appendices 7 - theworkshops.qm.qld.gov.au/media/documents/twrm/about us/nth... · 39. community...

7APPENDICES

57NORTh IPSWICh RAIL YARDS I vISION PLAN I JUNE 2011

7.1 APPENDIX 1

STAKEHOLDER ENGAGEMENT LIST

In addition to Steering Committee representatives, many individuals and organisations participated in the visioning process for the Ipswich Rail yards, either meeting with individual members of the consultant team or attending workshops/presenta-tions;

- Leda Property Group

Alex Chernov (Gold Coast)

- Bremer TAFE ;

Martin Geddes, Teacher, Metal Fabrication

Richard horne, Business Development Officer

- Queensland Rail; Sustainability section,

Kylie Edwards, Peter Ashe, Melanie Gardner

- Department of Infrastructure and Planning

Darren Crombie, Andrew McPherson

- Ipswich City Council

Andrew harvey Chief Operating Officer, Economic & Community Development

Susan Yates, Marketing Manager

Tanya Jen, Cultural heritage

Susanne Stevenson

Lindsay Morton

- The University of Queensland,

Celmara Pocock

- The Workshops Rail Museum

Chayle Timbs, visitor Experience Manager

Geraldine Mate, Senior Curator Transport &

Energy

- Queensland Museum

Dr Ian Galloway, CEO

Lisa harvey, Strategic Collection Manager

Paul Willet, Director, Corporate Services & Business Development

Stephanie Tickle, Strategy and Business Development Manager

- Puffing Billy

Eamonn Seddon, CEO

- Arts Queensland

Mark Tierney, Director, Infrastructure Planning and Projects

- Bremer River Fund Committee

Martin Albrecht

- Brisbane Marketing,

Katherine Cooke (Film Brisbane),

Julie Turpie, Director Major Events

Daniel havas, Director Investment Attraction

Annabel Sullivan, Director Convention Bureau

- Concept Living

Sandy Murdoch

- Central Apartments and hotels

Lindsay Prior

- Ipswich Events Corporation

Terry hadnutt,

- Ipswich visitor Information Centre

- Mantra, Michael Lally

- Mirvac,

Andrew Taylor

- Parker Travel Collection

Todd Parker

- Radisson

Scott Lane

- Sustainable Tourism Cooperative Research

Centre and Tourism Queensland

Sir Frank Moore

- Tourism Queensland

David Morgans

- Warner village Theme Parks

Peter Doggett

- Macquarie Investments

Marcel Russ

- David Eades, Consultant to Queensland Rail

OPPORTUNITIES WORKSHOP(10/08/10) – COMMENTS / NOTES:

1. Museum as the core principle growth

sector.

2. Transport museums – international status.

3. Authenticity.

4. Workers on display; visitors can view ‘work in progress’ on rail carraiges.

5. Branding “the Workshops”

6. Activate the site outside museum hours by increasing including night tours and events.

7. Restrictions of surrounding residential (noise etc.)

8. Access for trains to the site – fix movement at Ipswich station (new dedicated platform) plus upgrade onsite platform and install turn table on site.

9. Logistics – challenge.

10. Open the site to the river.

11. Big opportunity to use under-utilised buildings as early win – exhibition, event spaces.

12 Do not restrict the museum expansion into the future.

13. Link construction museum (national level) by setting up partnership with building company, e.g. Theiss.

14. Achieve National Rail yard museum status.

15. Museums must be constantly reinventing, growing to stay vibrant, attractive.

16. Local Ipswich interest – the local community first, then international goals.

17. Remain site as a public asset – do not subdivide and privatise.

18. National Railway museum.

19. Light-rail opportunity to connect to Ipswich and Brisbane CBD.

20. Workshops – training, teaching, trade, retail all aspects.

21. Develop ‘sounds, smells, visual’ working yards.

22. Already national railyard standard – authentic LIvE workshops.

23. Aim for 500,000 international visitors/year.

24. Offer new experiences for repeat visitation.

25. Excellence in transportation links to Brisbane, Ipswich, Gold Coast.

26. Transport big challenge, example – Sydney Olympics transport strategies.

27. Technology links..

28. City centre revitalisation – rail yards development will stimulate Ipswich.

29. A greater precinct than just the site – incorporatesurrounding areas.

30. Iconic collection of material – an attractor.

31. Primary attractors and secondary uses

32. Arts, training, skills synergy with existing industries on site.

33. Integrated transport – the full package, including car parking and ‘park and ride’ opportunities outside the site.

34. Should unrelated arts be accommodated?

35. Sense of “a working space”

36. All activities etc to reflect the theme ‘working space’ ‘rail yards’ etc.

37. Working knowledge on site – rail heritage industry – target skills shortage in trades and attract new students.

38. Training centre for excellence in heritage skills and traditional industries is highly desirable.

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7. APPENDICES

39. Community context - history, heritage & culture of Ipswich.

43. Economic sustainability goals.

44. Opening the site up to the public, remove fences, similar to South bank model.

45. Alternative entrance points to be considered.

46. Training extensions – conference, accommodation, lecture theatres, exhibition events management, lighting and communications, catering etc

47. Reinforce a unifying and distinctive theme.

48. Create an international identifier.

49. Develop live steam opportunities.

Group 3 - group specific comments:

50. Link to the city – link Ipswich with the rail yards (mirror each others growth and goals).

51. Experience starts at Brisbane.

52. Museum as central element.

53. Multi-faceted museum.

54. Personalised experience.

55. Combination of virtual and real displays.

56. Example; Berlin technology museum.

57. Museum needs to collect more.

58. Add virtual, interactive experience – shows, 3D movies, training etc.

59. Turn towards the river as front door to the site.

60. Create event spaces – large and flexible.

61. Museum to grow as knowledge centre, The Workshops, events and flow over for community, Transport hub.

62. Context and experiences.

63. What does “the Workshops” mean?

64. A unique museum experience – not just another museum experience.

Group 1

65. Rail yards as centre of innovation.

66. Multi-functional space – create revenue streams

67. Signature event every year/month etc (e.g. blues, wine and jazz festival).

68. Premium themed dining experience.

69. Night experiences.

70. Accommodation in sleeper carriages.

71. “Chugginton” Thomas the Tank Engine, Bob the Builder – marketing to children and families

72. Fresh produce markets for surrounding production area – ‘Made in Ipswich’.

73. Choice of food suppliers (food court) on site, as a community attractor.

74. Steam theme – heritage/fest (Maitland Steam festival).

75. Weekend experience

76 . Kids festivals, carnivals

77. “Big Loud Fun”

Group 2 - group specific comments:

78. Access and quality

82. Lecture theatres / flexibility

83. Collection storage – treasure house (Power-house treasure house attracts 45,000 persons/year)

84. Murder on the Puffing Billy – unique events

85. Regular / programmed steam trips off-site

86. Steam is already considered an expectation of the site

87. Government-involvement commitment

88. Access to the water – link to the river

89. The Traverser – will it function as a pedestrian space and keep working component?

90. Authentic in context of Ipswich culture

More Comments

91. Port Arthur example of visitors spending more time in the visitor centre than on the site

92. don’t over-develop and lose the authenticity, the “feel” scale of the place

93. steam boat bremer river

94. community meeting place

95. school camp – market gardens close by, river etc

96. how does it belong to the community? Man-agement, ownership, cost

97. small community groups on site

98. protect traditional skills on site

Silver-bullets / Catalysts and Early Wins

99. Utilise empty/under-utilised existing buildings on site for exhibition space/event space – benefit of conservation of heritage, sustainable reuse, income generation, relatively easy to complete

100. Extend rail museum with existing collection, treasure house and new exhibits

101. Steam/ rail link to Ipswich Station

102. Live Steam

103. The nostalgia of train journey

104. Power station and construction museum

105. The will of government – key enabler (public investment)

106. What is the first enabler / event (festival etc) ?

107. example – National Rail Museum in York UK

108. marketing/branding challenge – based on reputation

Create a destination – an Icon for Ipswich “The Workshops”

Casual use by members of the community and organised community groups needing a home

“tourism” and “visitors” included in the original vision

What is the long-term commitment to the site (QLD rail, museum etc)

Funding?

Not about imposition – not something foreign. Organic-growth. Cultural sensitivity

Using technology to tell the stories

Realising the site’s potential

What new partnerships and investment are need-ed?

Opening the collections to the public – treasure-house etc

What is the “pulling-power” of each event/use etc – what will this mean in terms of numbers?

WORKShOP BOARDS


Tasks : Review the vision Statement

Prioritise early wins etc

Guiding Principles

An accessible and integrated place with strong physical and cultural linkages to the

Unique cultural-experience – Icon for ipswich

Protects and enhances the traditional industries and crafts

A knowledge centre

A centre for innovation

A vibrant place

Transport & access (2 plans, site specific and regional links)

Opening the river (2 plans site specific and re-gional)

Growing with Ipswich – a community gathering place (site specific and regional)

A working space (site specific)

A vibrant and engaging place (site specific)

Flexible place for events etc (site specific)

Strategies

Ie. Ipswich rail new platform etc

Development Opportunities

Ie new transit hub

Ie reuse these buildings

Staging – Implementation of Strategies and whats required to make them happen

highlighter denotes development opportunity / catalyst project

Principle 1 : An accessible and connected place (transport) with an integrated approach to access and transportation.

Strategy 1 : Establish a working rail connection to Ipswich station for the provision of regular rail trips.

Action 1: Establish a full movement turn at Ipswich Station

Action 2: build a purpose-built platform at Ipswich Station

Action 3: Establish a turn-table and upgrade the platform on site

Strategy 2 : Establish an integrated approach to transportation and carparking on site.

Action 1: Establish an integrated transit hub on site that includes bus and rail stations with car parking.

Action 2: program regular trips to/from CBD and program additional event transportation

Strategy 3: Establish a comprehensive pedestrian and cycle network that connects all public aspects of the site with surrounding community nodes in a pleasant..

Strategy 4: Establish clear visitor entry points and a logical hierarchy of movement throughout the site to ensure the approproate…

Strategy 5: Establish the Bremer River as an im-portant movement corridor- providing alternative access to the Ipswich Railyards site.

