This Stakeholder Survey summary reflects the survey responses of landowner and business owner stakeholders as relevant to Toowoomba Regional Council’s Land Use Implications of Major Infrastructure Projects Study (LUIMIPS).
BACKGROUND
With a range of significant region-shaping infrastructure projects being delivered within the Toowoomba Region that provide various land use, economic and other opportunities, Toowoomba Regional Council (Council) has identified the need for a study to inform the new Planning Scheme. This study assesses the land use implications of the following major infrastructure projects:
- Melbourne to Brisbane Inland Rail - this major catalytic piece of infrastructure provides opportunities for the Toowoomba Region in terms of the diversification of its economy and providing for land uses that are directly associated with and complementary to the region’s proximity to Inland Rail. Inland Rail will also enhance connectivity to existing freight routes and may provide for fast passenger rail connections between Toowoomba and Brisbane;
- The Toowoomba Bypass – the bypass provides for key improvements in traffic and transport safety and efficiency, by offering an alternative route for heavy vehicles to access the National Land Transport Network without the need to pass directly through the Toowoomba City Centre;
- Toowoomba Wellcamp Airport – the airport provides a host of opportunities for land uses which both immediately adjoin the airport land, as well as the region more generally. In providing greater access to national and international markets (while being aware of current COVID-19 restrictions), the region should explore further land use opportunities that benefit from proximity to an airport, particularly in relation to agriculture, food manufacturing, resources, tertiary education and tourism. The Toowoomba Trade Gateway (TTG) area, while being addressed within a separate Council project (Industry Review Study) will therefore still be a key influence on the findings of the subject study; and
- Toowoomba Hospital Relocation – the proposed relocation of the Toowoomba Hospital will have land use implications for both the current and proposed hospital sites and could present a range of opportunities. Significant redevelopment opportunities catalysed by multiple changes include the hospital relocation, development within the Railway Parkland Priority Development Area, establishment of a linear park along Gowrie Creek and conversion of the railway line to an active transport corridor.
This LUIMIPS is required to look at land use planning for areas that will be impacted by changed interfaces, connections or functions resulting from ultimate delivery of this infrastructure.
The LUIMIPS is informed by two preliminary investigations:
- Preliminary Investigations Report – this report was prepared to review and summarise background documents and planning frameworks, reflecting on documented land use and economic influences of the major infrastructure projects.
- Stakeholder Engagement and Summary Report – a summary of land use implications has been documented from the perspective of various stakeholders through facilitated engagement activities.
This Landowner and Business Owner Survey summary is a component of the Stakeholder Engagement and Summary Report.
PROJECT PROGRAM
LANDOWNERS AND BUSINESS OWNERS SURVEY
40 responses to the survey were received and an overview of responses follows:
Key observations included:
Significant interest from respondents in changing future land uses to manufacturing and logistics.
Of the 18 respondents who think that use of their land or business will be impacted by Inland Rail:
- 11 respondents intend to continue with their current use of the land for the foreseeable future.
- 65% of respondents think Inland Rail will benefit their land or business, while slightly more (71%) of respondents agree that Inland Rail will benefit the local economy.
- 28.6% of these respondents strongly disagree that their land or business will see benefit from Inland Rail.
- While some comments generally supported the regional opportunities that the Inland Rail could catalyse, some comments expressed concerns about the lack of/no benefits being realised in rural localities (e.g. Millmerran) that will experience the greatest impacts.
Of the 10 respondents who think that use of their land or business will be impacted by the Toowoomba Bypass:
- Most respondents agree that the Toowoomba Bypass will bring benefits to both their own use of the land or business and to local industry.
- A majority of these respondents think that the redirection of highway traffic away from their business is not desirable but only one respondent would consider relocating because of the Toowoomba Bypass.
- While some comments generally supported the regional opportunities that the Toowoomba Bypass will bring, concerns were expressed about the loss of business to other cities (Brisbane, Gold Coast).
