Townsville Port Urban Waterfront Master Plan

TOWNSVILLE PORT
U R B A N
W A T E R F R O N T
M A S T E R
P L A N
CONTENTS
1INTRODUCTION
2CONTEXT
REASONSFORMASTERPLAN
STUDYPROCESS
STAGESANDOUTCOMES
7
8
10
PORTCONTEXT
CITYCONTEXT
SURROUNDINGPRECINCTS
ROADNETWORK
WATERTRANSIT
OPENSPACENETWORK
12
13
14
16
17
18
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CONTENTS
3THESITES
4MASTERPLANVISION
ROSSCREEKEASTPRECINCT
ROSSCREEKWESTPRECINCT
UPPERROSSCREEKPRECINCT
BREAKWATERMARINAPRECINCT
ROSSRIVERPRECINCT
BERTH10PRECINCT
SUMMARYCONSTRAINTS
OPPORTUNITIES
C R EAT I N G
5IMPLEMENTATION
N E W
U R BA N
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24
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28
30
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33
WAT ER FRON T
URBANWATERFRONTVISION
KEYURBANDESIGNPRINCIPLES
ROSSCREEKEASTPRECINCT
ROSSCREEKWESTPRECINCT
WHARF10&GATEWAYPARK
ROSSRIVERPRECINCT

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INTRODUCTION
THEMARKET
THEPROPERTIES
RECOMMENDEDTIMINGFOR
DISPOSALOFLAND
FORMOFDISPOSAL
MARKETINGCAMPAIGN
WHARF10ANDGATEWAYPARK
ROSSRIVERPRECINCT
DEVELOPMENTTIMING
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1 INTRODUCTION
PORTOFTOWNSVILLE
URBANWATERFRONTMASTERPLAN
1
INTRODUCTION
2
3
4
5
CONTEXT
THESITES
MASTERPLANVISION
IMPLEMENTATION
~ REASONSFORTHEMASTER
PLAN
~ STUDYPROCESS
~ STAGESANDOUTCOMES
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
1 INTRODUCTION
Located on the east coast of Australia approximately 1,300
kilometres north of Brisbane, Townsville is a vibrant tropical
city steeped in a strong maritime history, enjoying an
enviable lifestyle and situated in close proximity to some of
the worlds most admired natural assets.
On his first voyage to Australia in 1770 James Cook visited
the Townsville region, and though he did not land, Cook
named Cape Cleveland, Cleveland Bay, and Magnetic(al)
Island. Pastoral settlement and foresight for the creation of
a port at the mouth of Ross Creek occurred in 1864, after a
mission led by John Melton Black and Robert Towns. Ross
Creek was originally one of the tributaries of Ross River and
the Townsville catchment area flowing north east through
the town centre to Cleveland Bay.
Cleveland Bay was declared a Port of Entry in 1865, and was the
catalyst for the continued growth of the region. Townsville,
named after Robert Towns, was ocially proclaimed a city
in 1902 with a population of around 15,000 people. Port
wharves operated in the upper reaches of Ross Creek,
and over time extended seaward to accommodate larger
vessels. The parallel growth of the Port and City resulted in
the creation of two distinct precincts on either side of the
creek. Port operations and industrial activities expanded to
the east, with commercial activities and the Central Business
District developing on the west of the creek.
Today, with a population exceeding 175,000, Townsville is
the largest tropical city in Australia. It is the third largest city
in Queensland and is commonly referred to as the capital
of North Queensland. The Port of Townsville has grown to
become one of the most diverse seaports in the country,
handling approximately 10 million tonnes of trade each year
and providing a world-class gateway for trade for Northern
Australia.
The history of shipping activity in Ross Creek and Ross River
and the role of the Port in the foundation of the City are an
inextricable part of Townsvilles urban fabric.
Continued growth and development of the Port and the City
have generated an opportunity to redevelop approximately
twenty two hectares of land located in Ross Creek and Ross
River and the creation of approximately four kilometres of
public promenade which will re-engage the community with
Townsvilles urban waterfront.
This Townsville Port Urban Waterfront Master Plan is a
vision for transforming waterfront lands located in interface
areas between the City and Port from industrial work sites
into vibrant, accessible and appealing destinations for the
community that celebrate the strong historical maritime
values of the area and integrate with the Citys adjoining
community, tourism, retail and entertainment precincts.
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1 INTRODUCTION
REASONS FOR THE MASTER PLAN
Current expansion activities in the Port and development
projects in the City have provided a catalyst for a review of
lands on the periphery of what is recognised as the Port
proper. The lands, which have historically been inaccessible
to the public due to their role as industrial and commercial
working sites, have significant potential for redevelopment
that will reconnect and reengage the community with the
waterfront and integrate with the surrounding City and Port
precincts.
This Master Plan provides a clear vision and direction for
the transformation of these areas to inform future decisionmaking and development. The key intended outcomes from
any proposed redevelopment of these areas are to:
create vibrant and accessible precincts that will engage
and connect the public with the waterfront;
encourage integration and synergies between city-port
precincts and surrounding precincts;
ensure that the development of city-port interface areas
meets community needs whilst ensuring that the future
development and operation of the Port of Townsville is
not compromised; and
achieve appropriate commercial returns on port lands
that are no longer required for industrial port activities.
The lands examined in this Master Plan are key waterfront
sites and include areas in:
Ross River;
Ross Creek East;
Ross Creek West;
Upper Ross Creek; and
Breakwater Marina.
These areas are landmark waterfront sites located in
the city-port interface, oering a unique opportunity
for development and the extension, enhancement and
connectivity of Townsvilles public domain network
(particularly in relation to the Ross Creek and Ross River
waterfronts).
An opportunity exists to re-connect the Ross Creek waterway
to the Townsville Central Business District and reinforce and
consolidate the role of Ross Creek as a Mixed Use Marine
and Leisure Precinct.
The Ross River site has the potential to reinforce and
consolidate the rivers role as a major leisure and parkland
precinct, creating a vital recreational marine asset to
Townsvilles open space network.
C R EAT I N G
N E W
U R BA N
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1 INTRODUCTION
STUDY PROCESS
The preparation of this Master Plan has been a multidisciplinary design team process that has been guided
by the following two key elements:
1) ensuring appropriate planning outcomes and
compatibility between sites located in the city-port
interface; and
2) maximising the community benefit in connecting the
city to the waterfront.
The main objective of this approach was to ensure that
the Master Plan is not only environmentally responsible,
but also based on a realistic and balanced assessment of
the aspirations of the Port and community.
Townsville Waterways Redevelopment Project
Townsville Economic Gateway
Townsville City-Port Strategic Plan
The Townsville Waterways Redevelopment Project

was a joint initiative of Port of Townsville Limited
(POTL) and Townsville City Council in 2005 with the
objective of ensuring the security of current and future
port activities. The project envisaged seven individual
development projects in the interface between the
City and the Port.
This study was undertaken in 2006 by Townsville City

Council, the State Government and POTL to ensure
cooperation and coordination in the development of
Townsvilles CBD and the Port. The study envisaged
sixteen new major development projects for Townsville,
including seven within or related to the city-port
interface.
A 2007 collaborative initiative of the State Government,

POTL and Townsville City Council, the Townsville CityPort Strategic Plan assessed the most appropriate land
uses for properties located in the city-port interface,
building upon the recommendations contained in the
previous investigations. This investigation was carried
out in parallel with the Port of Townsville Master Plan
which examined port infrastructure requirements to
meet projected future growth in trade to 2030. These
studies confirmed that the lands located in the cityport interface were not considered appropriate or
necessary for use for future port industrial activities.
This approach has driven the identification of strategic

directions and initiatives for the identified sites, leading
to a number of potential planning and development
scenarios.
Throughout the consultative process, the project team
has had regard to previous planning studies and reports,
as well as initiatives and strategies for the Townsville
CBD and waterways (see right). These previous reports
have:
T O W N S V I L L E
provided a background to the lands and an
6QYPUXKNNG9CVGTYC[U4GFGXGNQROGPV2TQLGEV
understanding of the intentions and initiatives for

the sites and surrounding areas; and
Stage 1 Business Case
E C O N O M I C
G A T E W A Y
Ross Creek West Bank

Townsville Port Marine Precinct
December 2004
reinforced the consistency of vision amongst
the various outcomes recommended by past

investigations.
In addition to reviewing past studies and reports
the project team has undertaken extensive works in
the following areas of specialisation to identify the
opportunities and constraints for the identified sites:
Economic and Market Review and Demand Analysis
(AECgroup and Knight Frank)

Strategic Land Use Review (Knight Frank)
Engineering Report Infrastructure Assessment
(UDP Consulting Engineers)

Financial Feasibility Analysis (AECgroup)
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1 INTRODUCTION
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
1 INTRODUCTION
STAGES AND OUTCOMES
This Master Plan is not an end in itself. It is one step in
the overall process in the transformation of Townsvilles
obsolete port waterfront into new urban waterfront
and public realm.
This Master Plan addresses immediate and long-term
issues for these sites, as well as complex issues that will
be resolved over time. Accordingly, this Master Plan is
presented with a degree of flexibility enabling it to adjust
to both anticipated and unforeseeable influences.
In this way, this Master Plan is a vision rather than
a blueprint that retains the necessary flexibility to
accommodate future changes whilst providing a clear
direction which is compatible with both the Port of
Townsvilles operational needs and progresses the
City of Townsvilles agreed planning and urban design
philosophies and initiatives.
1:STRATEGICPLANNING
Anumberofpreviousinvestigationsandstudies
haveinformedandinfluencedthepreferred
developmentoutcomesforlandslocatedinthe
interfacebetweentheportandcity.
2:NEEDSANDISSUESANALYSIS
Preliminaryinvestigationsincludingmarketdemand
analysis, transport infrastructure, utility services,
planning and environmental considerations and
construction costs and development of the
TownsvillePortUrbanWaterfrontMasterPlan.
PreviousInvestigations
x TownsvilleCityPortStrategicPlan
x PortofTownsvilleMasterPlan
x TownsvilleEconomicGateway
x TownsvillePortDevelopmentPlan
x PortofTownsvilleLandUsePlan
x TownsvilleWaterwaysRedevelopmentProject
InvestigationsUndertaken
x Economic&MarketReview&Demand
Analysis(AECgroupandKnightFrank)
x StrategicLandUseReview(KnightFrank)
x EngineeringReportInfrastructure
Assessment(UDPConsultingEngineers)
x FinancialFeasibilityAnalysis(AECgroup)
SECTION 1
Introduction, Background and Study Process
SECTION 2
Context Port, City, Surrounding Precincts and
Connections
3:TOWNSVILLEPORTURBANWATERFRONTMASTERPLAN
TownsvillePortUrbanWaterfrontMasterPlanwhichoutlinesthevisionforredevelopmentoflandslocatedinthe
Townsvillecityportinterface.
SECTION 3
Description of Sites, Development Constraints
and Opportunities
SECTION 4
Master Plan Vision, Key Urban Design Principles
and Precinct Master Plans
4:SITEINVESTIGATION,PLANNINGAND
PRELIMINARYAPPROVALS
Determinationofgroundconditionsandsite
contaminationandsecuringplanningsupportfrom
assessmentagencies.
FurtherInvestigationsandEngagement
x SiteGeotechnicalInvestigation
x PlanningSchemeandLandUsePlan
Amendments
x PortProtectionCode/s
x PlanningSupportfromAssessmentAgencies
SECTION 5
Implementation
5:STAGEDDELIVERY
Releaseofprecinctstomarket,securingapprovals
fordevelopmentworkstoproceed,stageddelivery
basedontriggersfordevelopment,market
conditionsandprojectviability.
10
Implementation
x MarketSounding
x DevelopmentAgreement
x DevelopmentPermits
x StagedConstruction
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PORTOFTOWNSVILLE