Principle 2 : An Iconic Place

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7. APPENDICES

7.2 APPENDIX 2 HERITAGE REPORT

7. APPENDICES

NORTH IPSWICH RAILYARDS MASTER PLAN

HERITAGE AND ADAPTIVE RE-USE

OPPORTUNITIES

REVIEW OF CULTURAL HERITAGE SIGNIFICANCE AND IMPACT STATEMENT

30TH MARCH 2011

NORTH IPSWICH RAILYARDS MASTER PLAN

Contents

1. Introduction 1

2. Overview, Context and Site Plans 2 3. Individual Building Review 7

4. Cultural Heritage Significance 32

5. Master Plan Considerations 37

6. Impact on Cultural Heritage Significance 41 7. Appendix 42

3.1 Burra Charter Definitions

NORTH IPSWICH RAILYARDS - MASTER PLAN HERITAGE AND ADAPTIVE OPPORTUNITIES

1

HERITAGE AND ADAPTIVE OPPORTUNITIES MASTER PLAN

CULTURAL SIGNIFICANCE AND REVIEW OF BUILDINGS

1. Introduction This report is provided for RPS Planners and their client group in support of the North Ipswich Railyards Master Plan. The report provides an overview of the heritage aspects of the existing site and buildings, identifying cultural heritage significance and then briefly revises the potential for future adaptive re-use. The report is to be read in conjunction with the Master Plan to which it is appended. The North Ipswich Railway Workshops is a place entered in the Queensland Heritage Register. The site context and relevant historic background is briefly reviewed in Section 2. The report then reviews the condition and availability of the buildings on site in a brief, individual review of each structure as they currently survive on the site. The statement of significance extracted from the Queensland Heritage Register Citation is also provided. This information forms the basis to a number of considerations and recommendations that contributed to the evolution of the Master Plan. A number of adaptive re-use opportunities were identified and are explored fully in the Master Plan. Heritage considerations and factors contributing to the development of the Master Plan are discussed in section 5. This report supports the Master Plan proposal through the Heritage Impact Statement in Section 6.


2

2. Overview, Context & Site Plans

The North Ipswich Rail Yards are of cultural heritage significance as Queensland’s primary railway workshops site in continuous use since 1864 and as the last of Australia’s large working rail yards from the 19th Century. The major relocation by QR to the Redbank Rail Yard prompted the opportunity for the Workshops Rail Museum to commence from 2002. QR maintains a presence on the site carrying out specialist rail motor and carriage restoration and operation of the heritage fleet. A number of the existing important heritage buildings are being occupied by either the Workshops museum or QR. A number of buildings are no longer in use. The investigation into potential future opportunities and adaptive re-use of the site shows that the several buildings indicated in the Master Plan contain potential for adaptive re-use. There are also a number of buildings of little or no cultural heritage significance that could potentially be removed, opening up areas for new buildings or uses. This report briefly reviews each building within the Master Plan area establishing current use, potential re-use or consideration to removal. The report provides an overview of the Master Plan and demonstrates that the Master Plan proposal would have a beneficial impact on the cultural heritage significance of the Workshops site.


3

The site plan below is an extract from the 1995 Conservation Management Plan and provides an itemised numbering of the individual buildings surviving at that time. There have been changes since this plan was provided, however it remains relevant as a guide to the majority of the buildings on site.


4

The above defines the area entered in the Queensland Heritage Register. The heavy line running north-south, located at the west of the Workshops site is representative of the location of the original 1865 rail line from Ipswich, through the Workshops and through to the region. This section of line has been referred to as the Mihi Line. The following text from the QHR citation states:

Although the Railway Workshops were at North Ipswich, the Ipswich Railway Station was in the centre of the town, on the southern side of the river. The line from the station passed over a combined rail/road bridge across the Bremer. It then passed through the Workshops site, continued beside the river, crossed Mihi Creek and Ironpot Creek and then passed through Wulkuraka en route to Grandchester and eventually the Darling Downs. The section of line within the Workshops still exists, although the original materials appear to have been replaced.


4

The above defines the area entered in the Queensland Heritage Register. The heavy line running north-south, located at the west of the Workshops site is representative of the location of the original 1865 rail line from Ipswich, through the Workshops and through to the region. This section of line has been referred to as the Mihi Line. The following text from the QHR citation states:

Although the Railway Workshops were at North Ipswich, the Ipswich Railway Station was in the centre of the town, on the southern side of the river. The line from the station passed over a combined rail/road bridge across the Bremer. It then passed through the Workshops site, continued beside the river, crossed Mihi Creek and Ironpot Creek and then passed through Wulkuraka en route to Grandchester and eventually the Darling Downs. The section of line within the Workshops still exists, although the original materials appear to have been replaced.


5

The above diagram shows the path of the original 1865 rail line that became known as the Mihi Line. (Extracted from CMP - Buchanan Architects)

(Copy of site plan, Extracted from CMP - Buchanan Architects)

The above plan shows the Workshops rail network forking off from the Mihi Line at some point to the north of the Wide Gully bridge. The Mihi Line continues to the wider region taking a curving path at the west beyond the Workshops area. The Mihi Line appears to be located outside of the present Workshops site boundary. The QHR Boundary may not fully encompass the Mihi line as shown above, and little if any fabric survives at the highlighted section, however there is cultural heritage significance associated with the path of the original rail line as depicted on the QHR map, although the exact path at this location is generally not discernable.


6

The whole Railway Workshops site is of cultural heritage significance. The cultural significance is embodied in the fabric of the place. Not all built elements on the site today contribute equally to the cultural significance and an evaluation is required to convey the ranking of significance of the surviving building fabric. The identification of the significant fabric will be important in informing further adaptive re-use design opportunities. Each building reviewed in the next section, and where being considered for adaptive re-use, will require a detailed condition report, assessing the of significance of its fabric and conservation approach. A detailed condition report of this nature will need to be prepared in conjunction with any re-development proposal.


7

3. Individual Building Review

The above site plan depicts the building numbers and elements described individually below. The Queensland Heritage Boundary is shown approximately. Other buildings exist in the north-east corner within the heritage boundary but outside the current site area, only the most significant structures are outlined. Two buildings identified with a cross mark ( + ) are recent additions are not included in the below review and do not have building numbers assigned. The following individual building review is based on information obtained from site inspections. Buchanan Architects Conservation Management Plan conservation policy recommendations form the basis to the Background and Conservation Policy Brief in each building review.

R1 Tarpaulin Store

Not detailed as this former Tarpaulin Store is not located on the subject site.


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R2 Carriage Erection Shop

Background Constructed in 1884 as the Carriage Erection Shop. Later became a timber store and paint shop. In 1990 it was being used as the Trimmers and Electroplaters Shop R3 (south end) then became Tarpaulin Store. One of the oldest buildings on the site. Description The building is a substantial single storey face brick building. The brick structure is load bearing supporting single span steel trusses with decorative face brick gable ends. Conservation Policy Brief Conservation work and adaptation to a new use is encouraged. Wide open span spaces are available. Requires maintenance conservation to most elements.


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R3 South Sawmill

Background Constructed in 1886 as the Machine Shop, by 1903 was known as the South Sawmill. This is connected to the separate brick building called the Northern Sawmill (known for long years as the K Mill) by a linking roof. The K Mill is similar to the Wagon Shop (R4) and was constructed in 1885. The southern end R3, became a Machine Shop and later was used as the Tarpaulin Store. Has been used for the Mayor’s Annual Ball for many years. Description The building is in three sections, two parts are substantial single-storey load bearing brick structures with a linking timber framed and corrugated iron infill between. Conservation Policy Brief Conservation work and adaptation to a new use is encouraged. Requires maintenance conservation to most elements. Wide open span spaces are available.


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R4 – Wheel Shop

Background Constructed in 1886 as the Wagon Shop, by 1902 it was converted into a Wheel Shop. An electric overhead crane was added in 1904. The building was extended in 1923. Original timber floor replaced with reinforced concrete. Description This structure is similar in architectural detail as the adjacent Tarpaulin Store, with differing placement of a smaller doorway, sidelights and fanlight between the two large entrance doors. The structure was extended at the north on two occasions with steel portal frames clad with galvanised iron. Conservation Policy Brief The southern brick section is significant and is to be conserved. Conservation work and adaptation to a new use is encouraged. Wide open span spaces are available. Adaptation at the northern end is possible. Requires maintenance conservation to most elements.


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R5 Spring Shop

Background Originally the old Forge or Smithy constructed around 1887, the lower portion became the Brass Shop in 1900. A new Smithy was constructed and the building became the Spring Shop. Description This building is constructed behind R6 and is similar in design to other single pitched roof buildings from the 1880s at the north of the traverser. Load bearing face brick walls with polychromatic brickwork arches and dentil string course. Conservation Policy Brief One of the oldest buildings on the site and needs to be conserved. Encouragement is given to preserving the interior industrial artefacts and early tools of trade. Doors and windows require substantial reconstruction. Adaptation to new use is encouraged. Internal track work needs to be considered however wide open span spaces are available. Requires maintenance conservation to most elements.


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R6 Supply Warehouse

Background Supply Warehouse completed in 1904. Extensions were made in 1912 with several more extensions continued to occur over the following decades. It contains saw tooth roof. Description This is one of the first buildings to depart from the pitched roof design of the earlier buildings. Still constructed in load bearing face brick it features polychromatic string dentil course. The series of parallel chord trusses supporting a saw tooth roof allowed for more natural light to penetrate the deep building. Brick parapets encircle the building. Conservation Policy Brief The northern extension is of less significance and could be considered for removal, however the southern section is significant and should be protected. Adaptation to new use is encouraged. Requires maintenance conservation to most elements. Wide open internal spans are available. Requires maintenance conservation to most elements.


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R7 Blacksmith Shop - QR use

Not detailed as this building is not proposed for re-use and is to be retained by QR.

R8 Bogie Repair Shop

Background Also known as the Bogie and Brake Shop the building was completed in 1904. The building provided a brass foundry as well as a copper and tinsmiths section. Gas was supplied to the building. In 1911 a Chilian mill was added and the following year three hydraulic cranes were replaced with an electric crane. In 1918 the first trial smelting of iron ore was carried out in the furnaces. In 1965 the Foundry was moved to Redbank and the building became the Bogie Repair Shop. Description The Bogie Shop is similar to the Blacksmith shop adjacent with subtle variation in the brickwork detail being reminiscent of the Federation Warehouse Style. Still constructed in load bearing face brick it features polychromatic string dentil course between the load bearing columns. The roof also similar to the Blacksmith Shop with of parallel chord trusses supporting a saw tooth roof. The brick parapets contain metal louvres to assist with ventilation of the building. Conservation Policy Brief One of the early buildings on the site and needs to be conserved. Re-topping the slab could be considered in any adaptation work. Extensions to the western and northern side are considered intrusive and could be removed. The old timber lockers internally are of significance. Adaptation to new use is encouraged. Wide open internal spans are available. Requires maintenance conservation to most elements.


