rethinking the interface between industrial and other urban land uses … australian ...
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Rethinking the interface between industrial and other urban land uses
…Australian case studies
European Real Estate Society Conference Vienna, Austria - July 2013
Professor Mike HefferanPro Vice-Chancellor (Engagement) &Professor Property & Development
Rethinking the interface between industrial and other urban land uses … Australian case studies
This presentation:
(1) the ‘conventional’ approach to industrial land uses and
location – and challenges to that
(2) this research - purpose and methodology
(3) outcomes
(4) conclusions.
(1) The conventional approach to industrial land use and location and challenges to that
(Typical) key locational drivers of industrial land use…
(i) historic and natural advantages(ii) input costs/availability, infrastructure and markets(iii) town planning/development control
…. and all three have changed / are continuing to change (irreversibly)
obviously interrelated
Critical changes (especially in regions) recent past/continuing demise of most, ‘main-stream’ manufacturing further loosening of ‘locational bonds’ because of:
smaller scale (personal & personnel decisions) Increased importance of ‘knowledge based’, ‘lightweight’ product impacts of ICT & relative ease of access (often peri-urban)
the emergence of options/choice of remaining manufacturing, much is progressive/viable and,
tends to be ‘service’ oriented (i.e. deal direct with public) link with ‘value add’ to other sectors (e.g. rural, tourism, ICT,
health etc.).
(1) The conventional approach to industrial land use and location and challenges to that (contd.)
in many cases, contemporary town planning based on low density and segregated land uses is demonstrably working against urban sustainability and these types of contemporary industrial uses.-presumes a requirement for spatial separation, scale/use of infrastructure/services that may now simply not be the
case-may overestimate the importance of clustering and
underestimate the importance of direct sales or distribution activities.
(plus a lesson in the permanency of subdivision !)
(1) The conventional approach to industrial land use and location and challenges to that (contd.)
(2) This research …. purpose and methodology
A joint research project between USC and Sunshine Coast Regional Council – to inform economic development strategies and new town plan (under development)
Methodology literature review (surprisingly little in academic papers/text
or the basis for previous government policy) local government records focus group with professionals involved semi-structured interviews with key informants comparative case studies (Sunshine Coast, Brisbane,
Ipswich, Beenleigh, Gold Coast and Byron Bay) Outcome
report and presentations … paper to follow Period – September 2012-July 2013
Research Methodology… Literature review
texts/journals regional council records Australia Bureau of Statistics (ABS) ….2011 census
data available industry data/research
Focus group/workshop 12 professionals (planners, valuers etc. directly
involved) – ‘key informants’ Individual semi-structural interviews
government/council agents land-owners/developers
Five (diverse) case studies (for comparison South-east Queensland and northern New South Wales)
Industrial Market/Use Subsectors (not mutually exclusive)
Sites – immediately available, englobo developers/investors, would-be owner occupiers, corporate owners, state or local government, long-term individual owners
Developed industrial propertytwo distinct (significant) groupings (normally larger scale) free standing modules within built enclaves (normally community
title) owner occupiers or investors or tenants.
Very limited underlying published research – and reliable data at a regional level generally poor
but…
all regions identified changes and challenges of existing planning regions
‘responses’ have fundamental differences.
(3) Case Study Outcomes
Case Study locations - South-east Queensland & Northern New South Wales
Sunshine Coast
Brisbane
Ipswich
Beenleigh
Gold Coast
Byron Bay
Sunshine Coast…natural advantage
Sunshine Coast, Queensland, Australia 320,000 population (very
rapid growth) peri-urban (part of SEQ, 3
million, 90 km north of Brisbane)
coastal strip (70km long, subtropical, environmentally sensitive)
relatively narrow economic base
changing demographic an aspirational place
Ref: maps.google.com.au
Sunshine Coast Industrial Land ... Case Study
Key characteristics… (overall) ‘villages’, coastal and
hinterland towns scattered – three major estates,
12 other small/scattered never had a main manufacturing
base (except sugar and small scale dairy)
close proximity to Brisbane (positive or negative aspects)
limited rail infrastructure, to gas retraction of some manufacturing
(e.g. fabrication/concrete manufacture)
importance of home market Key role of government holdings
Locality Map
Noosaville
Coolum
Nambour
Kunda Park
Forest Glen
Caloundra
Industrial Market/Use Subsectors (not mutually exclusive) (contd.)
Key types small/one-off (e.g. high-end manufacturers) – largely locally,
independent considerable sales direct to public ‘value add’ to existing – often with retail/tourism component
(e.g. rural value-add) linked to distribution (e.g. close road access to Brisbane
market and south).
Ref: www.aerialadvantage.com.auRef: wikimedia.org
Ref: The Queensland Times
Ref: www.waltzingmorethanmatilda.com
Ipswich (40km west of Brisbane)
traditional manufacturer (rail, power, woollen mills etc.)… threatened
large scale, infrastructure workforce and cheap land
political leadership – with success!
but with risk when major firm failures occur
move to distribution and quasi-retail
Ref: www.babyboomercentral.com.auRef: australiaforeveryone.com.au
Ref: www.jumboaerial.com.au
Beenleigh(30km south of Brisbane)
industry uses separated but generally works well
conforming uses – manufacturing, transport industry, distribution (larger)
key attributes – links to F1 (Highway 1), and location Brisbane (north)-Gold Coast-South
combined action by cluster (e.g. with government, worker transport/support)
Ref: www.lighthouse.net.au
Ref: www.australiantraveller.com
Byron Bay(about 200km south of Brisbane)
an iconic area, ‘distant’ from big centres
no traditional ‘industry’, green – tourism, alternative
truly innovative ‘industrial’ estate that integrates a wide range of uses – industrial, support, retail and others
‘regional marketing’ of industry production (clothes, food, sports goods etc.)
On the basis of this study … the fundamental shift in ‘industrial’ land uses, particularly in
peri urban areas is confirmed (changed but certainly not dead!);
in these new models, traditional locational parameters may not be as strong, nor might traditional supply chains/clusters. Such uses are likely to integrate with ‘value add’ to other sectors – rural, tourism and especially services/quasi retail;
distribution centre growth is confirmed … but highly dependant on geography and transport infrastructure;
emerging models vary greatly from region to region; in much of this, conventional land use control (e.g.
segregation of land uses, highly prescriptive development approvals etc.) are frustrating, not facilitating, the development now demanded.
(4) Conclusions
Rethinking the interface between industrial and other urban land uses
…Australian case studies
Comments/input/further information:
Professor Mike HefferanPro Vice-Chancellor (Engagement) andProfessor of Property and EngagementUniversity of the Sunshine CoastQueensland, Australiamhefferan@usc.edu.auTel: + 61 7 5456 5169
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