1
INTRODUCTION
2
CONTEXT
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~
~
~
~
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PORTCONTEXT
CITYCONTEXT
SURROUNDINGPRECINCTS
ROADNETWORK
WATERTRANSIT
OPENSPACENETWORK
3
4
5
THESITES
MASTERPLANVISION
IMPLEMENTATION
2 CONTEXT
PORT CONTEXT
The Port of Townsville is strategically important in
supporting the future growth and development
of the North Queensland Region, and provides an
international gateway for trade for northern Australia.
International trade (imports and exports) through the
Port of Townsville in 2006-2007 was over $6.2 billion,
an increase of 12% on the previous years total of $5.49
billion. This equates to almost $17 million worth of
international trade passing over Townsvilles wharves
every day. Trade is dominated by international
exports valued at almost $5.2 billion, representing an
increase of over 15% on the previous years figure of
just under $4.5 billion and equating to 14 per cent of
total international exports from Queensland (valued at
$36.8 billion).
The total economic impact of the Port of Townsville in
2006-07 was approximately $266.02 million, including
direct impacts of approximately $177.07 million and
approximately $88.95 million in indirect output.
Trade throughput in 2008-2009 totalled almost 10
million tonnes which comprised 5.34 million tonnes
of imports (54%) and 4.48 million tonnes of exports
(46%).
Townsville Port is one of the most diverse commodity
ports in the nation, handling more than 26 commodities
servicing resource, agricultural, industrial and retail
sectors; handling containerised, dry bulk, bulk liquid
and break bulk cargoes; exports originating throughout
a vast area of Queensland; and imports from around
Australia and the globe.
Products handled through the Port of Townsville support
the North Queensland, North West Queensland and
Far North regions, which collectively have a population
12
greater than Tasmania and the Northern Territory

combined.
The Ports principal trade catchment area encompasses
the nine local Government areas of Townsville,
Charters Towers, Flinders, Richmond, McKinlay,
Cloncurry, Mount Isa, Burdekin and Hinchinbrook.
Together these areas form a diverse corridor
that spreads almost 280,000 square kilometres
(approximately 16% of Queenslands total land area)
and has a population of almost 250,000 people, or
5.8% of the States total population. The region has a
labour force of over 100,000 people, again accounting
for 5.8% of the State total.
Economic and trade forecasts suggest a positive
outlook for growth in cargo throughput which will
generate demand for additional port infrastructure
and development. Extensive planning undertaken in
recent years has provided POTL with a clear direction
of the key infrastructure and services required to
accommodate anticipated trade growth in the region.
POTLs current trade forecasts indicate that trade
throughput will exceed 30 million tonnes per annum
by 2030. This forecast includes significant growth in
existing trades and the advent of new trades through
the Port of Townsville and is a major driver for
expansion of port facilities.
Extensive works are planned to ensure that the Port
of Townsville can capitalise on projected future trade
growth to continue to provide strong economic
growth for Townsville and the State. It is essential
in future planning for the City of Townsville that
port operations are protected to enable the Port to
continue to support and service the growing City of
Townsville and Queensland.
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2 CONTEXT
CITY CONTEXT
North Queensland is one of the fastest growing
economic regions in Queensland and has one of the
fastest population growth rates in Australia.
Townsville is Australias largest tropical city, with one
of the strongest and most diverse economies in the
country. At 30 June 2008, Townsvilles population was
175,542 persons and experiencing an annual average
growth rate of 3% per annum. Current forecasts
prepared by the Queensland Government indicate that
Townsvilles population will be 191,329 persons in 2011,
increasing to 239,619 persons by 2021.
Home to three major metal refineries, Townsville is a
service and supply base for the north-east and northwest mineral provinces. Queensland leads Australia in
the production of base metals, including copper, lead
and zinc presenting a key element in the States resource
sector. The majority of Queenslands production occurs
in the north and north-west of the State with the region
recognised as the largest known reserve of commercially
recoverable base metals in the world. Continued
discoveries of mineral deposits make the region one of
the worlds richest mineral areas.
Located in close proximity to the South-East Asian
markets and with good port and airport facilities, the
region has a comparative trading advantage over
other Australian locations and in recent years has
demonstrated its potential by attracting, supporting and
growing a diverse range of regional businesses. With
excellent water and road infrastructure and new land
C R EAT I N G
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for housing development, North Queensland is well

prepared for future residential growth, and is working
closely with the Queensland Government on measures
to promote the region as an alternative to the southeast corner in meeting the States population growth
challenge.
The greater North Queensland region oers a diversity
of natural and cultural activities to compare with the
worlds best. More than a third of the Townsville region
is composed of mountainous and hilly areas which
include the Hervey and Paluma Ranges in the west
and northwest. The area includes a narrow coastal
plain, mangrove flats crossed by many beach ridges,
extensive areas of estuarine and coastal freshwater
wetlands, and numerous inshore islands.
The Townsville region is a diverse catchment area with
a series of approximately forty small creeks and river
catchments collecting water from the Mount Elliot,
Hervey and Paluma Range escarpments in the west
running to the coast in the east.
The marine environment within the Townsville region
is of significance as it is located within the Great Barrier
Reef World Heritage Area, the Great Barrier Reef
Marine Park, and the Queensland State Marine Park.
Additionally the region contains turtle nesting areas,
dugong habitat, fish nurseries, seabird, wader and
raptor habitats, seagrass and mangrove communities,
as well as fringing reefs.
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2 CONTEXT
SURROUNDING PRECINCTS
The sites examined in this Master Plan are located
in close proximity to the following recognised City
precincts and assets:
Flinders Street and Flinders Street East Precinct
Flinders Street is the historic main street of Townsville,
with Flinders Mall being the former retail centre of
Townsville. After many years of use as a pedestrian mall,
significant upgrade works are currently underway to
reopen the mall to calm trac and establish a significant
retail centre to re-energise the city heart.
Flinders Street East runs parallel to Ross Creek and was
the historical centre of the early Port and commercial
activities. The street retains many of its outstanding
heritage buildings and is home to iconic tourism
features including the Museum of Tropical Queensland
and the Great Barrier Reef Wonderland Aquarium. The
precinct is now the entertainment quarter of the City
and is currently being redeveloped and revitalised with
new landscaping, paving and street furniture.
The Strand
Flinders Street
Future plans include a new pedestrian bridge across Ross

Creek to link the precinct to the Palmer Street Tourist &
Restaurant Precinct and continuation and upgrading of
the eastern waterfront promenade linking Dean Street
to The Strand.
Palmer Street
Palmer Street is the extension of the Stokes Street cross
axis of the CBD and is the Citys Tourist and Restaurant
Precinct. The precinct has undergone considerable
development over the last few years with the
construction of several new hotels, residential units and
fine dining and alfresco restaurants lining Palmer Street.
The Strand
The Strand is a world class, two kilometre long, foreshore
promenade with outstanding views across Cleveland
Bay to Magnetic Island.
Surrounding Precincts
The promenade has a north facing aspect and is a symbol

of the Townsville tropical lifestyle. Safe swimming
beaches, rock pools, an Olympic sized training pool,
picnic areas, a fishing pier, restaurants, exercise stations,
bicycle ways, kayak hire, sports facilities, childrens
playgrounds and a water park are among the many
activity nodes provided along its length to encourage
people of all ages to be active, interact and engage.
The Strand is extremely popular throughout the year to
both the Townsville community and tourists alike.
Flinders Street
14
Plume Street
The Strand
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2 CONTEXT
Ross Creek
The mouth of Ross Creek was the location of the original
urban settlement in Townsville, with the establishment
of the Port laying the foundation for the Citys growth.
Ross Creek was originally one of the tributaries of Ross
River and the Townsville catchment area flowing north
east through the Town Centre to Cleveland Bay. Port
wharves operated in the upper reaches of Ross Creek,
and over time extended seaward to accommodate
larger vessels. The parallel growth of the Port and City
resulted in the creation of two distinct precincts on
either side of the creek. Port operations and industrial
activities expanded to the east, with commercial
activities and the CBD developing on the west of the
creek.
Palmer Street
Ross Creek
Ross River
The upper Ross Creek waterway has been subsequently

cut from Ross River and is now fully tidal. The green
open space corridor of Ross Creek, however, still
connects to the Ross River Parkway network. The
Townsville Economic Gateway report envisages that
continuous walkways will link the former rail yards
and Reid Park with the Palmer Street Precinct, the
Breakwater and The Strand and redirect the Citys
focus back to the waterfront.
Ross River
Ross River rises in the foothills of Hervey Range and the
Mount Stuart Range and flows north then east across
the plains to the sea at Cleveland Bay, a catchment
extending 45 kilometres. The Ross River Parkway is
one of regional Australias most extensive and best
recreational parkway networks. Upon completion,
cyclists and pedestrians will be able to travel from the
Ross Rivers upper reaches to Ross Creek, the CBD and
connect with Cleveland Bay.
Ross Creek
C R EAT I N G
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U R BA N
WAT ER FRON T
Ross River
Towards the mouth of Ross River, a series of industrial,

commercial and recreational marine activities
established over time. The construction of a bridge
across the mouth of Ross River as part of the Townsville
Port Access Project will result in height restrictions
for vessels navigating upstream in Ross River. A new
world class commercial and industrial marine precinct
is being established seaward of the bridge closer to
the Port area to accommodate aected upstream
activities and to provide capacity for future growth of
these industries. The relocation of these industries
presents a unique opportunity to redevelop more than
six hectares of waterfront land for recreational marine
activities that will re-energise the area and allow the
community to access and enjoy the area.
15
2 CONTEXT
ROAD NETWORK
The main vehicular approaches to and circulation within
the Townsville CBD are via the Dean Street, Victoria
Bridge and Denham Street arterial road running north
south and the Sturt Street arterial road from the west.
THE STRAND
STANLEY ST
Road freight to and from the Port is currently

transported through South Townsville residential areas
along the Abbott Street, Railway Avenue and Boundary
Street arterial road connecting with Benwell Road and
the Port. A new Port Access Road in the Eastern Port
Access Corridor is currently under construction. Stage
1, the Stuart By-pass connecting the Bruce and Flinders
Highways, was completed in January 2010. Stage 2 is
due for completion in 2012, providing direct access
from the Bruce and Flinders Highways to the Port of
Townsville, diverting heavy truck trac away from the
South Townsville residential streets.
DENHAM ST
CITY
PRECINCT
STURT ST
FLINDERS ST MALL
FL
BREAKWATER
PRECINCT
IN
DE
DE
AN
ST
RS
As part of the Berth 10 redevelopment, POTL is planning

to continue Perkins Street, between Archer Street and
Lennon Drive, to improve access to Berth 10.
ST
TOURIST
PRECINCT
ESLIE THIESS
SIR L
PA
LM
ER
ST
MC
It is noted that Townsville City Council is in the early

stages of reviewing and assessing the overarching road
hierarchy in South Townsville.
ILW
RA
IT
ST
ROSS
ST
ST
HER
ARC
TO EASTERN PORT ACCESS CORRIDOR