14

R9 Maintenance Carpenters Shop/Pattern Shop

Background Constructed in 1903 as the Pattern Shop. This function was relocated to Redbank Workshops in 1965 and since then operated as the Maintenance Carpenters Shop. Description An Addition was made to the south, requiring the removal of the brick parapet to allow for a continuous roof. The addition is clad in galvanised corrugated iron. It contains an upper loft running the length of the building, including through the addition. Conservation Policy Brief The building is of cultural heritage significance. Adaptation to new use is encouraged. Requires maintenance conservation to most elements. Not inspected at the time of this report.

R10 Power House

Not detailed as this building is planned to be developed into a Power House Museum by Queensland Museum.

R11 Paint Shop


15

Background Constructed in 1911-1912. The sidings and traverser was extended to reach the new shop. The CMP notes that in the construction of the building, the timber posts were supported on bed-logs or ―standards‖ and contained an ―ash‖ concrete floor. Description The building is located on the western boundary and is not constructed with an ornate brick façade to the traverser, as were the previous adjacent buildings. The building is steel and timber framed and clad with vertical corrugated iron. The structure does contain a saw tooth roof with louvre windows allowing a large amount of light. The building has been re-fitted several times with several large paint booths. Track work continues from the south of the building and one continues through to the traverser. Many timber windows and doors have been modified, although several large doors to the south survive. Conservation Policy Brief The building is of cultural heritage significance and is to be retained. QR now has a limited requirement for a paint booth. Consideration to an alternative paint booth location in an adjoining area to the south or south of building 12 (adjacent) is acceptable. Adaptive re-use of the interior is possible. The space contains a number of columns running through its length which will require consideration in any re-use of the interior.

R12 Wagon and Carriage Shop


16

Background Completed in 1901 with plans approved in 1903 for the addition of Carriage Foreman’s Office and an overhead travelling crane. Additional sidings were constructed in 1923 facilitated moving carriages to the Shop for repairs. Description The building is one of the larger substantial building planned in 1899. A load bearing brick structure with saw tooth roof, it presents a rhythmic elevation of arched openings to the traverser. The original two storey foreman’s office survives. The Shop contains a concrete floor with several longitudinal pits under rail tracks. Steel columns contribute to the roof support internally. Currently the building is in a good sound condition used primarily for storage of the ―Giuseppe‖ train carriages, an item understood to be not the property of QR. Conservation Policy Brief The building is of cultural heritage significance and is to be retained. The building could be adaptively re-used with the protection of the significant fabric. The internal columns and pits would need to be considered in any future design for alternative use. The building requires maintenance conservation although the brick work appears to be in a more sound condition than the other brick buildings on the site.


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R12a

Background Building associated with R12 currently providing lunch room facilities for QR workers. The building was not recorded on the 1955 site plan but does appear on the 1995 site plan, possibly constructed during 1980s. A small amenities building is located adjacent which also appeared between 1955 and 1995. Description The facilities building is constructed as a single storey steel portal frame with a metal profile cladding and louvre windows. The interior was not inspected however it is likely to be lined as there the building contains air conditioning. The small timber framed amenities building is clad with chamfer boards and contains a low hipped galvanised corrugated iron roof Conservation Policy Brief Neither of these building is of cultural heritage significance and both can be considered for adaptation or removal.

R13

Not detailed as this building is not proposed for re-use and is to be continued to be used by QR and shared with Queensland Museum.


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R13a

This structure is attached to the rear (south) of building 13 and is currently in use by QR.

This structure is located to the rear (south) of building 13 and is currently in use by QR as staff offices. This building is shown on the 1995 site plan but is not described in the CMP. The building was evident in 1970s aerial photos and is not noted for its cultural heritage significance.

R14 Museum Building - Not detailed as this building is not proposed for further adaptation from the current use by Queensland Museum.

R15

War Memorial located outside the Canteen. This item is to remain protected and is not detailed as a part of this review.

R16 Not detailed as the Canteen is not proposed for re-use and is to continue its current use by the Queensland Museum/QR.


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R17 Not detailed as this Time Keepers Office is not proposed for re-use and is to be remain in use by Queensland Museum.

R18, 19, 20 Tool and Gauge Shops

Background Constructed in 1941 the tool shop spans 3 split levels and features a sawtooth roof. The gauge room is linked by stairs as a separate wing and features silky-oak joinery. Conservation Policy These structures are of cultural heritage significance and must be retained however there are opportunities for adaptive re-use. There are a large number of columns internally however large span areas are available. Conservation work to a number of building elements would be required.

R21 Not detailed as this former Laboratory building is not located on the subject site. There is some interest in the building being returned from Leda ownership to Queensland Museum at a future date.

R22 Not detailed as this former Railway Institute building is not located on the subject site.

R23 Not detailed as this former residence was not located on the subject site and has been removed.

R24 Not detailed as this former Commercial Managers Section building is not located on the subject site.


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R25 Not detailed as this former Engineering Services building is not located on the subject site.

R26 Not detailed as this former Plan Printing building is not located on the subject site.

R27 Not detailed as this former Chief Mechanical Engineers & Workshop Superintendent’s Office building is not located on the subject site.

R28 & R29 Not detailed as these water towers are not located on the subject site.

R30 Traverser

Background The Traverser was ordered from Glasgow in 1902. The Traverser Track and foundations were completed with day labour by 1904. Description Messrs Cown Sheldon & Co were commissioned to builded the electric traverser capable of moving a 45 ton load at a speed of 600ft per hour in accordance with drawings provided by Mr Nutt, Chief Mechanical Engineer. Conservation Policy Brief The traverser track and operation is to be retained although consideration can be given to reducing the traverser operation. The axial layout of the traverser track is also to be conserved.

R31 Not detailed as this former Apprentice Training building no longer exists.

R32 Not detailed as this former Training building no longer exists.


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R33 Lube Bay

Origins c1908 Forging Shop and later the Lube Bay it is significantly altered, unsound elements, acceptable to be considered for removal.

R34 Not detailed as this former Bricklayers Shop building no longer exists.

R35 Not detailed as this building no longer exists.

R36

Not detailed as this toilet building no longer exists.

R37 Not detailed as this c1940s brick substation building is not of significance and is located outside the current site area.

R38 Not detailed as this former Planing shed with timber racks no longer exists.

R39 Not detailed as this former Timber drying shed with timber racks no longer exists.


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R40 Timber Store

Background There were a large number of timber drying sheds on the site, this appears on plans in 1901 as a timber store. The southern section of the building has been demolished. Descriptions Large timber structure with galvanised corrugated iron roof with partially battened side walls, otherwise open. Conservation Policy It contains many unsound elements and is acceptable to be considered for removal. If viable for retention then encouragement is provided for adaptive re-use conserving surviving sound timber structure.


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R41Band-Saw Mill

Background This was originally a saw mill housing a new log band-saw that was constructed by 1911 to meet the demand for timber. The building is substantially altered to provide for a Fibreglass Shed. This has been removed and a new structure is constructed alongside the original truss sections. Description Typical single span timber truss roofed structure supported on braced timber columns. Conservation Policy Brief The surviving trussed section is of some significance and encouragement is given to adaptively re-using this section. Removal of the later additions is acceptable.


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R42 Refrigeration Store

Background Originally another timber storage shed, later modified as a refrigeration shed, construction date unknown, Description Rudimentary timber framed, corrugated iron clad shed. Conservation Policy Brief Significantly modified with little heritage significance and is acceptable to be considered for removal.

R43 Round house Not detailed as this former Round House no longer exists. Interpretation or reconstruction of this element could be considered in any future development proposal. A structure is noted in the CMP at the rear of R12, also numbered R43, probably re-numbered after the loss of the Round House. This shed also no longer exists.


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R44 Burning off Shed

Background C1950, two open sided sheds to cover carriages used while paint was burned to remove. Description Two rudimentary timber-framed, pitched roof sheds. Conservation Policy Brief Retention of the building is optional, it should be recorded prior to removal. Outside of QHR boundary.

R45 Battery Shed

Site of former Battery Shed and Electricians Shed Background Charging Batteries was proven to by dangerous due to fumes and a new building was required. The Battery Room was eventually constructed in 1922 and was extended by virtual duplication to the plans provided previously by railway architect Vincent Price. Description This building no longer exists


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R46 Electricians Shed

Background Original Electricians Shed built prior to 1922 and extended in 1922. By 1930 90% of the carriages had been changed from gas to electricity and the battery work was carried out at Mayne Junction. Description This building no longer exists, see previous photo for former site location

R47 Wagon Repair Shed

Background Built c1940. Description This is a simple pitched roof open-sided, timber framed shed. The structure has a concrete floor and asbestos cement roof. Conservation Policy Brief Retention of the building is optional, it should be recorded prior to removal. Outside of QHR boundary.


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R48 Spray Paint Shop

Background The Spray Painting Shed was constructed between 1901-1909. The Westinghouse Brake Shed was added as an extension to the Painting Shed in 1909. The structure is recorded to use material from previous demolished buildings. The Westinghouse Brake operation moved to R8, the former foundry. Description Long timber and steel pitched roof shed constructed in two sections. The southern half contains steel ―Howe‖ trusses apparently salvaged from a former steam shed originating in 1876. The western wall is largely modified and the two ends are open. Conservation Policy Brief Retention of the building is optional but encouraged due to its early origins, however if it is no longer viable it should be recorded prior to removal. Outside of QHR boundary.


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R49 Light Up Shed

Background Constructed c1940, locomotives were lighted up in this shed. Description A rudimentary timber framed structure with partly open sides and single pitched roof with arched ventilator. Conservation Policy Brief Retention of the building is optional, it should be recorded prior to removal. Mostly outside of QHR boundary.

R50 White Metal and Sand Blast Shop

Background Constructed c1955, it was the ―new accommodation‖ for the welders and white metallers. Description The structure was reportedly a long timber framed building clad with corrugated iron, roof with asbestos cement. Timber support columns were split-post logs. Signage on front says ―Galvanising shed’ Conservation Policy Brief Building thought to be removed in the CMP. Retention of the building is optional, it should be recorded prior to removal. Partly outside of QHR boundary.


