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Surat Basin Industrial Land Audit
Surat Basin Region The Surat Basin region, in Southern Queensland,
includes the local government areas (LGAs) of
Toowoomba, Western Downs and Maranoa. The Surat
Basin region is characterised by a number of
communities, the largest of which are located along the
Warrego Highway including Roma, Miles, Chinchilla,
Dalby, Oakey and Toowoomba.
The region has strong economic foundations with a well
established rural economy and a rapidly expanding
industrial economy centred on the resources and energy
sectors. Commercial quantities of coal, petroleum, coal
seam gas and natural gas deposits are driving further
economic development across the region. A full range of
resources and energy businesses and supporting supply
chain enterprises are expanding their presence in many
of the region’s towns. The development of the resources
and energy sectors is expected to drive significant
growth in the region over the next 20 years and beyond.
Figure 1: Surat Basin Region
Industrial Land Audit
A detailed audit of industrial zoned land was undertaken
by PSA Consulting in June 2010 across the three LGAs
that comprise the Surat Basin. The audit recorded the
occupancy status and land use activity occurring on
industrial zoned land (Figure 2).
Analysis of this data confirmed the total area and
number of industrial zoned lots that are either occupied
or vacant and available for development. The audit also
presents the mix of land use activities occurring on
occupied industrial zoned land.
Figure 2: Industrial land audit process
SURAT BASIN INDUSTRIAL LAND AUDIT
REGIONAL OVERVIEW
LAND USE l TRANSPORT l INFRASTRUCTURE - 2 -
Industrial Land supply
At the time of the audit there was a total supply of
3,882ha of industrial zoned land on 1,189 lots
distributed across the three LGAs.
Table 1: Distribution of industrial land supply
LGA Area Lots
Maranoa 748ha 249
Western Downs 891ha 680
Toowoomba 2,244ha 260
Total 3,882ha 1,189
The data in Table 1 and Figure 3 highlights that the
Toowoomba LGA has the greatest total supply of
industrial land in the Surat Basin (58%) with 2,224ha
distributed across 260 lots. This considerable land supply
is primarily located at Charlton Wellcamp (Map 1).
Figure 3: Distribution of industrial land supply
Total land supply by lot size
Industrial land stocks were separated into four lot size
categories including:
• <0.5ha;
• 0.5ha – 1ha;
• 1ha- 5ha; and
• >5ha (Table 2).
Land stocks were separated into these categories to
provide an accurate account of the type and quantity of
land available to cater for small, medium and large scale
industrial uses or for further subdivision (Table 2, Figures
4 and 5). Analysis of industrial land stocks highlighted:
• Lots <0.5ha represent the largest number of lots
(776) with the greatest concentration of these
small lots located in the Western Downs LGA;
• Lots sized >5ha represent the largest area
overall (3,266ha), with the greatest supply of
these large lots located in the Toowoomba LGA;
and
• Lots sized 0.5ha-1ha are the least represented
with only 62ha across 81 lots.
Figure 4: Number of lots by size
Figure 5: Supply of lot size by area (hectares)
Table 2: Land supply by lot size
Locality < 0.5ha 0.5ha - 1ha 1ha - 5ha > 5ha
Area Lots Area Lots Area Lots Area Lots
Maranoa 38ha 139 21ha 29 139ha 52 550ha 29
Western Downs 93ha 481 32ha 45 210ha 103 556ha 51
Toowoomba 22ha 146 9ha 7 56ha 27 2,160ha 80
Total 153ha 766 62ha 81 405ha 182 3,266ha 160
Note: The audit only surveyed specific locations in the
Toowoomba LGA including Oakey, Charlton Wellcamp and
Heinemann Road.