- Growth to the north will need to balance demands for industrial and residential land uses.
Of the 14 respondents who think that use of their land or business will be impacted by the Toowoomba Wellcamp Airport:
- 71% of respondents would consider changing land uses to utilise increased air transport services of the airport.
- However, the same number of respondents see their current use of land will continue for the foreseeable future.
- All respondents agreed the Toowoomba Wellcamp Airport will benefit their land or business and local industry.
- Most comments from these respondents express a desire to see more services and associate land uses (and subsequent improved benefits) however one comment noted potential impacts on their business from the “proposed track and events arena”.
Of the 10 respondents who think that use of their land or business will be impacted by the Toowoomba Hospital Relocation:
- Just over half of respondents agree that there will be benefits to the Toowoomba City Centre if the hospital relocates.
- Only one of these respondents would consider relocating to better access the new hospital site.
- Concerns raised by the respondents included that its remote location would be less attractive for medical offices to co-locate.
However supportive comments included that not all land uses will need to relocate but rather change to meet commercial and industrial lands around the existing hospital site and that the new hospital location is needed for expanded services for the growing population and faster/ easier access for service operators and patients.
AT-A-GLANCE
LANDOWNER AND BUSINESS OWNER SURVEY RESPONSES
Online results from the survey conducted in March 2021
DISCUSSION THEMES
Reflecting the findings of the Preliminary Investigations the following discussion themes are used:
Emerging Industries and Land Uses | |
Connecting Transport Networks | |
Rural Localities | |
City Centre | |
Integrating Land Uses and Infrastructure |
LAND USE IMPLICATIONS
The following table summarises the land use issues and opportunities for potential consideration as identified through the stakeholder engagement process.
Some of these land use matters will not be able to be resolved within the scope or timeframes of this project and may represent longer term considerations.
Where possible these matters have been considered in the draft LUIMIPS report, and where such issues are beyond the scope of the project, the draft LUIMIPS report has acknowledged these.
Potential investigation of key stakeholder land use considerations
Issue/ Opportunity | Potential Matters to be Considered |
Emerging Industries and Land Uses |
|
Olympic bid announcement | What specific opportunities and land use implications? |
Support for Agricultural technology | Land use opportunities outside of TTG may include intensive horticulture, smart farms in areas east of TTG. Consult with Industry Review on TTG/ other industrial areas opportunities. |
More self-contained industrial development and more tech responsive flexibility needed in planning scheme | Addressed through Industry Review project |
Shift of freight from rail transport to road transport since Toowoomba Bypass opened | How will this trend be affected once Inland Rail is operational? Timeframes? Insights from Aurizon strategic planning would inform this. Rest stops/ siding infrastructure for road trains needed in key locations – where are these currently? |
Data industries in northern TTG | Addressed through Industry Review project |
Opportunities capitalisation improved through branding and regional promotion | Considerations for planning scheme strategic framework |
Connecting Transport Networks | |
Potential to be regional airport | Is there a timeframe for this or “number of services” threshold? |
More than just a freight hub | Potential for Sports/ Events Precinct and accommodation uses |
“High value consolidated produce” opportunities in well-connected areas | Which areas are these? Reliant on location of intermodal facility? |
Synergy between airport passenger services and rail passenger services | What thresholds or timeframes can be estimated? |
Competing interests for location of intermodal facility | Planning scheme and land holdings conflicting with where/ how land uses are being developed. This will impact on traffic connections to urban/ residential areas. Preferred site (ARTC/ State Government?) may not be in Toowoomba |
Re-use of existing rail lines if services switch to Inland Rail | Investigate which rail lines and asset owner strategies |
Fast Passenger Rail to Brisbane | Further information re agencies/commitment/ timing needed. May not be recommended to go beyond Gowrie owing to safe operation of intermodal facilities further west along Inland Rail |
Local public transport networks | North-south movement in the city will be important driver for local transport networks and integrated transport outcomes. |