Road Network Diagram
Flinders Street
16
Ross Street
Palmer Street
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2 CONTEXT
WATER TRANSIT
Approximately 2,100 Townsville residents live on
Magnetic Island which is 20 minutes away from the
CBD by ferry. As well as residents commuting to the
City for education and work, Magnetic Island is also a
popular destination for Australian and international
tourists.
The passenger ferries are operated by Sunferries,
oering a daily service from 5.30am to midnight, with
19 return services per day equating to 13,100 trips per
annum.
CITY
PRECINCT
Sunferries also oer passenger services to the 4,000

residents of Palm Island. There are currently 4 return
services per week with long term plans to expand the
service to 14 return services per week.
CITY MALL
BUS TERMINUS
BREAKWATER
PRECINCT
TOURIST
PRECINCT
B
GREYHOUND BUSES
COACH
TERMINAL
SUNFERRIES
PASSENGER
TERMINAL
TO MAGNETIC ISLAND
F B
The passenger ferry services co-ordinate with local

buses and regional and inter-city coach services and
timetables.
Vehicular ferries for cars and commercial vehicles also
operate to Magnetic Island. Two ferries operate in
tandem at approximately one hour intervals between
5.30am and midnight.
F
FANTASEA VEHICLE
FERRIES TERMINAL
Public Transport Diagram
IMAGE OF CAR FERRIES
Breakwater Coach Terminus
C R EAT I N G
Sunferries Passenger Ferries
N E W
U R BA N
WAT ER FRON T
Fantasea Car Ferries
17
2 CONTEXT
OPEN SPACE NETWORK
Townsvilles urban open spaces are an integral
component of the regional network of open spaces.
Open spaces are extensive within Townsville. In the
vicinity of the CBD, the majority are situated adjacent
to the waterways of Cleveland Bay, Ross River and Ross
Creek. The water orientated Open Space reserves create
a significant network of green and blue relief to the
Townsville City Centre providing amenity to the local
community and tourists alike.
STRAND
PARK
CITY
PRECINCT
The extensive waterfront environment of Townsville

contributes significantly to the Citys bayside ambience
and environmental identity.
ANZAC
PARK
HANRAN
PARK
BREAKWATER
PRECINCT
TOURIST
PRECINCT
CENTRAL
PARK
Open Space Network Diagram
Ross Creek
18
The Strand
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2 CONTEXT
PORTOFTOWNSVILLE

...
o
1
2
INTRODUCTION
CONTEXT
3
THESITES
4
5
MASTERPLANVISION
IMPLEMENTATION
~ ROSSCREEKEASTPRECINCT
~ ROSSCREEKWEST
PRECINCT
~ UPPERROSSCREEK
PRECINCT
~ BREAKWATERMARINA
PRECINCT
~ ROSSRIVERPRECINCT
~ BERTH10PRECINCT
~ SUMMARYCONSTRAINTS
~ OPPORTUNITIES
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
19
3 THE SITES
The following sites have been reviewed as part of this
Master Plan:
1 Ross Creek East
2 Ross Creek West
3 Upper Ross Creek
4 Breakwater Marina
5 Ross River
4
6 Berth 10
Historically these lands have been used for port and

associated industrial maritime activities which are not
considered appropriate for the future given their close
proximity to urban and tourist areas.
3
2
6
In addition to the above sites, POTL will be developing

an international cruise and military vessel facility at
Berth 10 to the north of the Ross Creek East precinct
which will be a catalyst for growth in cruise and naval
tourism activities for the region. As part of this project,
it is proposed to create a substantial public facility
incorporating parkland, cycle and walking paths and
other public facilities that will connect the cruise and
military facility via a waterfront promenade to the Ross
Creek East Precinct. Given the proposed integration
with the Ross Creek East precinct, the Berth 10 site and
associated development have been included in this
Master Plan.
The Sites
20
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3 THE SITES
Ross Creek East & Ross Creek West
Upper Ross Creek & Breakwater Marina
Berth 10
Ross River
C R EAT I N G
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21
3 THE SITES
ROSS CREEK EAST PRECINCT
Location
The Ross Creek East Precinct is located at the end of
Palmer Street, approximately 800 metres from the
Townsville CBD.
The western boundary has approximately 450 metres
direct water frontage to Ross Creek and views across
the City to Castle Hill. The southern boundary adjoins
the CBD Tourist Core, containing the Palmer Street
Tourist and Restaurant Precinct. Residential apartments
recently completed in this precinct on the opposite
side of Palmer Street are 12 floors high. The northern
boundary adjoins the Maritime Safety Queensland
oces. Berth 10 is approximately 800 metres to the
north. The precinct adjoins port operations to the east
with heavy rail activities located directly on the eastern
boundary. Perkins Street is planned to be extended
along the precincts eastern boundary and adjacent to
the western side of the railway corridor connecting to
Lennon Drive and servicing the shipping berths to the
north.
Land Form
The precinct compromises 5.4 hectares of prime
waterfront land and including seabed leases, a total of
8.5 hectares.
The topography is generally flat at RL 4.0 metres. The
site is mostly devoid of vegetation apart from several
large trees on the vacant land bordering the southern
boundary and mangrove regrowth along the southern
water edge.
Ross Creek East Site
Maritime Industrial Activity along Ross Creek East
22
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3 THE SITES
Current Use
The western portion of the site adjoining Ross Creek
is predominately used for heavy maritime industrial
engineering. The northern portion caters for the
Magnetic Island car ferry terminal. The eastern half
of the site is used for industrial maritime engineering
storage and surface car parking for the ferry terminal.
The southern most parcels of the site are vacant.
Development Considerations
This precinct is located in the Port Interface Area.
Development within the precinct must be compatible
with, and provide a screen and buer to, the adjoining
port operations. Due to the proximity to port
operations, residential development is not considered
suitable for this precinct.
POTL proposes to continue Perkins Street along the
eastern boundary of the site to provide improved
vehicular access to the Port as part of the Berth 10
upgrade project.
Development of this precinct is to incorporate flexibility
to accommodate a potential long-term Townsville City
Council proposed bridge across Ross Creek to link
South Townsville to the Strand.
Ross Creek East Wateredge
Fantasea Ferry Terminal
C R EAT I N G
Ross Street
N E W
U R BA N
WAT ER FRON T
Adjoining Development - The Solaris
23
3 THE SITES
ROSS CREEK WEST PRECINCT
Location
The Ross Creek West site is centrally located
approximately 500 metres from the Townsville CBD,
200 metres from Flinders Street East Precinct and 200
metres from The Strand.
The site has street frontages to The Strand and Sir Leslie
Thiess Drive. The eastern boundary has approximately
450 metres length of direct water frontage overlooking
Ross Creek. The western aspect has views overlooking
Anzac Park, Breakwater Marina and partial views to
Cleveland Bay.
The Townsville Casino and Entertainment Centre
adjoins the site to the north. The Breakwater Marina is
located on the opposite side of Sir Leslie Thiess Drive
and eight storey residential apartment buildings adjoin
the precinct to the south and west.
Land Form
The precinct compromises 2.7 hectares of prime
waterfront land, and along with seabed leases, a total
area of approximately 3.1 hectares.
The topography is generally flat at RL 3.5 metres and the
site is mostly devoid of vegetation apart from a number
of large trees in the passenger terminal carpark. Sir
Leslie Thiess drive has established landscaping along
the full length of the western boundary.
Current Use
The site is currently used for the Breakwater Passenger
Ferry and Bus Terminal, the Australian Volunteer Coast
Guard and for public boat launching facilities which are
managed by POTL. The majority of the site is underutilised as hard stand bitumen car park and car and boat
trailer parking.
Ross Creek West Site
Ross Creek West Site
24
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3 THE SITES
This precinct is located in the Port Interface Area and
falls into two development parcels related to their
proximity to existing port operations.
The southern section of the precinct is partially
buered from port operations on the eastern side of
Ross Creek. Land uses in this section are therefore
more flexible, with permanent residential the
preferred use. Development, however, must consider
port amenity impacts such as orientation and acoustics
and incorporate appropriate buer controls in the
detailed planning and design to screen and buer port
operations on the eastern side of Ross Creek.
The northern portion of the site directly faces port
operations on the opposite side of Ross Creek. Land
uses on this site are therefore more restricted and
must be compatible with port operations. Short term
residential accommodation is a compatible use for this
site and is the preferred development option for the
northern parcel of the precinct.
Townsville City Council is considering the feasibility
of bridging Ross Creek to link The Strand to South
Townsville in the long term. This potential bridge may
aect access to and the interface between the site
and the finished ground levels of the Strand along the
southern boundary.
It is proposed that The Anzac Park promenade axis
extends through the south section of the site to
provide public access linking The Strand promenade to
the Ross Creek waterway. The southern section of the
site, therefore, is further divided into two residential
development blocks.
Ross Creek West Wateredge
Breakwater Terminal
C R EAT I N G
Sunferries
N E W
U R BA N
WAT ER FRON T
Boat Ramp
25
3 THE SITES
UPPER ROSS CREEK PRECINCT
Location
The Ross Creek Upper Precinct contains nine parcels of
waterfront land which are controlled by POTL. Four of
the parcels, numbered 1-4, are located on the northern
side of the creek, in Flinders Street, in the CBD. This
section of Flinders Street is known as Flinders Street
East and comprises a variety of entertainment facilities,
restaurants, cafs, museums and small commercial
facilities.
1
2
3
7
5
Five of the parcels, numbered 5-9, are located on the

southern side of Ross Creek, in Tomlins and Palmer
Streets, in the Tourist Precinct of South Townsville.
The Palmer Street Tourist Precinct contains mainly
short term and permanent residential accommodation
buildings, oce premises, restaurants and cafes.
6
8
Land Form
Most of the land parcels in this precinct are relatively

narrow in width except for Parcel 4 and the detached
eastern section of Parcel 5. Shape and size, apart from
Parcels 4, 5 and 9, are also generally unworkable for
alternate development forms. Individual parcel sizes are
as follows:
Parcels 1 and 2 are a combined 370 square metres;