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R50a (Unnamed Structure)

Located to the south of R50 this structure is a contemporary steel portal framed, mostly open sided shed. This building is not numbered in the CMP. The building was evident in 1970s aerial photos but is not noted for its cultural heritage significance. This building is shown on the 1995 site plan but is not described in the Conservation Management Plan. Outside of QHR boundary.

R51 Sheet Metal

West elevation

Amenities at west First sawtooth roof extension east


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Second sawtooth roof extension east elevation

West addition to sawtooth roof extension Background The tinsmiths building appears in a 1947 plan with a 3 bay sawtooth roof extension c1950s and another matching extension. A corrugated iron clad amenities structure is located adjacent at the west. Description The structure was constructed in several stages the oldest is a painted corrugated galvanised iron, timber frame building. It contains glass louvres and contemporary roller shutter doors. The second section to the south contains the triple saw tooth roof and is clad variously with corrugated iron and asbestos sheets. The third section repeats the second in form and is clad in corrugated metal. Conservation Policy Brief Retention of the building is optional, it should be recorded prior to removal. Partly outside of QHR boundary.

Track network at south of site

Background Track work was installed to the buildings of the workshops from the time of construction of the buildings. The track work has been moved, altered and updated from time to time according to the railway needs. Many tracks remain able to be used, several tracks are now redundant. Description The steel tracks are placed over timber sleepers on ballast material. Several tracks remain in infrequent use and are operable others are no longer used.


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Conservation Policy Brief The operational tracks are to be retained. Tracks that are no longer in use are recommended to be retained. Using the open area of disused tracks can be considered for open space uses such as car parking. Levelling of the area around the disused tracks with gravel fill could be considered to allow for overflow car parking. Management of vehicles and operational tracks would need to be considered carefully with QR.

Workshops Siding / Platform

Background Platform connection for passenger alighting. Description A standard rudimentary concrete siding allowing passengers to step off a train marked with simple signage. The platform allows access to the public areas of the Workshops. Conservation Policy Brief The operational tracks and siding platform are to be retained. The platform can be considered for alterations, however its use as a passenger platform is encouraged for future use.


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4. Cultural Heritage Significance

4.1 Extract from Queensland Heritage Register Citation The Ipswich Railway Workshops are of cultural heritage significance and are entered in the Queensland Heritage Register No. 601526. The Queensland Heritage Register Citation below demonstrates how the cultural heritage significance of the Ipswich Railway Workshops meets with the Queensland Heritage Act 1992 criteria. Principal Period of Significance 1878- 1980s (fabric) 1864-1995 (Historical operation of workshops at site)

Criterion A The North Ipswich Railway Workshops, established in 1864 were the first railway workshops in Queensland. They were an essential adjunct to Queensland's first railway which was constructed from Ipswich to the Darling Downs. The first section of this line, from Ipswich to Grandchester, opened in 1865. The workshops survive as evidence of the development of transport in Queensland. The early governments of Queensland placed importance on providing reliable transport from the coastal cities to the productive interior regions and it was one of the motivating factors in the 1859 separation of Queensland from New South Wales. Although their initial role was to assemble and maintain equipment and rolling stock imported from Britain, the workshops later began to construct locomotives, wagons and carriages, demonstrating the pattern of increasing self-sufficiency and increasing sophistication of Queensland industry and technology. The Trimmers and Electroplaters Shop (R2) is significant as one of the first buildings constructed as part of the workshops expansion to the northern end of the site in the 1880s. It is an important element in the context of the development of Queensland's principal railway workshops. The Tarpaulin store (R3) (south) and K Mill (R3) (north) is significant as one of the first buildings constructed as part of the workshops expansion to the northern end of the site in the 1880s. It is an important element in the context of the development of Queensland's principal railway workshops. The Wheel Shop (R4) is significant as one of the first buildings constructed as part of the workshops expansion to the northern end of the site in the 1880s. It is an important element in the context of the development of Queensland's principal railway workshops. The Spring Shop (R5) is significant as one of the first buildings constructed as part of the workshops expansion to the northern end of the site in the 1880s. It is an important element in the context of the development of Queensland's principal railway workshops. The Supply Warehouse (R6) was constructed in the early years of the 20th century as part of a new generation of larger purpose-built structures which were a response to the inadequacies referred to in the 1899 Inquiry. It is an important element in the context of the development of Queensland's principal railway workshops. The Blacksmith Shop (R7) was constructed in the early years of the 20th century as part of a new generation of larger purpose-built structures which were a response to the inadequacies referred to in the 1899 Inquiry. It is an important element in the context of the development of Queensland's principal railway workshops. The Bogie and Brake Shop (R8) was constructed in the early years of the 20th century as part of a new generation of larger purpose-built structures which were a response to the inadequacies referred to in the 1899 Inquiry. It is an important element in the context of the development of Queensland's principal railway workshops. In April 1918, the first


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Queensland trial smelting of iron ore was carried out in the furnaces of this shop. The Maintenance Carpenters' Shop (R9) was constructed in the early years of the 20th century as part of a new generation of larger purpose-built structures which were a response to the inadequacies referred to in the 1899 Inquiry. It is an important element in the context of the development of Queensland's principal railway workshops. Timber patterns are still stored in the loft of this building, some of which relate to steam engines. The Power House (R10) was part of the grand vision conceived by Chief Mechanical Engineer, William Nisbet, who, with his extensive railways experience overseas, influenced the major planning decisions at the Ipswich Railway Workshops at the turn of the century. The Wagon and Carriage Shop (R12) played a major part in the processes of manufacturing and repair of locomotives, wagons and carriages. The design of the building was a direct response to the inadequacies of smaller buildings referred to in the 1899 Inquiry. It is an important element in the context of the development of Queensland's principal railway workshops. The Erecting and Machine Shop (R13) played a major part in the processes of manufacturing and repair of locomotives, wagons and carriages. The design of the building was a direct response to the inadequacies of smaller buildings referred to in the 1899 Inquiry. It is an important element in the context of the development of Queensland's principal railway workshops. The Boiler Shop and Metal Fabrication (R14) played a major part in the processes of manufacturing and repair of locomotives, wagons and carriages. The design of the building was a direct response to the inadequacies of smaller buildings referred to in the 1899 Inquiry. It is an important element in the context of the development of Queensland's principal railway workshops. The Tool and Gauge Shop (R18, R19 & R20) is significant for production of the necessary tools used in the manufacture of munitions during World War II. It is thought to be one of only two buildings constructed in Australia at that time specifically for that purpose. It demonstrates the desire of both State and Commonwealth Governments at that time to revolutionise its approach to the development of secondary industry. (Traverser and Traverser Track (R30). The North Ipswich Railway Workshops illustrate the distinctive planning geometry which formed the model for late 19th century railway designers and engineers in many parts of the world. The fundamental concept was of parallel rail tracks leading into rows of fairly equally-spaced workshop buildings which in some cases intersected a transverse distribution axis known as a traverser. The Mihi Line (R53) is signifcant as part of the first railway line in Queensland. It original centre-line was marked out by a surveyor in 1996, using the original survey plan dated Dec 29 1863.

Criterion B In the nineteenth century, most capital cities in Australia, and some major provincial centres provided locations for railway workshops. The workshops at North Ipswich were on a very large scale and the only equivalent sites were Eveleigh in Sydney and Newport in Melbourne, both of which have closed. The Fibreglass Shed (R41) is a significant surviving structure from saw mill complex which has largely been demolished and which was an important part of the operations of the Workshops.

Criterion C Substantial evidence of industrial work practices dating to last century survives including a range of machinery either still in daily use or in use until very recently. The building types are illustrative of changes of technology and workplace amenity over more than a century and the site has the potential to yield more information. The Blacksmith Shop (R7) contains a wide range of historically significant plant. The layout of the Blacksmith Shop


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(R7) provides information on the nature of the tasks undertaken and also on the interaction of those tasks. Internally the Wagon and Carriage Shop (R12) contains evidence of earlier work practice such as the two storey Foreman's Office, and technological innovation such as the early Grinnell Sprinkler System. The Erecting and Machine Shop (R13) is a fine example of a Federation warehouse and is of particular architectural merit. The Boiler Shop and Metal Fabrication (R14) contains some early machinery which is significant in demonstrating the techniques of heavy steel fabrication and boiler-making throughout the whole of this century.

Criterion D The North Ipswich Railway Workshops illustrate the distinctive planning geometry which formed the model for late 19th century railway designers and engineers in many parts of the world. The fundamental concept was of parallel rail tracks leading into rows of fairly equally-spaced workshop buildings which in some cases intersected a transverse distribution axis known as a traverser. Construction of new buildings has continued into the 1980s and the site demonstrates the evolution from architecturally articulated brick and masonry buildings to metal-clad or cement-block buildings. The Trimmers and Electroplaters Shop (R2) is a fine example of the Late Victorian brick warehouse and is of particular architectural merit. The Tarpaulin store (R3) (south) and K Mill (R3) (north) is a fine example of the Late Victorian brick warehouse and is of particular architectural merit. The Wheel Shop (R4) is a fine example of the Late Victorian brick warehouse and is of particular architectural merit. The Spring Shop (R5) is a fine example of the Late Victorian brick warehouse and is of particular architectural merit. The Supply Warehouse (R6) is a fine example of a Federation warehouse and is of particular architectural merit. The Blacksmith Shop (R7) is a fine example of a Federation warehouse and is of particular architectural merit. The Bogie and Brake Shop (R8) is a fine example of a Federation warehouse and is of particular architectural merit. The Maintenance Carpenters' Shop (R9) is a fine example of a Federation warehouse and is of particular architectural merit. The building (the Power House (R10)) is a fine example of the Federation Romanesque style of architecture and in its design and detailing is of aesthetic merit. The Wagon and Carriage Shop (R12) is a fine example of a Federation warehouse and is of particular architectural merit. The Boiler Shop and Metal Fabrication (R14) is a fine example of a Federation warehouse and is of particular architectural merit. The Traverser (R30) is significant as an operational piece of equipment dating from 1902 and the Track is an important component of site geometry. The Fibreglass Shed (R41) is a significant surviving structure from saw mill complex which has largely been demolished and which was an important part of the operations of the Workshops.