SURAT BASIN INDUSTRIAL LAND AUDIT
REGIONAL OVERVIEW
LAND USE l TRANSPORT l INFRASTRUCTURE - 3 -
Industrial Land Occupancy
The audit recorded the occupancy status of all industrial
zoned land within one of the following five categories:
• Occupied – land that accommodates a use;
• Partial Use – while the property accommodates a
use, a portion remains vacant and could be further
developed;
• Vacant Buildings – unoccupied built structure;
• Vacant Land – vacant undeveloped property; or
• Alternate Use - land that accommodates a use
generally not associated with an industrial zone,
such as airports, road and rail infrastructure,
wastewater treatment plants, waste transfer
stations, schools, parklands and extractive industry.
Table 3 and Figure 6 provides a conceptual breakdown
of the occupancy status of all industrial zoned land in the
Surat Basin, highlighting over half of all industrial land
supplies as ‘Vacant Land’ and available to accommodate
future development.
Table 3: Occupancy of industrial land supply
Locality
Occ
up
ied
Pa
rtia
l U
se
Va
can
t
Bu
ild
ing
s
Va
can
t
Lan
d
Alt
ern
ate
Use
To
tal
Maranoa 266ha 19ha 5ha 406ha 53ha 749ha
Western Downs 418ha 7ha 5ha 393ha 68ha 891ha
Toowoomba 106ha 0 3ha 1,810ha 326ha 2,245ha
Total 790ha 25ha 13ha 2,608ha 446ha 3,885ha
Figure 6: Occupancy status of industrial land
This data highlights that, at the time of the audit a total
of 815ha of all industrial land in the Surat Basin region
was either ‘Occupied’ or ‘Partial Use’, with the majority
of this development located in Western Downs LGA
(Figure 7 and Table 3).
Figure 7: Quantity of ‘Occupied’ and ‘Partial Use’ land
A total 2,621ha of industrial zoned land was recorded
within the ‘Vacant Land’ and ‘Vacant Buildings’ status,
approximately 68% of total land supply. Property within
these two categories is considered available for new
industrial development.
Figure 8 presents the distribution of ‘Vacant Land’ and
‘Vacant Buildings’ across the three LGAs as:
• Maranoa– 411ha;
• Western Downs– 398ha; and
• Toowoomba– 1,813ha.
Figure 8: Quantity of ‘Vacant Land and Buildings’
Note: The majority of Toowoomba’s vacant land supply
is located at Charlton Wellcamp
SURAT BASIN INDUSTRIAL LAND AUDIT
REGIONAL OVERVIEW
LAND USE l TRANSPORT l INFRASTRUCTURE - 4 -
Land Use Mix
An inventory of all land use activity occurring on
property classified ‘Occupied’ and ‘Partial Use’ was
prepared as part of the industrial land audit. This
inventory highlighted that a broad range of land use
activities occur on industrial zoned land. Land use
activities were classified into one of the following
categories:
• Agricultural Industry;
• Construction;
• Depot;
• Gas Industry Services;
• Machinery Hire and Sales;
• Manufacturing;
• Residential;
• Retail;
• Service Industry;
• Storage;
• Transport; or
• Other (Community Purpose, Mining Industry
Services, and Professional Service).
Analysis of this audit data has been undertaken to
confirm the mix of land use activities that currently
occur on ‘Occupied’ industrial zoned land (Table 4 and
Figures 9 and 10). This data highlights the five most
dominant land use activities as:
• Agricultural Industry – 241ha;
• Manufacturing – 184ha;
• Transport – 85ha;
• Gas Industry Services – 79ha; and
• Residential – 71ha.
The dominance of the ‘Agricultural Industry’ reflects its
historic contribution to the region’s economic profile. It
is expected that the ‘Agricultural Industry’ supply chain
will remain a dominant occupier of industrial land in the
Surat Basin over the long term.
The dominance of ‘Gas Industry Services’ activities is
related to the growing resources and energy sectors,
which are anticipated to increase in value and share of
the Surat Basin’s economic and employment profile.
Expansion of existing gas field activities and the
exploration and development of new gas fields across
the entire Surat Basin is anticipated to be a significant
driver of demand for industrial land in the immediate to
medium term.