Parcel 3 is 0.166 hectares;
Parcels 7 and 8 are a combined 0.21 7 hectares; and
Parcel 9 is 0.586 hectares.
Two of the sites, Parcels 3 and 7 are submerged below
the high water mark. Parcel 5, adjacent to Dean Street
contains a steep slope to the banks of Ross Creek. The
remainder of the sites have a generally flat topography
at RL 3.5 metres.
Upper Ross Creek
Parcels 5-9 are north facing with views to the City and
Castle Hill. Parcel 5 has mangrove regrowth along the
water edge. Parcel 9 has isolated trees, generally along
Palmer Street and the central section of the waterfront
boundary. The other lots are devoid of vegetation.
Upper Ross Creek
26
Ross Creek
TOW NSVILLE
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3 THE SITES
Current Use
The existing tenure and land uses are as follows:
Parcels 1, 2 and 3 are held in Vested Tenure and are
vacant;
Parcel 4 is a Deed of Grant in Trust and contains
the Great Barrier Reef Aquarium, three levels of
commercial oces and a retail arcade;
Parcel 5 is held in Reserve Tenure with the western
portion being used for public reserve and the
Tomlins Street access road. The eastern portion
is leased for a boat sales display, show room and
workshop facility.
Parcel 6 is held in Perpetual Lease Tenure;
Parcels 7 and 8 are Vested Tenure and use as public
wharf facilities;
Parcel 9 is Freehold Tenure and currently contains
the Townsville Maritime Museum with the
remainder of the site being used for carparking and
public reserve.
The primary attractions of the land parcels in this
precinct are the extensive water frontage and outlook
and the proximity to the CBD and Palmer Street Tourist
Precincts.
However, given the lot shapes, restrictions in tenure
of the lands and existing public uses of the sites,
the properties do not contain opportunities for the
development of commercial uses in the short term.
The only potential uses in the short term are small
commercial uses such as waterfront cafes and galleries
and, in the case of Parcel 9, a continuation of the creek
side Museum.
Upper Ross Creek
Pedestrian trac flows past the properties, however,

particularly in South Townsville, are not sucient for
these uses to be viable in the short term.
Townsville Motor Boat & Yacht Club
C R EAT I N G
N E W
Great Barrier Reef Marine Park Authority
U R BA N
WAT ER FRON T
Tomlins Street Jetty
As these sites are severely constrained by a mixture

of non developable shapes and sizes, non commercial
land tenure and leases in the short term, some which
are currently being used as public domain and pending
discussions with the Townsville City Council on the long
term strategic opportunities, potential uses and value
of these sites, the properties in the Upper Ross Creek
Precinct are not considered further in this report.
27
3 THE SITES
BREAKWATER MARINA PRECINCT
Location
The Breakwater Marina Precinct is located in Breakwater
Cove, on Cleveland Bay and adjacent to Anzac Park. The
precinct was originally developed as part of the first
stage of the Breakwater Island Casino Development. The
precinct has road frontages to Sir Leslie Thiess Drive and
Mariners Drive. It is adjacent to the Jupiters Townsville
Hotel and Casino and the Townsville Entertainment
and Convention Centre, 100 metres from the Flinders
Street East Precinct and 400 metres from the CBD.
Land Form
The site comprises seven contiguous seabed land
parcels with a total area of 11.8 hectares. Five of the
land parcels are Freehold tenure and two are Deed
of Grant tenure. The combined area of the two Deed
of Grant tenure parcels is 5.8 hectares or almost half
the area of the precinct. The marina basin is bordered
by public promenades along Sir Leslie Thiess Drive,
Anzac Park and Mariners Peninsula and and by private
property and pontoons along the north and south-east
boundaries.
Current Use
The site is currently used for a 280 berth marina catering
for boats from 10 to 30 metres in length providing direct
access to Cleveland Bay
Breakwater Marina
Breakwater Marina
28
Residential Apartments fronting Breakwater Marina
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3 THE SITES
The site comes under the control of the Breakwater
Island Casino Agreement Act 1984. Part 7 of this Act
applies to the land covered by water comprising of the
Marina Basin and the Marina Entrance.
The variety and long term nature of the existing land
leases until 2063 over the land, combined with the
complexities associated with the Deed of Grant land
tenure for approximately half the site, severely restrict
the opportunity of changing the precinct to a higher
and better land use.
The recommended use of this site is the continuation
of its current use as a marina. There are minor
opportunities for the extension of marina berths in Lot
804 and to a lesser extent in Lot 797.
As the development opportunities on this site are
very limited, the Breakwater Marina Precinct is not
considered further in this report.
Breakwater Marina
Breakwater Marina
C R EAT I N G
Southern Boundary
N E W
U R BA N
WAT ER FRON T
Breakwater Marina
29
3 THE SITES
ROSS RIVER PRECINCT
Location
The Ross River precinct is located in South Townsville
approximately 2.3 kilometres from the Townsville CBD.
The site has approximately 650 metres length of direct
water frontage to Ross River to the south and south-east
and is bordered by residential property along its northern
boundaries. To the west, the site partially adjoins Unallocated
State Land and partially faces the Commonwealth (Defence)
Ross Island Barracks on the far side of the Ross River
tributary.
The site has three road frontages along the northern
boundary to Fifth, Sixth and Seventh Avenues with site
access presently from Fifth and Seventh Avenues.
Land Form
The land area of the site is 6.7 hectares and the total area,
including seabed leases, approximately 10.5 hectares.
The topography is generally flat at approximately RL 3.5
metres. The site is mostly devoid of vegetation apart from
several isolated trees and minor mangrove regrowth along
the western wateredge.
Current Use
The properties are currently occupied by various industrial
and commercial marine activities and may be vacated
when the new marine precinct is constructed, subject to
negotiation with existing lessees. Buildings on site include
various large steel framed industrial sheds and a jetty with
moorings for approximately 44 boats.
The Queensland Department of Transport and Main Roads
is currently building a new Port Access Road bridge across
the mouth of Ross River. Upon completion of this bridge in
2011, water access between the site and Cleveland Bay will
be limited to boats with a navigational clearance of less than
six metres at highest astronomical tide.
Ross River Precinct
Ross River Marine Industries
30
Ross River Marina
Adjacent Wetlands along Ross River
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3 THE SITES
BERTH 10 PRECINCT
Location
Berth 10 is a commercial berth located in the inner
harbour running parallel with Ross Creek, and forming the
boundary where the creek joins the harbour. Berth 10 was
constructed by POTL through a combination of reclamation
works and creation of a partially piled structure. A mooring
dolphin extension to the berth was constructed in 2001 to
accommodate Australian military vessels HMAS Tobruk,
Kanimbla and Manoora.
Current Use
Berth 10 is currently utilised for general cargo activities
and Australian military activities, with limitations on ship
handling capability due to the size of the berth (170 metres
length).
Land Form
The area of the site is approximately 2.4 hectares. The
ground surface is nominally flat at RL 3.5 metres and
generally covered in hardstand for port activities. There is
no vegetation on the site.
The Berth 10 Upgrade Project is consistent with the overall
planning vision and development strategy for the Townsville
CBD area, promoting public access to the waterfront and
attracting and growing tourism and commercial activities.
Townsvilles rich and fascinating maritime history can
be emphasised, and the community and tourists can be
engaged in maritime culture through a redevelopment
plan that embraces this history in an environmentally
and economically sustainable manner. An upgrade of
Berth 10 will enable Townsville to attract and grow cruise
and military activities, and encourage community access
through a proposed integrated redevelopment of the
waterfront of Ross Creek.
The creation of a dynamic and vibrant social culture

necessitates spaces where people meet and interact, with
integration between dierent land uses and activities.
Central to the vision for redevelopment of the Ross Creek
waterfront area is connectivity and engagement, linking
the redevelopment of the CBD area with its waterfront
origins.
Berth 10 Site
The community and tourists will be able to enjoy the

impressive views across Cleveland Bay, Magnetic Island,
The Strand, the CBD and Cape Pallarenda from the new
facilities. Generous public space, a series of boardwalks,
cycling paths and public facilities including fishing platforms
and iconic features will create a vibrant maritime based
community asset for Townsville.
Berth 10 Site
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
31
3 THE SITES
STRAND
PARK
THE STRAND
DENHAM ST
STURT ST
CITY
PRECINCT
FLINDERS ST
EAST PRECINCT
BREAKWATER
PRECINCT
DE
AN
ST
ANZAC
PARK
PALMER ST
PRECINCT
INS S
PERK
ST
HER
ARC
PORT OF TOWNSVILLE
Summary Constraints & Opportunities Diagram
32
TOW NSVILLE
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3 THE SITES
SUMMARY CONSTRAINTS
OPPORTUNITIES
Overall POTLs various land holdings in the city-port

interface present a mix of constraints and opportunities
that have informed the development of the design
principles, the subsequent design proposals and
recommendations of this Master Plan.
Townsville is a waterfront City and these sites are

key sites. They occupy a total length of almost four
kilometres of existing inner City degraded waterfront
and an additional one kilometre of new waterfront
park, providing a significant urban renewal and
waterfront public realm opportunity for Townsville.
Residential development in close proximity to the Port

is especially sensitive and will require appropriate
separation distances, buer controls (where appropriate),
consideration of amenity impacts in any design and built
form, and port protection measures that provide legal
protection for POTL and port customers. The Ross Creek
East site is immediately adjacent to port activities and is
not considered suitable for residential development.
The Ross Creek West site is partially buered from and
partially facing port operations on the far side of Ross
Creek. Permanent residential development on this site
is restricted to the southern buered portion of the site
and is subject to consideration of port impacts such as
acoustics and orientation of major living spaces and
master bedrooms away from port activities.
Short stay residential is acceptable on the northern portion
of the Ross Creek West site subject to consideration
of port amenity impacts on the development. Port
protection measures will be adopted for the site to
ensure that appropriate protections are in place as part
of any development.
This Master Plan extends the urban fabric of Townsville

to integrate the sites into the City and create extensive
new public realm along the inner city waterways, with
a strong focus on and high degree of public access to
the water.
The Ross Creek East and the Berth 10 sites are located
on the Stoke Street CBD cross-axis spine, crossing
Flinders Street at the new Victoria Square and leading
to the Palmer Street Entertainment Precinct. The Ross
Street West site is located on Sir Leslie Thiess Drive,
to the north of Flinders Street East, Townsvilles Main
Street.
Townsvilles extensive water and open space network
are major opportunities for the sites and the future
development outcomes. Strong pedestrian and cycle
connections from the sites along the waterways
provide good access to the CBD and throughout the
City.
The surrounding context and relationship to the Townsville

CBD informs a level of urban fabric and building typology.
LEGEND
CITY CENTRE
SIGNIFICANT
PUBLIC BUILDING
SIGNIFICANT
PRECINCTS
OPEN SPACE /
PARKLAND
RAILWAY
BUFFER ZONE
SECONDARY ROAD
WATER
FLINDERS STREET
MIXED USE
PEDESTRAIN &
CYCLEWAY
PRIMARY ROAD
PROPOSED
MIXED USE
FERRY TERMINAL
RESIDENTIAL
MILITARY & OCEAN

LINER TERMINAL
PROPOSED
RESIDENTIAL
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
33
3 THE SITES
34
TOW NSVILLE
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PORTOFTOWNSVILLE

1
2
3
INTRODUCTION
CONTEXT
THESITES
4
MASTERPLANVISION
~ URBANWATERFRONTVISION
~ KEYURBANDESIGN
PRINCIPLES
~ ROSSCREEKEASTPRECINCT
~ ROSSCREEKWESTPRECINCT
~ WHARF10&GATEWAYPARK
~ ROSSRIVERPRECINCT
5
IMPLEMENTATION
4 MASTER PLAN VISION
Existing: Ross Creek East
Existing: Ross Creek West
Existing: Berth 10
Existing: Ross Creek East, Ross Creek West, Berth 10 & Ross River
36
Existing: Ross River
TOW NSVILLE
PO RT
Proposed: Ross Creek East
Proposed: Ross Creek West
Proposed: Wharf 10/Gateway Park
Proposed: Ross Creek East, Ross Creek West, Wharf 10/Gateway Park & Ross River
Proposed: Ross River
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
37