Criterion E The elements which are peculiar to railyards planning have given North Ipswich Railway Workshops a particular aesthetic quality. The streetscape of buildings fronting the traverser is the combined result of this formal railyards planning, and the desire of the Queensland Railways Department at the turn of the century to create substantial brick and masonry industrial buildings of architectural merit. It (the Trimmers and Electroplaters Shop (R2)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Tarpaulin store (R3) (south) and K Mill (R3) (north)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Wheel Shop (R4)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Spring Shop (R5)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Supply Warehouse (R6)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic


35

quality. It (the Blacksmith Shop (R7)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Bogie and Brake Shop (R8)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Maintenance Carpenters' Shop (R9)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. The building (the Power House (R10)) is a fine example of the Federation Romanesque style of architecture and in its design and detailing is of aesthetic merit. It (the Wagon and Carriage Shop (R12)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Erecting and Machine Shop (R13)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. It (the Boiler Shop and Metal Fabrication (R14)) forms part of the streetscape of buildings fronting the traverser which gives the Ipswich Railway Workshops complex a particular aesthetic quality. The Timekeeper's Office (R17) is a domestic scale timber building which is in its design and detailing is of architectural merit. It makes an important architectural statement at the entrance to the Workshops. The water tower (R28) is a fine example of a utilitarian structure designed using classically derived motifs and is of architectural and aesthetic merit. The water tower (R28) and tank stand (R29) are a landmark on the site. (Traverser and Traverser Track (R30) The elements which are peculiar to railyards planning have given North Ipswich Railway Workshops a particular aesthetic quality. The streetscape of buildings fronting the traverser is the combined result of this formal railyards planning, and the desire of the Queensland Railways Department at the turn of the century to create substantial brick and masonry industrial buildings of architectural merit.

Criterion F

The North Ipswich Railway Workshops contain evidence of a high degree of technological achievement which is demonstrated by surviving fabric and items of machinery. The Power House constructed in 1901-02 supplied electricity to the whole railyards complex some 16 years before power was supplied to Ipswich by the Ipswich Electric Light Co. The Power House retains abundant evidence of coal fuel bunkers, ash removal system, electrical equipment, and the giant accumulator which supplied water under pressure to the riveters and flanging presses of the Boiler House. The Tool and Gauge Shop, constructed during the Second World War to produce tools used in munitions manufacture was the only facility of its type in Queensland at that time. It resulted from a clear Government decision for Queensland to develop the best technological practices, and the North Ipswich Railway Workshops were selected as a suitable location. Other examples of technological achievement are demonstrated by the early Grinnell Fire Sprinkler System, the 1944 X-Ray building at the Boiler House, the tramway turntables at the K. Mill, and the Tensile Testing Machine at the Laboratory. At various times the workshops were reputed to have machinery which was the most advanced in Australia. The workshops have a capacity for further research which may well yield information of industrial archaeological value. The North Ipswich Railway Workshops also contain items of historical plant in working order such as overhead cranes, a Traverser and power hammers dating to early this century. The Power House (R10) was a major technological achievement of its time, and considerable evidence survives within it to enable an understanding of how it functioned. In particular it still contains historic machinery and equipment, such as the 1901 overhead travelling gantry cranes, the hydraulic accumulator, and a steam driven hydraulic pump.


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Internally, the Erecting and Machine Shop (R13) contains fine examples of early twentieth century heavy engineering practice such as the support structures for overhead travelling gantry cranes, and the cranes themselves. The Tool and Gauge Shop (R18, R19 & R20) is significant for production of the necessary tools used in the manufacture of munitions during World War II. It is thought to be one of only two buildings constructed in Australia at that time specifically for that purpose. The cast iron pump house (R52) is significant as an unusual example of a special-purpose structure built by a local manufacturer.

Criterion G

The workshops have a strong association for the people of Ipswich with the development of their community. For most of its 130 years, the North Ipswich Railway Workshops have employed more than 1500 people at any one time, with a maximum of more than 3000 just after the Second World War. As one of the largest places of employment in Ipswich, the workshops had a continuing and major impact on the lifestyles of thousands of families who resided in the city. As a result of its inner city location, the daily routine of workshops life was noticeable to people in other walks of life. Ipswich people took pride in the achievements of the workshops, as evidenced by numerous newspaper articles and features in commemorative magazines over a very long period of time. In particular the workshops have a strong association for former employees. The workshops also created a community within itself, together with its own workplace culture. At various times the workshops community had its own co-operative ventures and interacted with the outside community through its own sporting and service clubs. Workmen took pride in their workplace and created their own gardens and outdoor lunch areas, personalising their industrial environment. It (the Power House (R10)) is an icon of the Ipswich Railway Workshops and a landmark of Ipswich.

Criterion H

The North Ipswich Railway Workshops are significant for their strong association with the important early figures in Queensland's railway history in including Henry Horniblow. The buildings on the site are part of a tradition of railway architecture and design in Queensland, and are significant for their association with the work of several important architects, engineers and railway planners including Henry Stanley, Henry Plew, William Pagan, Henrick Hansen, William Nisbet, Francis Jones, Vincent Price and Charles Da Costa. The old timber lockers with random messages and chalked notices are evidence of the building's (the Bogie and Brake Shop (R8)) strong association with former employees. The Power House (R10) was part of the grand vision conceived by Chief Mechanical Engineer, William Nisbet, who, with his extensive railways experience overseas, influenced the major planning decisions at the Ipswich Railway Workshops at the turn of the century. The Timekeeper's Office (R17) is the only official entry and exit point for the workshops and was purpose designed with the intention of controlling the large numbers of employees changing their shift at any one time. The building has a strong association with the employees of the workshops. It (the Tool and Gauge Shop (R18, R19 & R20)) demonstrates the desire of both State and Commonwealth Governments at that time to revolutionise its approach to the development of secondary industry.


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5. The Master Plan & Considerations

5.1 Considering Potential Redevelopment This Report accompanies the Master Plan which investigates a wide variety of potential adaptive re-use opportunities. The uses and adaptations in many cases are suggested as being consistent and sympathetic to the significant buildings. In many instances the proposed building uses are based on successful adaptations of a similar nature on other significant sites. The Master plan proposal provides principles for future development that will integrate with the surrounding street network and wider community. Some of the adaptations would modify existing buildings and may from some aspects be visible from the surrounding areas. The site plan below summarises the current use of the buildings and identifies the potential opportunities for adaptive re-use or in a few areas, potential removal of buildings.

The diagram demonstrates that a large proportion of the significant Workshops site importantly, remain in use by QR. The Queensland Museum, providing a compatible adaptive re-use also operates a large portion of the site. Several buildings are currently vacant and some buildings are of recent origins and are not considered to be of the same cultural heritage significance as the early structures. An open area above is identified as an area for future development. Development in this area would have the potential to be of minimal impact on cultural heritage significance. Other areas have also been identified for potential re-development including consideration of an arrival structure associated with the Workshops rail Platform/siding. Furthermore, places for new development could be considered where non-significant buildings are removed.


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Most of the buildings north of the Traverser are no longer required by QR and are currently vacant and are not being well maintained. The condition of the vacant buildings is deteriorated with many areas of decay. This lack of maintenance and level of dilapidation makes a negative impact on the cultural heritage significance. The Master Plan, by providing a direction for viable adaptive re-use of the vacant buildings and future of the site would assist with conservation and protection of the cultural heritage significance. This intent is one of the key generators of the Master Planning exercise.

5.2 Site Access Analysis

The above diagram indicates potential pedestrian access paths through the existing buildings for consideration in future development suggested in the Master Plan. The axis of the traverser provides a strong link to the river frontage, a potential future entry location, through the site connecting through to the North Street main entry. Pedestrian and the potentially emergency vehicle access is possible along the traverser, although management of safety aspects will be required during times of traverser operation. The retention of the operating traverser is an important heritage and operational aspect. Potentially, good pedestrian access is available to the public from the entry area, along the traverser and throughout the northern section of the site, enhanced by the secondary access paths identified above. The above diagram demonstrates that buildings located to the north of the Traverser provide the majority of adaptive re-use opportunities. It is desirable for viable future uses


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and adaptations to provide good pedestrian access through and around the area. This concern has lead to the following considerations in further developing the suggested pedestrian routes. A. Connection relies on addressing the change in level at the embankment B. Access through to B can be made more direct if non-significant additions are

removed from the rear of R8 & R7 but is generally clear. The area linking R7 & R5 provides good access covered with roof and open sides and each building R7 & R5 can be secured separately.

C. Continuing through R6 & R4 is possible, the structural steel columns of the side walls should be retained with areas of wall cladding removed to allow an open access. R6 contains an end wall and could be secured. The northern end of R6 would need a new end wall constructed to secure any operation in this area. R4 is similar, the long wall cladding could be removed for access however end walls to both the north and south of the new access path would be required to secure any operations in these areas. R4 also contains a few pits that need to be avoided.

D. The access through R3 is good creating openings through the wall cladding at the linking timber structure with the K-mill at the north and the hall area to the south containing end walls enabling security to these areas.

E. At R2 access is available, the structures to the north of the heritage section are non-significant and would not appear to be particularly useful, and could potentially be removed.

The secondary paths shown connect well to the traverser area, with the removal of some non-significant additions. Generally a decking style path is recommended through the proposed key access path both to direct the user and to avoid the uneven ground finishes. Other vehicular access is proposed in the Master Plan however this is to be located outside the Heritage Register Boundary.

5.3 Buildings; Adaptive Re-use Considerations

The existing use by QR of a number of structures to maintain the heritage rail fleet provides a foundational site use. This use is identified as being culturally significant and is encouraged to occur in perpetuity. The existing use as the Workshops Rail Museum by Queensland Museums also forms an anchoring use of the site generating activity and providing heritage interpretation. The balance of the site contains vacant buildings that provide a high level of potential for adaptive re-use. The individual building review demonstrates that all of the buildings available for adaptive re-use require considerable conservation and maintenance. Building contamination issues may also require assessment and rectification consideration. The buildings are industrial work places and the interior fittings and infrastructure contain potential hazards to safe public use and access. Many buildings contain track work or pits built into the concrete flooring or other structures providing obstructions. These items whilst potentially hazardous are also significant elements providing the environment and interpretive opportunity to convey the historic use of the place. With the understanding that detailed individual building assessment and conservation is prioritised, an approach to the adaptation and potential uses of the buildings was developed and is proposed in the Master Plan. The approach to adaptive re-use opportunities has encouraged elements such as ―pods‖ constructed within the large spaning spaces to provide for a series of usable spaces. The use of suspended decking is also strongly encouraged allowing for the provision of safe and accessible access while being a reversible element. Many proposed uses may require little change to the building fabric.


