to
floor space allocations identified in the strategy document. However, if
amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
Otherwise
Impact assessable
theatre
Premises used for providing film, live cinema, movie house, community hall, hotel, Neighbourhood centres:
entertainment, music or information to concert hall, dance indoor sport and
the public and may include provision of hall
recreation facility
Impact assessable (as may be incompatible with amenity expectations)
food and liquor for consumption on the
site.
All other centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
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QPP DEFINITION IN FULL
Use
Definition
Includes
(examples)
Excludes (examples)
Recommended
Assessment Level
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc). However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
veterinary
services
Premises used for veterinary care,
surgery and treatment of animals that
may include provision for the short-term
accommodation of the animals on the
premises.
All centres:
Exempt or self assessable where within an existing building (if desired, self
assessable requirements might relate to noise/amenity aspects or hours of
operation).
Otherwise
Code assessable (subject to built form/parking requirements etc). However,
if amenity building and car parking performance requirements can be
adequately prescribed, self assessment could also be workable.
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