TOWNSVILLE PORT URBAN WATERFRONT
VISION
This Master Plan is a vision for transforming waterfront
lands located in interface areas between the City and
Port from industrial work sites into vibrant, accessible
and appealing destinations for the community that
celebrate the strong historical maritime values of the
area and integrate with the Citys adjoining community,
tourism, retail and entertainment precincts.
KEY URBAN DESIGN PRINCIPLES

This Master Plan has been developed on the following Key Principles:
PRINCIPLE 1
PRINCIPLE 2
Rediscover Ross Creek and reinstate its role as a key element of the public realm and
a focused maritime precinct
PRINCIPLE 3
Reinforce pedestrian connections between Ross Creek precincts and the Townsville
CBD
PRINCIPLE 4
Protect and strengthen landscape and linkages to surrounding parklands and public
spaces
PRINCIPLE 5
Strengthen views, vistas and the Castle Hill backdrop
To achieve this vision, emphasis has been placed on the

following in the preparation of this Master Plan:
Townsvilles strong maritime history and continuing
foundation as an economic driver of the region;
Promote inner city revitalisation whilst ensuring that the future development and
operations of the Port of Townsville are not compromised
Integration with the existing urban fabric and the

natural open space network; and
The principles and diagrams for each Precinct are not

intended to represent a detailed design solution; rather,
they propose principles, intentions and aspirations
that are considered essential in the evolution of the
design for each Precinct.
The Key Principles establish a framework against which
detailed design directions and ideas can be tested and
developed throughout the lifespan of the projects.
In this way the integrity of the design intent can be
upheld at each stage and phase of development and at
every level of detail.
Connectivity, including public access.

This Master Plan presents a number of planning
initiatives and specific proposals for the sites, leading
to opportunities for significant extensions to the public
realm and urban revitalisation for the Townsville
community.
This Master Plan provides a balanced response to the
need to provide good urban outcomes, addressing
environmental, topographical, infrastructure, land use,
visual impacts, cyclist and pedestrian needs, trac,
transport and planning issues
38
TOW NSVILLE
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PRINCIPLE 1
PROMOTE INNER CITY REVITALISATION WHILST
ENSURING THAT THE FUTURE DEVELOPMENT AND
OPERATIONS OF THE PORT OF TOWNSVILLE ARE NOT
COMPROMISED
STRAND
PARK
The intent of this principle is achieved through:

Relocation of the existing industrial uses to the
Marine Precinct located at the mouth of Ross River;
CITY
PRECINCT
Provision of a range of compatible land uses;

Creation of interface zones between the Port and
Townsville City;
HANRAN
PARK
ANZAC
PARK
BREAKWATER
PRECINCT
Promotion of mixed-use development;

Creation of activity nodes;
Vitalisation of the public realm; and
TOURIST
PRECINCT
Consolidation of intermodal transit operations.
CENTRAL
PARK
PORT OF TOWNSVILLE
Principle 1: Promote Inner City Revitalisation Whilst Ensuring That The Future Development & Operations Of The Port Of Townsville Are Not Compromised
LEGEND
CITY CENTRE
SIGNIFICANT
PRECINCTS
OPEN SPACE /
PARKLAND
BUFFER ZONE
WATER
RAILWAY
Townsville City
Port of Townsville
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
39

PRINCIPLE 2
REDISCOVER TOWNSVILLES WATERWAYS AND
RECONNECT THE COMMUNITY WITH WATERFRONT
EXPERIENCES
TO MAGNETIC ISLAND

Creation of a unique urban identity for the waterway
precinct that compliments but does not repeat or
imitate the adjacent parklands;
Provision of a range of compatible land uses;
Preservation and re-interpretation of its maritime
identity and history;
MUSEUM OF TROPICAL QUEENSLAND

BREAKWATER
MARINA

Vitalisation of the public realm;
Consolidation of intermodal transit operations; and
Extension of and integration with Townsvilles
network of waterfront walkways and cycleways.
TOWNSVILLE YACHT
CLUB MARINA
MARITIME MUSEUM
Principle 2: Rediscover Townsvilles Waterways And Reconnect The Community With Waterfront Experiences
LEGEND
OPEN SPACE /
PARKLAND
WATER
FERRY ROUTE
MARITIME ACTIVITY
FERRY TERMINAL
MILITARY & OCEAN

LINER TERMINAL
Museum of Tropical Queensland
40
Townsville Maritime Museum
Strand Jetty
TOW NSVILLE
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PRINCIPLE 3
REINFORCE PEDESTRIAN CONNECTIONS BETWEEN
TOWNSVILLES URBAN WATERFRONT AND THE
TOWNSVILLE CBD
THE STRAND

Creation and promotion of a logical and legible
hierarchy of pedestrian connectivity;
DENHAM ST
CITY
PRECINCT
STURT ST
Creation of pedestrian orientated streets and

extension of cycle way network;
FLINDERS ST
EAST PRECINCT
Creation of an integrated pathway network along

the banks of Ross Creek;
BREAKWATER
PRECINCT
Provision of linkages that are safe and conveniently

accessible;
DE
AN
ST
Creation of a series of public spaces;

Development
connections;
PALMER ST
PRECINCT
of
stronger
and
more
direct
Creation of cross block linkages;

Connection to transport hubs; and
Provision of disabled accessibility throughout the
precincts.
INS S
PERK
ST
HER
ARC
Principle 3: Reinforce Pedestrian Connections Between Townsvilles Urban Waterfront And The Townsville City Centre
LEGEND
CITY CENTRE
PRIMARY ROAD
SIGNIFICANT
PRECINCTS
SECONDARY ROAD
WATER
FLINDERS STREET
MIXED USE
PEDESTRAIN &
CYCLEWAY
PROPOSED
MIXED USE
RESIDENTIAL
PROPOSED
RESIDENTIAL
Bridge Connections Across Ross Creek
C R EAT I N G
N E W
Victoria Bridge
U R BA N
WAT ER FRON T
Plume Street
41

PRINCIPLE 4
PROTECT AND STRENGTHEN LANDSCAPE AND LINKAGES
TO SURROUNDING PARKLANDS & PUBLIC SPACES
STRAND
PARK
Creation and promotion of a logical and legible

hierarchy of movement systems (pedestrian, cyclist,
public transport, vehicles);
Extension of Townsvilles network of walkways and
cycleways;
Promotion of Ross Creek as a significant blue and
green landscaped spine linking Ross River and
Cleveland Bay;
HANRAN
PARK
Provision of active and passive open spaces;
ANZAC
PARK

Vitalisation of the public realm; and
CENTRAL
PARK
Promotion of a complimentary and balanced

relationship between built form and landscape.
Principle 4: Protect And Strengthen Landscape And Linkages To Surrounding Parklands & Public Space
LEGEND
OPEN SPACE /
PARKLAND
WATER
PEDESTRAIN &
CYCLEWAY
The Strand
42
Waterfront promenade along Ross Creek at the Museum of Tropical

Queensland
Waterfront promenade along Breakwater Marina
TOW NSVILLE
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PRINCIPLE 5
VIEWS TO
MAGNETIC ISLAND
STRENGTHEN VIEWS, VISTAS AND THE CASTLE HILL

BACKDROP
Reinforcement of significant view corridors;
Location of built form and landscaping that frame
views;
VIEWS BACK TO
TOWNSVILLE &
CASTLE HILL
VIEWS FROM
MELTON HILL
PANORAMIC VIEWS
FROM LOOKOUT POINT
VIEWS TO
CASTLE HILL
Establishment of a promontory or viewing structure

to promote unique views;
Provision of a collection of public spaces and
forecourts;
Definition of gateways and entries;
Reinforcement of the role of built form along the
waterfront edge;
Maximise pedestrian connections;
VIEWS ALONG
ROSS CREEK
Restriction of building heights to eight storeys; and

Preservation of the iconic Castle Hill backdrop to
the City.
Principle 6: Strengthen Views, Vistas And The Castle Hill Backdrop
LEGEND
WATER
VIEWS
Views to Castle Hill from Ross Creek
C R EAT I N G
N E W
Views of the Port and Cape Cleveland
U R BA N
WAT ER FRON T
43
RO S S
C R E E K
3
LENN
1
35
ON D
RIV
CA
PA
RS
LM
ER
ST
38 CARS
RE
ET
WAT E R F R O N T
B5
AY
WA L KW
B1
B4
23 CARS
B2
B3
ET
PA L M E R S T R E
SAY 160 CARS
33 CA
229 CARS
CK)
(GF + 1 DE
RS
439 CARS
(GF + 1 DECK)
123 CARS
LEGEND
TREET
PERKINS S
RETAIL
1 MARINA
OFFICE
2 CHARTER & DIVE BOATS
OFFICE
(PASSENGER TERMINAL)
3 PASSENGER FERRIES
4 CAR FERRY
5 BUS TERMINAL
Diagrammatic Ground Plan

PROPOSED COMMERCIAL
PA S S E N G E R F E R RIES
ROSS CREEK
WAT E R F R O N T
WA L K WAY
OFFICE
OFFICE
R E TA I L
PA S S E N G E R
TERMINAL
BUS TERMINAL
PA L M E R
STREET
C A R PA R K
Diagrammatic Cross Section
44
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ROSS CREEK EAST PRECINCT
DEVELOPMENT PROPOSAL
It is proposed that this precinct be developed as a Mixed
Use Commercial and Maritime precinct overlooking
the Ross Creek waterfront. The relocation of the Ferry
Passenger and Transit Terminal to this precinct, along
with the existing vehicular ferry service and proposed
cruise and military vessel facility within ten minutes
walking distance, will provide a new consolidated landsea transit node as a primary focus of the precinct.
The Victoria Bridge, Palmer Street spine currently
connects a series of Precincts along its length: the
Governmental Precinct in Stokes Street, the CBD, the
new Victoria Square on Flinders Street, the Palmer Street
Tourist and Restaurant Precinct. It is proposed that the
new Mixed Use Waterfront, Commercial, Tourist, Water
Transit orientated development form a northern focus
or destinational node on this axis.
The development has been designed and articulated

as five individual buildings overlooking thepromenade
and waterfront. Each building is three stories high and
approximately 4,500 square metres net lettable area,
so they can be staged and timed to meet projected
market demand.
Landscaping between buildings overlaps the
promenade to give a green edge to the waterfront.
Parking is provided for 1,070 cars to service the
precinct.
King Street Wharf - Darling Harbour, Sydney
Docklands - Victoria Harbour, Melbourne
Waterfront Cafe Seating
Docklands - Victoria Harbour, Melbourne
The buildings have been set out either side of the