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The Master Plan, in recognition of the size of the site, considers a staged approach to the future development. ―Soft Program‖ options for site use that require little adaptive work are also considered. These options provide flexibility and do not contain potential for negative impact on the heritage aspects.

5.4 General Recommendations

1. The Master Plan is endorsed by the Queensland Government and Ipswich City Council under the Queensland Heritage Act as a guide to future adaptive re-use at the Ipswich Railway Workshops site.

2. Any proposal for future development on the site or within any existing buildings

meets with the approved Master Plan intent and identified uses.

3. The buildings identified for potential removal will require a detailed assessment to support any application for removal. Compliance with archival recording procedures in line with any demolition approval conditions will be expected.

4. The uses of buildings and areas currently occupied by QR and Queensland

Museums may change in the future. This may allow other spaces to be available for future alterative uses, some of these uses may be considered in any update to the Master Plan.

5. Any proposed adaptive re-use of currently vacant buildings will require heritage

impact statements and appropriate Heritage Act compliance as a part of any future Development Application.

6. Any proposed adaptive re-use of significant buildings will require individual

condition reports and conservation recommendations. This will form a basis to an application for heritage compliance. The conservation work recommended is to be undertaken in conjunction with other proposed adaptive fit out or modification or prior to any adaptive re-use.

7. The Conservation Management Plan provided by Buchanan Architects in 1995 is

due to be updated to provide a more accurate reflection of the current site situation.


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6. Impact on Cultural Heritage Significance This report and assessment of the North Ipswich Railyards Master Plan considers the proposed adaptive re-use and that the realisation of the Master Plan will provide an enhancement of the heritage values of the former Workshops Complex. Enhancement is achieved by the interpretive opportunities not only via expanded Museum operations, building conservation work, incorporating public education and experiences with QR heritage fleet but also through a number of adapted buildings providing a variety of services, entertainment or activities. These all allow for an increase in public awareness of the Workshops Complex and the history of the site. The report confirms that the Master Plan proposals conform with and support the objectives and intent contained in the Ipswich City Council’s planning scheme criteria developed for this special area. This report also confirms the condition of the existing site and buildings and identifies areas and buildings that are appropriate adaptive re-use opportunities. Due to a lack of maintenance the majority of the vacant buildings available for adaptive re-use are becoming dilapidated. The development of the Master Plan proposals for viable future uses will provide the opportunity for urgent conservation works to be carried out. This is a beneficial contribution to the cultural heritage significance of the place. The development of the Master Plan included a rigorous consultation process where a wide range of stakeholders were provided with opportunities to contribute and consider the plan as it developed. The Master Plan considers the viability of individual building proposals in some depth covering tourism prospects and economic viability amongst the other physical investigations. The proposals investigated in the Master Plan do not destroy or substantially reduce the cultural heritage significance of the North Ipswich Railyards and is recommended to the Ipswich City Council, DERM and the Queensland Heritage Council for approval.


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7. Appendix

Appendix 1 – Extract from Burra Charter - Burra Charter Definitions

Articles Explanatory Notes Article 1. Definitions For the purposes of this Charter:

1.1 Place means site, area, land, landscape, building or other work, group of buildings or other works, and may include components, contents, spaces and views.

The concept of place should be broadly interpreted. The elements described in Article 1.1 may include memorials, trees, gardens, parks, places of historical events, urban areas, towns, industrial places, archaeological sites and spiritual and religious places.

1.2 Cultural significance means aesthetic, historic, scientific, social or spiritual value for past, present or future generations. Cultural significance is embodied in the place itself, its fabric, setting, use, associations, meanings, records, related places and related objects. Places may have a range of values for different individuals or groups.

The term cultural significance is synonymous with heritage significance and cultural heritage value. Cultural significance may change as a result of the continuing history of the place. Understanding of cultural significance may change as a result of new information.

1.3 Fabric means all the physical material of the place including components, fixtures, contents, and objects.

Fabric includes building interiors and sub-surface remains, as well as excavated material. Fabric may define spaces and these may be important elements of the significance of the place.

1.4 Conservation means all the processes of looking after a place so as to retain its cultural significance.

1.5 Maintenance means the continuous protective care of the fabric and setting of a place, and is to be distinguished from repair. Repair involves restoration or reconstruction.

The distinctions referred to, for example in relation to roof gutters, are: • maintenance — regular inspection and cleaning of gutters; • repair involving restoration — returning of dislodged gutters; • repair involving reconstruction — replacing decayed gutters.

1.6 Preservation means maintaining the fabric of a place in its existing state and retarding deterioration.

It is recognised that all places and their components change over time at varying rates.

1.7 Restoration means returning the existing fabric of a place to a known earlier state by removing accretions or by reassembling existing components without the introduction of new material.


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1.8 Reconstruction means returning a place to a known earlier state and is distinguished from restoration by the introduction of new material into the fabric.

New material may include recycled material salvaged from other places. This should not be to the detriment of any place of cultural significance.

1.9 Adaptation means modifying a place to suit the existing use or a proposed use.

1.10 Use means the functions of a place, as well as the activities and practices that may occur at the place.

1.11 Compatible use means a use which respects the cultural significance of a place. Such a use involves no, or minimal, impact on cultural significance.

1.12 Setting means the area around a place, which may include the visual catchment.

1.13 Related place means a place that contributes to the cultural significance of another place.

1.14 Related object means an object that contributes to the cultural significance of a place but is not at the place.

1.15 Associations mean the special connections that exist between people and a place.

Associations may include social or spiritual values and cultural responsibilities for a place.

1.16 Meanings denote what a place signifies, indicates, evokes or expresses.

Meanings generally relate to intangible aspects such as symbolic qualities and memories.

1.17 Interpretation means all the ways of presenting the cultural significance of a place.

Interpretation may be a combination of the treatment of the fabric (e.g. maintenance, restoration, reconstruction); the use of and activities at the place; and the use of introduced explanatory material.

7.3 APPENDIX 3 BENCHMARKING: SCALE

NORTh IPSWICh RAIL YARDS I vISION PLAN I JUNE 2011

IPSW

ICH

RAIL

YARD

S OP

PORT

UNIT

IES

WOR

KSHO

P 2

29

FEDERATION SQUARE

MELBOURNE

8 million visitors / year

BenCHMARK CoMpARiSonS - SCAle

source : googlearth

IPSW

ICH

RAIL

YARD

S OP

PORT

UNIT

IES

WOR

KSHO

P 2

30

BenCHMARK CoMpARiSonS - MAin StReetS

THE TRAVERSER approx 300m long x 22m wide

JAMES STREET approx 300m long x 18 - 20m wide

LITTLE STANLEY STREET approx 400m long

STANLEY STREET approx 400m long x 25m wide

source : googlearth

IPSW

ICH

RAIL

YARD

S OP

PORT

UNIT

IES

WOR

KSHO

P 2

31

EXHIBITION CENTRE, BRISBANE


source : googlearth

IPSW

ICH

RAIL

YARD

S OP

PORT

UNIT

IES

WOR

KSHO

P 2

32


GOMA & STATE LIBRARY

QPAC

source : googlearth

IPSW

ICH

RAIL

YARD

S OP

PORT

UNIT

IES

WOR

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ATP - Historic Workshops

EXHIBITION HALL


source : googlearth

7.2 APPENDIX 4 TOURISM MARKET ASSESSEMENT

Ipswich Rail Yards Master Plan Tourism Market Assessment – Updated March 2011

PROJECT BACKGROUND

The Ipswich Rail Yards precinct presents a unique opportunity for future growth and development of tourism in Ipswich. The site including the attractive workshops buildings, established and award winning rail museum, available land and riverside aims to be a distinctive world class heritage tourism destination. The historic North Ipswich Railway Workshops (‘The Workshops’) is considered a key site in the revitalisation of the Ipswich City Centre and has been identified as a key catalyst project in recent city planning, presenting a truly outstanding opportunity to create a regionally significant precinct, in close proximity to the heart of the Ipswich City Centre. The Ipswich Regional Centre Strategy (2008) defines a plan to renew and revitalise the Ipswich Regional Centre (Ipswich City Centre) as a major regional hub in the western corridor. While the Ipswich Workshops Rail Museum is already one of Australia’s most successful tourism attractions, there is a need to reinvigorate the product offering and attract new target markets in order to continue its success and long‐term viability. Over the last three years the Workshops have seen previous visitation growth plateau, therefore requiring the identification of new ways to attract visitors, expand the target market and encourage repeat visitation to the site.

Vision

The vision for the precinct is: To create a distinctive world‐class Workshops Precinct where a range of residential, commercial, educational,

cultural and heritage facilities and activities integrate in a unique way that celebrates the past while building the

future.

Guiding Principles The following guiding principles have been identified for the Workshops to ensure that the identified opportunities create a truly unique and coherent precinct. Therefore, any development must:

Be consistent with existing planning documents;

Be commercially viable;

Create a world class destination that appeals to international visitors with iconic buildings and vistas;

Balance heritage conservation with commercial viability;

Maximise value to the region;

Create a vibrant mixed use destination that fits with the setting and the community (including parking);

Improves connectivity and positions the precinct as a key node in the city; and

Maintain operability as a working railyard, important storage and preservation site and museum.

Regional Trends

By 2031 South East Queensland, with a population of 4.2 million, will be home to more than two out of three Queenslanders (67.6 per cent)

Up to 18 per cent more growth is projected in South East Queensland for the next quarter century (1.5 million people) than in the last (1.3 million). This Market Assessment examines the market

opportunities and the pros and cons of a number of development opportunities for the Workshops

against available information. This paper does not provide an analysis of the feasibility of these

options, rather to identify where a demonstrated market need exists.

Ipswich was Queensland’s fastest growing LGA in the year to 30 June 2009 and was the only LGA to reach 5 per cent total change in that period.

Ipswich is predicted to have biggest increase in growth (the Gold Coast will have the most growth).

Growth in Ipswich is forecast to be more than six times larger (and Logan up 12.9 per cent) over the coming quarter century

Ipswich is set to capture one‐third of expected growth of children aged younger than 15 years in South East Queensland.