The dominance of ‘Manufacturing’ and ‘Transport’
activities shares a strong nexus with both the
‘Agricultural Industry’ and the ‘Gas Industry’. Both
Manufacturing and Transport activities provide services
that facilitate and support the development of the
agricultural and energy resource economies.
This audit identified 71ha (8.7%) of developed industrial
land in the Surat Basin accommodates ‘Residential’ uses.
‘Residential’ activities are a constraint to industrial
development.
Figure 9: Land use mix
Table 4: Land use activity on ‘Occupied’ industrial land
Locality
Ag
ricu
ltu
ral
Ind
ust
ry
Co
nst
ruct
ion
De
po
t
Ga
s In
du
stry
Se
rvic
es
Ma
chin
ery
Hir
e
an
d S
ale
s
Ma
nu
fact
uri
ng
Re
sid
en
tia
l
Re
tail
Se
rvic
e I
nd
ust
ry
Sto
rag
e
Tra
nsp
ort
Oth
er
Maranoa 97ha 9ha 27ha 71ha 4ha 35ha 4ha 9ha 7ha 3ha 20ha 0
Western Downs 93ha 17ha 6ha 8ha 18ha 148ha 62ha 25ha 18ha 2ha 26ha 3.2ha
Toowoomba 52ha 0 1ha 0 0 0 5ha 4ha 1ha 1ha 40ha 0
Total 241ha 27ha 34ha 79ha 22ha 184ha 71ha 37ha 26ha 7ha 85ha 3.2ha
SURAT BASIN INDUSTRIAL LAND AUDIT
REGIONAL OVERVIEW
LAND USE l TRANSPORT l INFRASTRUCTURE - 5 -
Figure 10: Land use activity on ‘Occupied’ industrial land
Industrial land summary
A key finding of the land audit was the varied state of
development across the region’s industrial precincts.
This audit identified the following key findings.
Industrial Land Supply
• A total supply of 3,882ha of industrial zoned
land across 1,189 lots distributed between the
LGAs as follows:
o Maranoa – 748ha (249 lots);
o Western Downs – 891ha (680 lots); and
o Toowoomba – 2,244ha (260 lots).
• Lots <0.5ha represent the largest number of lots
overall (776); and
• Lots sized >5ha occupy the largest area overall
(3,266ha).
Industrial Land Occupancy
• 815ha (21%) has been developed and is
‘Occupied’ or ‘Partial Use’;
• 446ha accommodates an ‘Alternate Use’ and is
also unavailable for future development; and
• 2,621ha is available for development as ‘Vacant
Land’ and ‘Vacant Buildings’. This supply is
distributed between the LGAs as follows:
o Maranoa – 411ha;
o Western Downs – 398ha; and
o Toowoomba – 1,813ha.
Land use mix
Dominant land use activities on industrial zoned land
across the Surat Basin include:
• Agricultural Industry – 241ha;
• Manufacturing – 184ha;
• Transport – 85ha;
• Gas Industry Services – 79ha; and
• Residential – 71ha.
Connector Road
Rail Line
State Controlled Road
Maranoa Regional Council
Toowoomba Regional Council
Western Downs Regional Council
Toowoomba Regional Council
Western Downs Regional CouncilMaranoa Regional Council
MOONIE HIGHWAY
BUNYA HIG
HWAY
GORE HIGHWAY
NEW ENGLAND HIGHW
AY
LEICHH
ARD
TH
IGH
WAY
CARNARVON HIG
HWAY
WARREGO HIGHWAY
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Toowoomba Regional Council
Western Downs Regional CouncilMaranoa Regional Council
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Date: June 2010Source: PSA Consulting Author: PSA Consulting
Surat BasinSurat BasinMap 1Map 1
Surat Basin Industrial LandAuditSurat Basin Industrial LandAudit
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kilometres
Geographic RegionGeographic Region
19%
23%58%
Maranoa Regional Council
Western Downs Regional Council
Toowoomba Regional Council
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