30 metres wide alignment of The Strand so that The
Strand Bridge can be accommodated, if required, in
the future.
As the site is immediately adjacent to port activities

along the eastern boundary, including a heavy rail
transport corridor, commercial buildings have been
positioned along the western boundary overlooking
the waterfront. The adjacent port activities have been
screened with landscaping and above ground multideck car parking structures located along the eastern
boundary. Ross Street has been nominally realigned
to run parallel to the waterfront as a continuation
of Palmer Street, leading to the new consolidated
water orientated Transit Node at the northern end of
the site. The water edge has been curved to create a
new Waterfront Place, a small Boat Quay, a waterfront
promenade, a marina and berths for Tourist and Dive
boats. Retail Uses would activate the waters edge along
the promenade.
King Street Wharf - Darling Harbour, Sydney
C R EAT I N G
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WAT ER FRON T
45
Illustrative Perspective of Ross Creek East
46
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ALIGNMENT WITH KEY PRINCIPLES
Incorporation of a range of commercial uses

such as commercial oce space, retail and
cafes to transform the area.
The location of surface and decked carparking
along the eastern boundary as a buer
between the commercial buildings and port
operations.
Dense landscaping along the Perkins Street
re-alignment, Palmer Street extension and
surface car parking to visually screen port
operations.
Enhance and interpret the areas maritime
heritage by continuing mixed commercial and
maritime uses.
PRINCIPLE 3
ferry
Realignment of Ross Street as an extension of

Palmer Street and the historic Victoria Bridge
connection to the CBD and proposed Victoria
Square.
Extensive landscaping of the realigned Ross
Street to integrate with the Palmer Street
Tourist Precinct.
Spaces between buildings allow landscaping
to extend to the waterfront promenade.
PRINCIPLE 4
PRINCIPLE 1
A new consolidated intermodal

(passenger and vehicle) terminal.
use
PRINCIPLE 5
Building uses restricted to mixed

commercial, retail and transit terminal.
Workplace 6 (Google Headoffice) - Darling Harbour, Sydney
Quad Business Park - Homebush, Sydney
Macquarie Bank Oce - King Street Wharf, Sydney
Quad Business Park - Homebush, Sydney
30 metres zone provided between Buildings

B2 and B3 on the axis of The Strand allows for
potential road and/or pedestrian bridge across
Ross Creek.
Building height restricted to preserve views
from Melton Hill to Cleveland Bay and Cape
Cleveland.
PRINCIPLE 2
Provision of a public promenade walkway/

cycleway along the water edge.
Incorporation of retail space on the ground
floor to activate the promenade.
The curved built form reinforces the waterfront
edge.
Spaces
between
buildings
connectivity to the waterfront.
maximise
Illustrative Perspective
C R EAT I N G
N E W
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WAT ER FRON T
47

B R EA KWAT E R
M A RI N A
THE STRAND
SIR LESLIE THIESS DRIVE
R7
POSSIBLE FUTURE
DEVELOPMENT SITE
R5
R1
R3
WAT E R
FRONT
WALKW
AY
R8
R6
R2
WAT E R
R4
WAT E R F R O N T
FRONT
WALKW
AY
WA L K WAY
RO S S
C R E E K
LEGEND
RESIDENTIAL

PROPOSED RESIDENTIAL
PROPOSED RESIDENTIAL
SIR LESLIE THIESS
DRIVE
WAT E R F R O N T
WA L K WAY
WAT E R F R O N T
WA L K WAY
ROSS CREEK
B A S E M E N T C A R PA R K
Diagrammatic Cross Section
48
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ROSS CREEK WEST PRECINCT
This site falls into two development parcels. It is
proposed that the southern parcel be developed for
residential apartments and the northern parcel as short
stay residential accommodation.
The southern section of this precinct is an appropriate
distance from future port activities and screened at
lower levels by the proposed redevelopment of the
Ross Creek East site on the other side of the waterway.
This site is most suited for residential development,
subject to appropriate development controls to manage
any amenity impacts. Development controls will include
orientating the main living spaces of the medium rise
apartments away from the Port and adequate acoustic
design provision for all apartments.
The northern parcel of the site faces port operations
on the other side of Ross Creek and is therefore not
considered suitable for permanent residential use.
Given the waterfront location adjacent to the Casino
and Entertainment Centre and outlook to both Ross
Creek and the Breakwater Marina, the most suitable
development use for this site is short term residential
accommodation, with appropriate port protection
measures to be implemented in any development of
the site. The proposal breaks the 570 metres long site
into three blocks to allow connectivity, especially ease
of public access, to the waterfront.
The first cross site connection has been aligned with The
Strand promenade axis, extending through ANZAC park
to provide visual and physical connections between The
Strand, Anzac Park and the Ross Creek waterfront.
The second cross site connection is located opposite
Breakwater Marina between the southern residential
zone and the northern, possible future development
site, for visual linkage and physical connection between
the Breakwater Marina cove waterbody and the Ross
Creek waterway.
All three development sites are set back from the Ross
Creek boundary to provide a 4.5 metres wide landscaped
promenade at existing street level along the waterfront.
The development is raised above a half level basement

podium to provide privacy to occupants at ground
level and apartment buildings above the podium are
set back a minimum 2.4 metres from site boundaries
to provide landscaping at podium levels.
The building form and massing step up from the Ross
Creek waterfront to Sir Leslie Thiess Drive to maximise
sunlight penetration to the public promenade along
the Ross Creek waterfront. A mixture of three to four
stories in height is proposed along the waterfront
rising to eight stories along Sir Leslie Thiess Drive,
which is consistent with the height of the nearby
Mariners Peninsula apartment building and adjacent
Breakwater Cove Precinct.
A planning module of three apartments around a
central, vertical service core, is stepped and repeated
in plan to articulate the building form and massing. The
living spaces and master bedrooms on the Sir Leslie
Thiess Drive face views over the Breakwater Marina
and Cleveland Bay beyond. The cores and secondary
bedrooms face back to the central landscaped court,
Ross Creek and the port to the east. The clustered
apartment modules allow for more than two thirds
of the apartments to achieve natural cross flow
ventilation in excess of code requirements.
Airlie Beach
Darling Island Apartments - Pyrmont, Sydney
Shore Apartments - Walsh Bay, Sydney
Darling Island Apartments - Pyrmont, Sydney
On the Ross Creek frontage, the living spaces and

master bedrooms would have waterfront views directly
overlooking Ross Creek and the new promenade to
the mixed used precinct on the opposite side of Ross
Creek.
Buildings are arranged in pairs of clusters to further
articulate connectivity to the waterfront and provide
flexibility to construct the development in discrete
stages with varying size options, depending on timing
and market demand at the time of development.
Vehicular access to the car park is located on the
cross streets o Sir Leslie Thiess Drive. Residents car
parking has been placed in the building podium, on
one level.
Shore Apartments - Walsh Bay, Sydney
Adaptive re-use of wharf timbers to interpret martime history
C R EAT I N G
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49
Illustrative Perspective of Ross Creek West
50
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Building height restricted to four storeys above

ground level along the waterfront walkway to
provide set back and scale along the water
edge walkway.
The built form reinforces the waterfront edge.
PRINCIPLE 2
Spaces between blocks and buildings allows

landscaping to penetrate to the water edge.
PRINCIPLE 4
Development must incorporate built form,

legal and planning controls that ensure
amenity impacts on the site are appropriately
managed and that current and future port
operations are protected.
PRINCIPLE 5
PRINCIPLE 1
Residential development must adopt

acceptable separation distances from port
operations.
PRINCIPLE 3

The waterfront promenade extends to the
walkway in front of the Museum of Tropical
Queensland allowing for future extension to
the Flinders Street East Waterfront Square and
CBD.
The Strand/ANZAC Park green spine penetrates
the site and connects to the waterfront.
Newington Olympic Village - Homebush Bay, Sydney
Waters Edge - Brisbane
Allsee Apartments - Gold Coast
Waters Edge - Brisbane
Spaces between buildings allows landscaping

to extend to the water edge.
Building height restricted to preserve views
from the adjoining Melton Hill residential area.

heritage by the innovative use of materials,
detailing and signage.
Built form separated into three distinct blocks
to allow connectivity to the waterfront.
heritage by selection of materials, detailing
and signage.
Illustrative Perspective
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
51
RO
LE
IV
SS
CR
EE
K
1
3
4
2
3
LEGEND
1 PASSENGER TERMINAL
CRUISE AND MILITARY
2 VESSEL FACILITY
I N N E R
H A R B O U R
BERTH
3 COMMERCIAL
FACILITIES
4 PUBLIC VIEWING PLATFORM

WATERFRONT WALKWAY
5 AND PUBLIC FACILITIES
Passenger Terminal Concept - View South
52
Passenger Terminal Concept - View West
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WHARF 10 & GATEWAY PARK
The Wharf 10 Cruise and Military Vessel Facility will
contain a shipping berth capable of accommodating
ships 260 metres in length, a Passenger Terminal building
for customs, immigration and baggage handling along
with ancillary covered bus drop o, car parking, truck
loading access, security and landscaping.
The expansion of the cruise ship industry in Queensland
waters is inhibited by the lack of dedicated berthing
facilities. Townsville, however, is currently a significant
destination for military vessel stopovers and the
opportunity exists to extend Wharf 10 to accommodate
cruise ships in a shared berthing facility.It is proposed
to sleeve the existing and expanded Berth 10 wharves
and activities with a new 5 hectare gateway park at the
mouth of Ross Creek as an important visual connection
along the waterfront leading from Cleveland Bay into
Ross Creek, and the City and connecting to the Ross
River Recreational Parkway and regional network of
open spaces.
The Strand - Townsville
The World departs the Port of Townsville
The Boardwalk Exercise Station - Cairns
The Wharf 10 and Gateway Precinct when fully

completed, will provide a continuous walkway and cycle
access between the CBD and Cleveland Bay. The new
gateway park will form a focal point of this waterway
and parkway system at the mouth of Ross Creek.
Prominent features will include both active and passive
recreational activities, activity nodes, 1.1 kilometres of
waterfront promenade, cycleway and boardwalk and
will be characterised by art features and linear plantings
of dense indigenous trees screening the port activities
with indigenous vertical accent plantings at the nodal
points.
Strolling along the promenade
The park will provide splendid viewing points, from

picnic areas and observation piers back to Castle Hill, The
Strand, the CBD, Magnetic Island and Cape Pallarenda.
Defence Vessels berthed at the Port of Townsville
C R EAT I N G
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Cycling along the Cairns promenade
53
Illustrative Perspective of Gateway Park
54
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Creation of a gateway entrance point to
provide visitors with a greater sense of arrival
to Townsville.
Creation of a unique urban identity for the

park that compliments but does not repeat or
imitate the adjacent parklands which provides
an alternate destination for the community.
PRINCIPLE 2
Strengthening of the tradition of parklands

along the Townsville waterfront.
PRINCIPLE 4
Adoption of an integrated strategy for the

provision of public amenity in the form
of landscaping, walkways and cyclepaths,
multiple activity nodes, public toilets, shading
structures, outdoor seating, drinking fountains,
street lighting, wayfinding and signage and
public art.
Establishment of a network of recreational

shared walkways and cycle paths as a
waterfront destination of the Ross Creek
shared pathway system connecting the Ross
Creek East Precinct, CBD, Palmer Street Tourist
Precinct and transit interchange.
Establishment of a strong landscape edge to
the adjoining port operations.
Boardwalk
Steps
Wetlands
Lookout Point Walkway
Innovative use of landmarks, significant trees,

sculpture, directional signage, significant views
and landscaping to aid pedestrian navigation
and visual amenity.
Provision of disabled accessibility throughout
the site.
PRINCIPLE 5
PRINCIPLE 1
Reinforce the importance of port operations

and activities within the landscape.
PRINCIPLE 3
Establishment of a promontory or viewing

structure, to the northern edge of the site that
strengthens views to Magnetic Island on the
far side of Cleveland Bay and back to the city
skyline and Castle Hill.
Illustrative Perspective of Gateway Park
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
55
7TH AVENUE
6TH AVENUE
5TH AVENUE
CA
R
&
TR
A
IL
ER
PA
RK
IN
G
IV
SS
3
2
LEGEND
RACK & STACK BOAT
RETAIL
AMENITIES
1 STORAGE FACILITY
2 CAFE
BOAT STORAGE
3 PUBLIC AMENITIES
N
5 FISH CLEANING
(42m x 115m x 16m)
6
7
PROPOSED COMMERCIAL SITE 1