South East Queensland will see an increase of more than half a million (527,000) people aged 65 years or older.

The rapidly developing western corridor is largely centred on Ipswich and generates a high proportion of SEQ’s new housing stock in greenfield and master planned areas.

In comparison to regions such as Logan, Ipswich has relatively lower levels of Retailing sector (Food and Household Good); General Construction sector; and Business Services sector.


VISITATION TO THE REGION

Based on data available from the National and International Visitor Survey produced by Tourism Research Australia (2006‐2009), the following visitation profile for Brisbane and Ipswich has been developed.

Brisbane

While the last two years have shown a decline, overall visitation to the Brisbane region has increased on average 3.6% per annum since 2006. Of the five million visitors to Brisbane, most (82%) are Australians and 18% are international. In addition, there were 10 million day trips to Brisbane in 2009. Unlike many capital cities, the majority of visitors were visiting friends and relatives (38%), followed by those on a holiday (33%). Business visitors represented around 20% of the market. Brisbane is an emerging tourism destination, but an established tourism gateway.

Of the domestic overnight visitors with growth potential, the two segments that have shown the most growth in the last two years are: parents with their youngest child under 14 years (1,675,000 ‐ up 5.5% per annum) and the older non working visitors – 65+ (up 1% per annum). Another growth opportunity are international visitors to Brisbane who engaged in a tourist train experience during their stay in Australia. In 2009,this segment grew from 13% of the market to 14% (or 130,000 visitors).

Ipswich

In 2009, Ipswich received 945,000 visitors, 6% of all visitors to Brisbane. Visitors to Ipswich are predominantly on day trips (79%), followed by domestic overnight visitors (20%) and international overnight visitors (1%). The average stay was 2.7 nights, slightly shorter than traditional holiday destinations such as Redlands/North Stradbroke (3.8 nights) and Beaudesert/Scenic Rim (4.5 nights) – see Figure 1. The majority of day trip visitors (63%) are from Brisbane, travelling for holiday / leisure visitors (43%) or visiting friends or relatives (35%).

In terms of accommodation, most Ipswich visitors stay with family or friends (70%), with only 14% staying in a hotel, motel or motor inn.

Figure 1: 2007 Comparison of Total Visitors, Domestic Visitor Nights, Purpose of Visit & Average Length of Stay

Ipswich however receives more interstate visitors than the nearby Redlands or Scenic Rim possibly linked to the large proportion of visiting friends or relatives (47%). The holiday or leisure market (33%) is strong and other important sectors include education and business (20%)

Ipswich Railway Workshops

The Workshops has grown its market from just 51,000 in 2003 to over 100,000 in 2010. The site received around 11% (or one in ten) visitors to Ipswich in 2009.

While the Tourism Forecasting Council predicts only a 1.8% growth in Ipswich visitation to 2020,

if the Railway Workshops could increase visitation at a rate of 4%p.a. it would reach to

250,000 visitors by 2020.

(Ipswich) 2.7

(Redlands) 3.8 (Beaudesert) 4.5


CURRENT VISITORS TO THE WORKSHOPS

The Workshops Rail Museum receives over 100,000 visitors per annum1. Since its opening in 2002 the site has increased visitation by an average of 14% per annum, essentially doubling the visitation over the seven years of operation.

The majority of visitors are from Brisbane (39%) and Ipswich (32%) see figure 2 below. Key markets are young families thus visitation is focused around School Holidays with 28% of all visitors coming in January.

A study undertaken in 2005/062 shows that just over half the visitors (59%) were aged between 25 and 44 years; almost two thirds (64%) of visitors to the Workshops were visiting for the first time; and the majority of visitors were visiting with their family (77%). The majority of all visitor groups included children (88%).

A recent study undertaken for the Queensland Museum during the school holiday period (Sept ‐ Oct 2010)3 shows that the majority of visitors were aged between 35 – 44 years (51%); 88% were part of a family group; and 51% had 2‐3 children in their party. There was a fairly even mix between education levels: 28% high school, 24% university post graduate; 23% technical college, 22% university undergraduate. The majority of visitors were from the Brisbane City Council region (41%), Queensland local (27%), or Queensland regional (27%).

Figure 2: Museum attendance by postcode 2009 ‐ 2010

1 Queensland Museum (2010) The Workshops Rail Museum Admissions Report2 Environmetrics (2006) the Workshops Rail Museum: Exit Survey March 2005 to February 2006 3 Market and Communications Research (2010) The Workshops Rail Museum Visitor Survey Wave 1 (Sept/Oct 2010)

On average, 28% of visitors to the workshops visit during the month of January.

MARKET OPPORTUNITIES

Upon investigation into potential market opportunities the following have been identified as having the most potential:

Increase the current ‘family’ market with new attractions and events

Create an exhibition space catering for 500 – 1,000

Grow international day and overnight market (evening activities)

Facilities to service growing local population (local families)

Training and education a growth sector

Unique venue and events space with character

Residential accommodation (subject to existing development)

Tourism accommodation suited to onsite use and the business market

The opportunities presenting limited opportunity areLeisure hotel

Mainstream commercial space

Television and film studio

Business meetings space for Brisbane based companies

Dedicated IT and creative cluster (South Brisbane)

Regional Art Gallery

Ipswich Railway Workshops Project Discussion Paper – Updated March 2011

Figure 3: The Workshops Rail Museum Seasonality

FORECAST GROWTH

The Tourism Forecasting Committee (TFC) set the forecast growth rates for domestic and international markets to Australia, that are then applied to each destination. Working from their forecasts, Figure 4 below indicates that Ipswich as a region should exceed 1 million visitors by 2014 (from estimated 2010 visitation of 964,000). At this growth rate the Workshops is expected to reach 120,000 visitors by 2020 based on current market growth trajectory.

The aim of this project is to identify ways to lift visitation beyond the base forecast. Shown in Figure 4 are both Regional and Workshop stretch targets, with the Workshops set to reach 250,000 visitors by 2020.

Figure 4 Forecast Visitation for Ipswich & the Workshops Rail Museum

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ich Visitation

Worksho

ps Rail M

useu

m Visitation


TOURISM EXPANSION OPPORTUNITIES – A STAGED APPROACH

The consulting team of RPS and EC3 Global have undertaken extensive consultation and site reviews to identify a number of possible tourism attractions to achieve the target growth of 4% per annum to reach a total of 250,000 visitors to the site by 2020. Through extensive stakeholder engagement, 14 tourism opportunities have been identified.

The implementation of these expansions is proposed utilising a staged approach:

Phase 1: 2011 ‐ 2016 Phase 2: 2017 ‐ 2021 Phase 3: 2022 ‐ 2027

Arrival centre

Heritage skills centre of excellence

Multipurpose exhibition hall

Power house museum

Outdoor stage / parkland and facilities

New rail experiences

Museum extension

Commercial / retail

Sleeper carriages

Sustainability education centre

Health and recreation centre

Boutique hotel

Conference and exhibition Centre

Ferry link to Ipswich

Through an analysis of market opportunity and competition the consulting team have estimated the potential visitor growth associated with each phase of the development. Associated with each phase is also the estimated job creation and additional expenditure based on the average spend per day for Ipswich visitors and the Tourism Satellite Accounts estimates for full time equivalent (FTE) jobs created in Queensland for every dollar spent in a destination ie. One full time equivalent job is created for every $68,424 in regional visitor expenditure (Tourism Research Australia).

Additional Paying site visitors

Estimated visitor numbers p.a.

Regional visitor expenditure

New jobs created

Phase 1: 2011 – 2016

Arrival centre ‐ 12,500 $62,500 1

Heritage skills centre of excellence 5,000 24,500 $1,641,500 24

Multipurpose exhibition hall ‐ 56,750 $1,778,167 26 Power house museum 22,000 22,000 $1,474,000 22 Outdoor stage 15,000 29,000 $908,667 13 New rail experiences 51,000 51,000 $3,417,000 50

Sub total 93,000 195,750 $9,281,833 136

Phase 2: 2017 – 2021

Museum extension 12,280 12,280 $822,760 12 Commercial / retail ‐ ‐ $1,210,000 18 Sleeper carriages 5,621 5,621 $528,374 8 Sustainability education centre 25,000 25,000 $2,350,000 34 Sub total 42,901 42,901 $4,911,134 72 Phase 3: 2022 – 2027

Health and recreation centre n/a 12,000 $376,000 5 Boutique hotel 3,252 21,681 $2,400,000 35 Conference and exhibition centre ‐ 100,000 $9,400,000 137 Ferry link to Ipswich ‐ ‐ n/a n/a

Sub total 3,252 133,681 $12,176,000 177 TOTAL 139,153 372,332 $26,368967 385 NB: the above calculations are based on the 2007 average day visitor expenditure for Ipswich ($67) and overnight visitor expenditure ($94). The rationale for these figures is provided in the following analysis.


OPPORTUNITY ANALYSIS

PHASE 1: 2011 – 2016

This phase is the development phase and will focus on building on the success of the Railway Workshops Museum. This phase will see the development of the following:

Arrival centre;

Heritage skills centre of excellence;

Multipurpose exhibition hall;

Power house museum;

Outdoor and stage / parkland and facilities; and

New rail experiences

Critical to this phase is the improved site access and amenity. It is recommended that the carparks are upgraded and expanded and green / event spaces are developed along the river bank. This is vital to Stage Two developments including access to the events space. 1. Arrival Centre

The first step in this phase is the establishment of an Arrival Centre complete with a Visitor Information Centre and a new entry point with centralised ticketing for the various exhibitions. Based on average visitor information centre patronage and those already going to a centre in Ipswich it is expected that the visitor information centre could attract up to 12,500 visitors p.a. The information centre could be in a purpose built facility or utilise the existing buildings facing North Street.

Pros Adaptive reuse of existing buildings (North St)

Introduces new markets to the site

Cons Relocating current users (Model Trains)

Parking issues

NEW MARKETS – Older travellers, older families

INCREASED VISITATION – 12,500 p.a.

DIVERSIFY – Creates spaces for new attractions

EXPENDITURE – Expenditure would be limited to souvenirs and a proportion may utilise the café with an expected value of around $5 per visitor ($62,500) however these would be existing visitors to Ipswich.