Western Arterial Road/ Regional North-South Transport Corridor | Will provide bypass to City and will impact on regional movements |
Rural Localities | |
Ensuring rural localities are able to capitalise on major infrastructure opportunities | Opportunities to grow food manufacturing access to broader national/ international trade networks. Are connections to freight networks of major infrastructure reliant on private investment? |
Potential growth in agribusiness and intensive horticulture should not compromise resources of rural localities | Potential for growth of industrial areas in Pittsworth and Millmerran requires infrastructure to improve water security Principles and values of TRC’s Green Infrastructure Strategy will apply in these areas |
Inland Rail will be a barrier to movement from east to west | Nodes at rail crossings need to facilitate (prioritise?) ease of movement across rail lines |
City Centre |
|
Potential for north-south multi-modal connection would support opportunities for active transport and high frequency public transport | Could this connect major city hubs: hospital, university, CBD, TWA? |
Northern connections between Baillie Henderson and Toowoomba Bypass are important | Confirm status of Gowrie Creek Crossing business case - will further connect site to residential areas via Goombungee Road/ Mort Street |
Queensland Health has considered Residential, Aged Care and Sporting Facility / Public Space stadium as potential future uses of existing hospital site | What implications for land use planning around site? Large Format Retail proposed Confer with Industry Review on scope for industrial/ commercial uses in this area. |
Toowoomba Connection Road (former Warrego Highway) opportunities potential to respond to reduced heavy freight traffic and to create more people-oriented sense of place and activity | Need to ensure viability of quantum of commercial land and strategic network planning of commercial uses across City Centre Residential uses to be supported in re-development along old alignment |
Infrastructure upgrades and overland flow stormwater management needed for intensification of uses in and around existing hospital site and other areas of City Centre | Early identification will be important to land use planning and LGIP/ TRIP |
New hospital site is large and should consider co-location with compatible uses | Conversations with university have been undertaken – can further updates on this be found? |
Integration of land uses and community networks is important around the new hospital site | Accessibility and mobility priorities for movement networks Access to public parks and northern growth corridor Immediate developer interests seen for aged care land uses around hospital – while useful will need to be managed to ensure safe evacuation and disaster management |
Integrating Land Use and Infrastructure |
|
City Creek Corridors |
|
Strategic planning purpose of Northern Growth Corridor is integration of services (multi-use of open space) | Implications under Green Infrastructure Strategy Planning Scheme Integration (GRISPI) project also to be considered |
Naturalisation of Gowrie Creek is sought through Northern Growth Corridor | Stormwater management functions and infrastructure provision in this area is important for City Centre growth – further information from overland flow modelling available? |
Infrastructure |
|
Infrastructure upgrades will be needed for intensification of uses in the City Centre | Refer to implications and impacts on the TRIP |
Use of existing assets and capacity preferred | Will have implications for timing of land use intensifications |
State pipeline for water supply | What timing and capacity? |
Integrating Residential Growth Areas |
|
Land holdings at Wilsonton Heights | Need to confirm how much land, what current zoning and strategic intent in consideration of all other implications being discussed |
Ensure increased densities not at expense of valuable green corridors | Refer to Council Matters of Local Environmental Significance reporting |
Environmental Values |
|
Major Green corridors and water ways need to be protected and minimise any crossings | Refer to Council Matters of Local Environmental Significance reporting Needs to align with concurrent GRISPI project |
Interurban breaks to be retained north of new hospital site | Confirm location and values |
Planning frameworks |
|
Consider whether areas are in PIA or not and intent to service | Are interim LGIP or TRIP amendments required? |
Consider transport corridor preservation | Ensure immediate planning doesn’t compromise for future transport outcomes Need to confirm this active transport strategic intent against TMR North-South Corridor pre-feasibility planning |
For further information on the survey please call Council on 131 872.