(1,500 sqm)
PROPOSED COMMERCIAL SITE 2

(3,000 sqm)
BOAT WASH DOWN
56
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ROSS RIVER PRECINCT
A pedestrian and cycle path has been planned within a

5 metres wide landscaped edge along the water front as
an extension of the Ross River public walkway network
with landscaped pedestrian connections back to Fifth,
Sixth and Seventh Avenues. Vehicular access to the site
is restricted to Fifth and Seventh Avenues. The parking
area is set back from the residential properties with a
densely landscaped buer zone.
A ring road vehicular circulation system is proposed
serving the boat ramps and car and trailer parking. Four
lanes of car and trailer queuing serve the four boat
ramps, each having four lanes with a central boarding
and short term mooring pontoon.
Boat engine washing facilities using recycled water;

Amenities with toilets, shower/foot washing facility
and bicycle racks.
The dry stack boat storage and associated facilities
such as administration, boating associated retail and
coee shop, are proposed on the water at the end of
the Fifth Avenue extension, facing the existing quay,
jetty and marina. The facility has capacity for 184
boats from 6 to 12 metres in length. This dry stack
boat storage is more economical than marina berths
and oers savings in boat maintenance. Oering
storage for boats 6 metres in length will also alleviate
the demand for trailer boat facilities
Two sites of 1500 square metres and 3000 square
metres have been formed by squaring the adjacent
residential blocks along the northern border of the
site. These sites are considered less ecient for car
and trailer circulation and parking and may be better
utilised as development blocks to achieve their
optimum value.
PRINCIPLE 1
A screen enclosed fish cleaning facility;
184 space dry boat storage facility;

272 car and trailer parking spaces;
Boat Ramp
Provision of a public promenade walkway/

cycleway along the water edge.
Incorporation of retail to activate the
promenade.
Short Term Mooring Pontoon
Provision of pedestrian and cycle linkages from

Fifth, Sixth and Seventh Avenues to connect to
the riverfront walkway.
Use of landscaping to support shading of parking

areas and to provide a green focus for the
facility as an integrated parkland recreational
facility within the Ross River Parkway.
PRINCIPLE 4
A commercially operated recreational marina;
The full development of the Ross River site will

provide capacity to enable the boat ramp facility
in Ross Creek to be decommissioned, provided
non-height restricted launching facilities are also
accommodated.

heritage by adaptive reuse of existing maritime
elements such as the existing wharf.
The proposal could include the following boating

facilities:
Sixteen boat launching ramps with four floating
pontoons;
Initial development will provide sucient

capacity to meet current shortfall in Townsville
recreational boat ramp and car parking
infrastructure.
Capability for the facility to increase in size to

meet Townsvilles growing ownership of small
boats.
PRINCIPLE 2
The site is well located as it is serviced by existing

arterial roads and provides direct access to Cleveland
Bay and popular fishing destination including Magnetic
Island, Cape Cleveland, Cape Pallarenda and the Great
Barrier Reef.
176 car parking spaces;
PRINCIPLE 3
Boating and fishing are central to Townsvilles lifestyle.

Townsvilles existing primary boat ramp facilities,
however, are over thirty years old and cannot meet
present day demand. The Ross River Precinct is located
at the mouth of Ross River and is an ideal location for
a new boat launching facility to service recreational
small boat demographics for vessels less than 6 metres
in height and 8 metres beam due to restrictions of the
new Port Access Road Bridge crossing Ross River.
Boat Dry Stacking Facility - Akuna Bay
Provision of a five metre landscaped walkway

zone along the Ross River waterfront to connect
in the future to the network of walkways, cycle
ways, community open space and recreation
facilities being developed along the banks of the
river as part of the Ross River Parkway.
Amenities Facility - Port Botany, Sydney
C R EAT I N G
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WAT ER FRON T
57
3 THE SITES
Ross Creek East
Ross Creek West
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3 THE SITES
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
59
60
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PORTOFTOWNSVILLE
1
2
3
4
5
INTRODUCTION
CONTEXT
THESITES
MASTERPLANVISION
IMPLEMENTATION
~
~
~
~
~
~
~
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INTRODUCTION
THEMARKET
THEPROPERTIES
RECOMMENDEDTIMING
FORDISPOSALOFLAND
FORMOFDISPOSAL
WHARF10ANDGATEWAY
PARK
ROSSRIVERPRECINCT
DEVELOPMENTTIMING
5 IMPLEMENTATION
INTRODUCTION
THE MARKET
This Master Plan provides a vision for the future

redevelopment of lands located in the city-port interface
areas.
The market for most forms of property in Queensland

remains weak in 2010. Any property with a high risk
component is attracting either a weak response from
the market or weak levels of oers by comparison with
pricing levels achieved in 2005 to 2007. Development
sites form a property type with a perceived high level
of risk.
It is essential that this document maintains a degree

of flexibility to accommodate future changes whilst
providing a clear direction to POTL. As such there are
a number of actions and timings which need to be
addressed to progress the concepts detailed in this
Master Plan.
Presenting a property to the market needs to occur in a
manner that recognises both the circumstances of the
market and the circumstances of the property. If activity
in a property market is strong to very strong, reflecting
high levels of demand, then prospective purchasers will
generally have a higher appetite for risk. If activity in
the property market is weak to very weak, reflecting low
demand levels, the risk appetite abates significantly, as
does urgency.
Consequently, any property needs to be prepared for
a marketing campaign in a manner that manages the
markets perception of risk.
The intent of this section is to provide recommendations
on how to proceed in the implementation of the vision
of the Master Plan for Ross Creek West and Ross Creek
East, whilst highlighting potential issues that need to be
managed throughout the process.
There are principally two considerations heavily

impacting upon demand and the level of oers for
development sites in 2010. Firstly is the availability of
finance for development projects. Secondly is weak
to moderate levels of demand for developed product
in both pre-sale campaigns and newly completed
projects. This is particularly so where a level of
over supply is considered to exist in the market for
that product type (eg a perception exists within the
Townsville market that the inner city unit market is
over supplied particularly in the above average to high
quality product range).
It is not expected that there will be an improvement
in market demand for properties perceived to be a
higher risk acquisition, including development sites
through the 2010/2011 financial year.
As the redevelopment of the Ross River Precinct and

Berth 10 are not dependent upon factors associated
with the market, these precincts will be addressed
separately at the end of this section.
62
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5 IMPLEMENTATION
THE PROPERTIES
At the current time both Ross Creek West and Ross
Creek East:
lands that revert to Townsville City Councils planning

scheme may not be able to be lodged until 2013.
are strategic port land or proposed strategic port

land;
Existing Uses
contain a mixture of tenures and leases of varying

duration; and,
have partly undefined issues in relation to soil
contamination, external road networks and
influences upon core port operations.
In the current weakened market, the above factors
further impact negatively upon demand. Consequently,
it would be advantageous for POTL to provide definition
to:
Land Use
POTL has recently completed public consultation on its
proposed Land Use Plan, which has now been submitted
to the State for approval. Under the draft Land Use Plan
both the Ross Creek West and Ross Creek East Precincts
were identified as being subject to the outcomes of this
Master Plan.
It is recommended that the POTL Land Use Plan be
amended to reflect the outcomes of this Master Plan
which may include the removal of lands from the Land
Use Plan. Any lands which are designated as nonstrategic port land will fall within the Townsville City
Council planning scheme.
Townsville City Council is presently preparing for the
development of a new Sustainable Planning Act 2009
(SPA) compliant planning scheme. Townsville City Council
anticipate that a draft of the new planning scheme will
be completed by late 2011, with public consultation
occurring throughout 2012 and submission for approval
by the State in 2013.
Dependent on discussions with Townsville City Council,
it may be that development applications for any POTL
C R EAT I N G
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WAT ER FRON T
A large portion of the existing Ross Creek East

Precinct is currently occupied by an existing tenant.
Development of this precinct cannot proceed until the
tenant has been relocated from this precinct. It is the
intent of POTL that the tenant would be relocated to
the Townsville Marine Precinct (under construction)
and it is anticipated that this would not occur until mid
to late 2013.
It is anticipated that another tenant currently located
within the Ross Creek East Precinct will continue to
be a tenant within the new development. Agreement
will need to be reached as to how the existing
tenants operations will be accommodated during the
construction period.
Similarly the current tenant of the Ross Creek
West Precinct would need to be relocated prior to
development occurring. It is intended that this tenant
would be relocated to the proposed consolidated
transport node within the Ross Creek East Precinct. As
such the relocation of this tenant would be dependent
upon the re-negotiation of the existing leases as well
as finalisation of the timings of the Ross Creek East
development.
Ground Contamination
Geotechnical investigations into the ground conditions
of the Ross Creek East and Ross Creek West Precincts
need to be undertaken to establish the extent and
level of any ground contamination for:
negotiations with the relocation of existing tenants;
and
to reduce the level of uncertainty regarding this
issue prior to any marketing campaign.
63
5 IMPLEMENTATION
RECOMMENDED TIMING FOR DISPOSAL OF
LAND
Given the constraints that currently exist upon the
properties the preferred timing for marketing the
properties is during the second half of 2012.
There are various stages where risk can be considered

within the development process. These stages
include:
While the status of the property market in two to three

years from the current date cannot be forecast with any
confidence, the weak state of the property market for
potential development sites that presently exists will
hopefully have improved by that time.
Site risks such as soil quality, contamination, and

drainage;
It would be unwise to market the properties prior to mid

2012 given the combination of a weak property market
and an undefined use status for the properties.
FORM OF DISPOSAL
The main risk to POTL in selling the lands to a third party
is the use of the land in a manner that conflicts with
core port operations.
Although port protection mechanisms can be
implemented for lands outside of POTLs control, a
new owner could possibly seek to amend an approval
through Townsville City Council, which would involve
POTL in a process that distracts it from its normal
operations. This risk will generally remain while the
properties are not fully developed. Further the price
received for development land can vary in accordance
with the perceived risk associated with the development
of the land.
64
Development approval risk;

Sale/leasing risk;
Costs of development risk; and
Settlement risk (the contracted sales or leases
actually completing).
If these risks are removed or mitigated, the properties
become more appealing to a wider section of the
market and the values should be enhanced as a
consequence.
If the subject properties are oered to the market
with a significant understanding and resolution of any
site issues and supportive planning instruments then
a prospective purchaser/incoming developer should
appreciate that development risks for the property
are constrained to construction risk and the sale/
leasing risk. This would lead to an enhancement in
value of the lands reflective of reduced uncertainty,
lower planning and investigation costs and the benefit
of time saved.
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5 IMPLEMENTATION
Consequently, the greater the mitigation of risks

associated with the Ross Creek East and Ross Creek
West properties the more likely it is that the market will
identify the opportunities provided by the properties,
leading to stronger oers.
It is recommended that POTL retain some control over
the lands during their development life to negate the risk
of undesirable uses to the Port being proposed upon the
properties and to capitalise on any further enhancement
in value of the lands during their development life.
It is noted that in the marketing of other prominent
development parcels, wherein a public utility is
the vendor or controlling authority of such parcels,
that Development Agreements have been utilised.
Development Agreements can come in various forms
including:
A development lease where the lands remain leased
lands under the ownership of POTL but with a long
term land tenure in favour of the lessee.
A standard contract of sale with staged settlement
periods on performance by the purchaser of certain
works.
A staged contract of sale transferring parts of an
overall development site to a purchaser/developer
C R EAT I N G
N E W
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WAT ER FRON T
on completion of development to a preceding part

of the site.
A freeholding lease wherein the lands are held by
the purchaser/developer entity in leasehold form
until completion of development wherein freehold
tenure may be provided.
The preferred form of contract is generally dependent
on land use. The use of land for residential purposes
will generally require the freehold title to be exchanged
to enable the developed product (usually residential
units) to have a freehold title on transfer to the new
unit owner.
Where non residential property is concerned, a non
freehold right for the incoming purchaser/developer
may be manageable, provided the term of tenure is
very long term (eg 99 years).
The above options provide POTL with the opportunity to
stage the receipt of payments so that higher payments
are received as developments are completed. This
type of arrangement can be extended in a manner
wherein POTL also takes some risk in the sale outcomes
of a project in exchange for higher returns, though
does not participate in the actual construction and
development costs.
65
5 IMPLEMENTATION
MARKETING CAMPAIGN
It is recommended that the properties be marketed in
the form of a Development Agreement. The timing of
such a campaign should be subsequent to the land use
for the properties being defined (which at the earliest
would be mid 2012).
The marketing process at that stage will be slightly
dependant upon the status of the market. The length of
time associated with the campaign will generally be the
only variable to the following proposed structure:
Stage 1 Expressions of Interest Sought
which then POTL can consider and engage with the

preferred development entities in a second stage.
Stage 2 Short Listed Entities
At this point a short list of potential development
entities can be drawn in order to encourage these
development entities to spend eort and money to
provide POTL with preferred development outcomes
in keeping with those recommended by the Port
through this process.
A national marketing campaign grouping both sites

together, seeking a high quality national developer for
the development of the lands is recommended.
This stage is the longest stage requiring between

90 days and 120 days for short listed applicants to
develop sucient concepts for consideration by the
POTL.
This campaign should be conducted with the objective

of obtaining Expressions of Interest from proponents
interested in participating in the development of
the properties in accordance with POTLs preferred
development outcomes.
A short list component of two applicants to four

applicants is recommended. Any more than four
applicants is likely to reduce the appetite of each
of the applicants to contribute significant cost and
detailed eort.
The actual advertising period for an expression of interest

campaign can be as short as four weeks. Expressions
of Interest should be able to be received within two
weeks of the completion of the advertising period. This
combined six week period should be extended if POTL
require responses more substantial than Expressions of
Interest identifying the capabilities of proponents.
PLANNING AND ENVIRONMENTAL

APPROVALS
In a weak market it is recommended that a short

Expression of Interest campaign be sought seeking to
attract as many high level responses as possible from
66
The recommended form of development will require

the appropriate approvals prior to development
commencing. The type and number of approvals
required will vary depending upon the particular
development. As the approval process can be lengthy
it is recommended that early discussions be held with
relevant agencies prior to marketing the properties to
reduce the risk and to streamline the process.
TOW NSVILLE
PO RT
5 IMPLEMENTATION
WHARF 10 AND GATEWAY PARK
ROSS RIVER PRECINCT
The Wharf 10 Cruise and Military Vessel Facility is

proposed to be delivered by 2012, with development of
the Gateway Park to coincide with the development of
additional commercial berth facilities.
Development of the Ross River Precinct anticipated

to be a joint undertaking between the State and
Townsville City Council, with POTL involved in
transitional arrangements for the site.
Initially the Wharf 10 facility will be a multi-use facility

accommodating cruise, military and commercial
activities. Based on forecast growth in these sectors,
the Wharf 10 Facility is likely to reach optimum capacity
by 2014-2015, necessitating the construction of the
second stage of the Berth 10 Upgrade Project.
Development cannot occur until existing business

have relocated to the Townsville Marine Precinct. The
majority of tenants will be relocated by August 2011,
with some commercial activity remaining on site until
2012.
Upon completion the Wharf 10 Cruise and Military

Vessel Facility will be a priority berth for cruise and
military activities, and a new commercial berth will be
established enabling the transfer of existing commercial
operations and to accommodate growth in general cargo
activities. Construction of the Gateway Park would form
part of this development.
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
Based on current information it is anticipated the

development stages for a portion of the Ross River
Precinct are:
ACTIVITY
TIMING
ACTIVITY
TIMING
Funding Approval
2010
Relocation of Tenants
2011
Design and Procurement
2010 to mid 2011
Remediation Works
Early to mid 2012
Development Approval/s
2010 to 2011
2012
Construction
2011 to mid 2014
Transfer of component
of lands to the State for
construction of initial
facilities
Construction of initial
boating facilities by the
State and TCC
2012 to mid 2014
Transfer of balance of
lands to the State for
construction of increased
facilities as demand and
funding suits
2014 onwards
DEVELOPMENT STAGES
DEVELOPMENT STAGES
The key development stages associated with Wharf 10

and Gateway Park are:
The proposed development of the Ross River Precinct

presented in this Master Plan is an indicative proposal
to accommodate the Stat Governments commitment
for recreational facilities, as well as a longer term
development plan that will provide increased facilities
in Townsville. This larger scale development would be
staged over a number of years based on demand and
funding.
67
5 IMPLEMENTATION
DEVELOPMENT TIMING
RISK AREA
RECOMMENDED ACTIONS
TIMING
Land Use
Undertake discussions with Townsville City Council and other stakeholders regarding proposed uses, supporting infrastructure and
required development approvals
The recommended actions are not time dependent

as their purpose is to minimise risk to POTL in any
development. Despite this, however, it is highly
recommended that the actions are undertaken prior to
taking the properties to market.
Amend POTL Land Use Plan (as required)
Liaise closely with Townsville City Council regarding amendments to the City Plan
Existing Uses
Negotiate with existing tenants to achieve the following outcomes:
RISK MITIGATION
relocation of businesses;
exit arrangements for current sites and timing of relocation;
interim arrangements for operations during construction period; and
new lease arrangements for development sites (as appropriate).
Geotechnical
Undertake geotechnical investigations for the sites
Undertake contamination base line assessments for the sites
Delivery
Purchase or obtain an option to purchase No. 2 The Strand
Structure an appropriate delivery model for the development
68
TOW NSVILLE
PO RT
MARKETING
5 IMPLEMENTATION
ACTIVITY
RECOMMENDED ACTIONS
TIMING
Market Sounding
Review market conditions prior to proceeding to the market for development of sites
Mid 2012
Marketing
Call for Expression of Interests
Mid 2012 (following review of market conditions)
Short list proponents
Mid 2012
Enter into contract with preferred tenderer
Late 2012
ACTIVITY
RECOMMENDED ACTIONS
TIMING
Relocation
(RCE) Relocation of existing tenants
Mid 2013
Construction
(RCE) Site preparation works
Mid 2013
Construction
(RCE) Construction of consolidated transport node in first stage
2014
Relocation
(RCW) Relocation of passenger ferry service to consolidated transport node at Ross Creek East
2015
Construction
(RCE) Staging of remaining buildings to be determined by market conditions. Buildings should be substantially pre-let prior to
commencing construction of remaining buildings
2015 to 2020
Construction
(RCW) Construction of first stage following achievement of sucient pre-sales
2015 to 2017
Construction
(RCW) Staging of remaining buildings to be determined by market conditions
2017 to 2020
DEVELOPMENT
Contracting
C R EAT I N G
N E W
U R BA N
WAT ER FRON T
69
ACKNOWLEDGEMENT
The development of the Townsville Port Urban Waterfront Master Plan has been a collaborative process by the following
orgainsations:
Port of Townsville Limited
Bovis Lend Lease Consulting
Lend Lease design
Clouston Associates
Knight Frank (Townsville)
AECgroup
Rider Levett Bucknall
UDP Consulting Engineers
DAlbora Marinas
GHD
2009 Aerials imagery Townsville City Council 2009. Base Dataset/Dataset reproduced with permission of Townsville City Council.
2010 satellite imagery DigitalGlobe, Inc., All Rights Reserved.
This document is not to be copied or distributed without the prior approval of Lend Lease.
July 2010

Townsville Port Urban Waterfront Master Plan

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TOWNSVILLE PORT

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Townsville Waterways Redevelopment Project

Townsville Economic Gateway

Townsville City-Port Strategic Plan

The Townsville Waterways Redevelopment Project

This study was undertaken in 2006 by Townsville City

A 2007 collaborative initiative of the State Government,

This approach has driven the identification of strategic

provided a background to the lands and an

understanding of the intentions and initiatives for

Stage 1 Business Case

Ross Creek West Bank

reinforced the consistency of vision amongst

the various outcomes recommended by past

(AECgroup and Knight Frank)

(UDP Consulting Engineers)

greater than Tasmania and the Northern Territory

for housing development, North Queensland is well

Future plans include a new pedestrian bridge across Ross

The promenade has a north facing aspect and is a symbol

The upper Ross Creek waterway has been subsequently

Towards the mouth of Ross River, a series of industrial,

Road freight to and from the Port is currently

As part of the Berth 10 redevelopment, POTL is planning

It is noted that Townsville City Council is in the early

TO EASTERN PORT ACCESS CORRIDOR

Sunferries also oer passenger services to the 4,000

The passenger ferry services co-ordinate with local

Public Transport Diagram

IMAGE OF CAR FERRIES

Breakwater Coach Terminus

Sunferries Passenger Ferries

Fantasea Car Ferries

The extensive waterfront environment of Townsville

Open Space Network Diagram

Historically these lands have been used for port and

In addition to the above sites, POTL will be developing

Ross Creek East & Ross Creek West

Upper Ross Creek & Breakwater Marina

Ross Creek East Site

Maritime Industrial Activity along Ross Creek East

Ross Creek East Wateredge

Fantasea Ferry Terminal

Adjoining Development - The Solaris

Ross Creek West Site

Ross Creek West Site

Five of the parcels, numbered 5-9, are located on the

Most of the land parcels in this precinct are relatively

Parcels 1 and 2 are a combined 370 square metres;

Upper Ross Creek

Upper Ross Creek

Pedestrian trac flows past the properties, however,

Townsville Motor Boat & Yacht Club

Great Barrier Reef Marine Park Authority

Tomlins Street Jetty

As these sites are severely constrained by a mixture

Residential Apartments fronting Breakwater Marina

Ross River Precinct

Ross River Marine Industries

Ross River Marina

Adjacent Wetlands along Ross River

The creation of a dynamic and vibrant social culture

The community and tourists will be able to enjoy the