2. Heritage Skills Centre of Excellence

Currently the museum offers tours of the Rolling Stock Maintenance, the Blacksmith Shop and the Steam Shop. The opportunity exists to teach these unique skills to a younger generation through the establishment of a Heritage Skills Centre of Excellence. Of the visitors to the Workshops museum in Sept – Oct 20104, only 20% were within the 15 – 34 age group, where this age cohort accounts for over half (56%) of the South East Queensland population. If the Workshops were able to secure a trade training course in one of the buildings, based on the assumption of five, two hour classes per day for three days a week each with 25 students, this course has the potential to attract 19,500 visitors to the site.

Pros Consistent with existing uses

Day and night use potential

Meets an identified market need

Cons Competing with Cobb & Co (owned by QM)

Not likely to be commercially viable

NEW MARKETS – Appeals to new markets including the older market, the 18 ‐ 35

INCREASED VISITATION – Approximately 19,500 of which around 15% are expected to be visitors (3,000)

DIVERSIFY – Both new visitors and new users to the site

EXPENDITURE – It is expected that users of this facility

4 Market and Communications Research (2010) The Workshops Rail Museum Visitor Survey Wave 1 (Sept/Oct 2010)

If the site was able to grow its share of Ipswich day trips by just 0.5% by 2015 it would add an extra 40,000 visitors. This could be achieved through opening the site up to day visitors and the creation of green spaces

and multi‐purpose facilities.

If the Heritage Skills Centre of Excellence was able to capture an extra 1% of the SEQ 15 and 34 market it would increase annual museum visitation by at least

16,500 visitors.


would spend an average of $67 per day in the region

In addition to the Heritage Skills Centre of Excellence, given the amount of space available and the linkages to the museum, the Ipswich Workshops lend themselves to an Arts Workshops precinct where a variety of artists can lease space to design, produce and exhibit their work. An example of a successful arts precinct is the Jam factory in Adelaide which is a unique centre for the design, production, exhibition and sale of work by Australian designers. The Jam factory has had 30 years of successful operation and holds an international reputation for quality and creativity. The factory is contains four studios each with a training program together with two award‐winning retail spaces and attracts over 90,000 visitors per annum. Merchandise from the factory generates approximately $1 million per annum which equates to an average of $11/visitor.

Guided tours of the Heritage Skills Centre of Excellence or Arts Workshop provide additional soft programming opportunities for the Railyards.

Pros Adaptive re‐use

World Class attraction

Supports retail and community support

Cons Viability / cost

Limited overnight visitors

NEW MARKETS – Appeals to artist and creative visitors including adult couples without children

INCREASED VISITATION – Approx 5,000 visitors per annum

DIVERSIFY – Opportunities to create a new arts workshops precinct will diversify the market to older visitors and adult couples (and possibly young singles)

EXPENDITURE – It is expected that users of this facility would spend an average of $67 per day in the region

3. Multipurpose Exhibition Hall

The large workshop buildings lend themselves to holding exhibitions or events. There are two venues in Ipswich that are currently used for exhibitions and events; these are the Ipswich Showgrounds and the Ipswich Turf Club.

The Ipswich Showgrounds have a number of arenas and large pavilions. They have an annual home show (with a baby show component) and the annual Ipswich show. Ipswich City Council is running a Smart Living expo this year at the showgrounds which will highlight sustainable living and garden practices.

The Ipswich Turf Club (raceway) is another popular venue for events. They have indoor and outdoor facilities and utilise the outdoor space for expos. They hold the Ipswich Tourism and Hospitality Expo. Ipswich City Council holds their family fun day here. The benefit of this venue is that it is a gated / ticketed venue.

It is recommended that the spaces are developed into multipurpose, flat floor exhibition and event spaces for events such as the home and car shows. In a similar fashion to the Brisbane Convention and Exhibition Centre, staging, seating and lighting could be erected to support a broad range of event types. Growth in events in Brisbane, the Gold and Sunshine Coasts suggested that the demand for large events would support at least four large events annually at the Workshops. As an indicative example, visitation to the Tinnie and Tackle show in Brisbane (35,000) accounts for 2% of the Brisbane population. Using this example, a similar event at the Ipswich Workshops could account for approximately 8,500 visitors per annum (2% of the Ipswich and surrounds population). Coupled with regular local events such as markets, stalls and community events requiring indoor spaces for up to 1,500, the Workshops could attract a further 56,750 visitors (of which 15% would be visitors). This figure is based on four large events attracting 8,500 visitors and 35 local events throughout the year attracting 650 people each.


Spatial and specific requirements

The special requirements for a large event can be determined based on the requirements for the Tinnie and Tackle Show which occupied approximately 8,500m2 of NET space in 2010. Combined with the 4x4 Show, this increased to around 16,000m2 of NET space utilised. The gross area, (which includes aisles, catering, rest areas etc) would be well over 32,000m2.

In addition to the spatial requirements, a report has been provided to Queensland Rail by Ipswich Events Corporation outlining specific requirements for the building holding the Mayors Ball to allow it to be used for additional events. These requirements include:

• 2 phase power

• Dedicated plant equipment

• Fire retardant drapes

• Lockable storage

• Removal of halogen lighting

• Data cables

• Kitchen benches

• Potable water

• Air conditioning

• Cold rooms

• Permanent walkway

• Review of exit lights

• Consideration for service vehicle access

• Disabled access

Pros Adaptive reuse of existing buildings

Utilise large workshop buildings to cater to an identified need for exhibitions e.g. Home shows

Cons Cost / viability of refit

Parking /noise / impact on residents

NEW MARKETS – Appeals to new markets bringing events to the site.

INCREASED VISITATION – Similar venues cater for up to 35,000 visitors per event, in total 62,700 visitors could be attracted to the workshops (15% of those new visitors)

DIVERSIFY – Opportunities to create new event spaces and build a market over time

EXPENDITURE –Visitors could be expected to spend up to $2M per annum in the region as a result of the exhibition space (assuming spend is 1/3 of the average overnight visitor spend)

4. Power House Museum

The opportunity exists to utilise the iconic Power House heritage building to house a new museum attraction such as a Science Centre. This product would appeal to both an older family market i.e. with children in the 10 – 14 age group. Of visitors to the Workshops in Sept / Oct 2010, 88% are travelling with children and the average number of children in each party is 2.8. Based on the above statistics it is assumed that 60% of visitors are children (61,000 children in 2009). Anecdotal evidence and event visitation research suggests that of the children visitors to the museum, approximately 55% are under 4 years old, 30% are 5 – 9 years old and 15% are 10 – 14 years old.


Given the above, the opportunity exists to grow the 10 – 14 year old market through the development of new attractions targeted towards this age group. If the Museum increase its conversion of 10 – 14 age group from South East Queensland (plus parents) from 3% to 7% (it converts 14% of the under 10 market) the museum could increase attract up to 22,000 additional visitors (children and adults). The Science Centre in Brisbane is a good example of a museum targeted towards children which provides a hands‐on experience and learning for kids of all ages and has almost 100 interactive exhibits across three galleries; Body Zone, Earth Space and Action Stations. This attraction brings over 50,000 visitors to the precinct. Similar venues such as Questacon in ACT bring over 1M visitors (25% of these are school students).

Pros Consistent with existing uses

Consistent with planned use (the Power House)

Increase visitation

Builds critical mass of the destination

Cons Primarily day users

Parking challenges

NEW MARKETS – Appeals to new markets including the family market with older children and school groups

INCREASED VISITATION – Similar attractions such as the Brisbane Science Centre attract up to 55,000 visitors, this attraction could bring 22,000 visitors.

DIVERSIFY – Brings both new visitors and new users to the site

EXPENDITURE – Adults alone spending $67 per day could spend over $1.5M per annum in the region.

5. Outdoor Stage / Parkland and Facilities The opportunity exists to create a community and events space on the river with an outdoor amphitheatre and green space for events and gatherings. This would services the local market (32% of current visitors) and provides an additional space for events to support key infrastructure. Similar green spaces in Brisbane that are popular for events include Southbank and the Brisbane City Botanical Gardens. South Bank welcomes millions of visitors a year and is home to many major Brisbane events including Riverfire, New Years Eve and Australia Day. In addition there are a range of regular markets and cultural events. The City Botanic Gardens offer 10 outdoor designated booking areas that may be reserved for either a wedding ceremony or corporate function. The areas range from scenic lily ponds, intimate small areas or large open grassed areas. In addition, the Riverstage is available for hire and many local, national and international music acts perform there. Free family and community events are also held. The Riverstage accommodates 8,000 – 9,000 patrons per event and has 20 concerts per year. This equates to 160,000 – 180,000 visitors per annum (9% of the Brisbane population). If the Workshops were to secure 9% of the Ipswich population for outdoor concerts throughout the year this would equate to an additional 14,000 visitors per annum.

Pros Potential for night time activities

Consistent with existing uses

Increase visitation

Cons Parking /noise / impact on residents

NEW MARKETS – Appeals to new markets including a wider market of residents

INCREASED VISITATION – Similar attractions such as the Riverstage attract up to 8,000‐9,0000 patrons per event. This attraction could bring 14,000 visitors per annum

DIVERSIFY – Brings new visitors to the site

EXPENDITURE – A $31 spend per patron this could equate to almost $438,000 per annum for the region

Figure 5: Admissions to Day out with Thomas event 09/10


In addition to the use of the outdoor stage for concert hire, the opportunity exists to develop the Railyards own soft programming options. This could include the development of a sound and light show similar to the Blood on the Southern Cross show at Sovereign Hill in Ballarat. Telling the story of the Eureka Rebellion, Blood on the Southern Cross involves no actors – just voices, dazzling sound‐and‐light effects and an open‐air set. This sound and light show operates approximately 348 days per year and caters for approximately 180 attendees per show, thus attracting approximately 63,000 visitors per year. If the Ipswich Railyards was to develop a sound and light show that was displayed twice a week for 50 weeks of the year, attracting an average of 150 attendees per show, this would equate to 15,000 visitors per year.

Pros Night time activities

Increase average length of stay in the region

Consistent with the proposed uses (outdoor stage)

Increase visitation

Cons Parking /noise / light impact on residents

NEW MARKETS – Appeals to new markets including a wider market of residents

INCREASED VISITATION – Similar attractions such as the Blood on the Southern Cross attract 63,000 visitors per year. This attraction could bring 15,000 visitors per annum

DIVERSIFY – Brings new visitors to the site

EXPENDITURE – A $31 spend per patron could equate to almost $470,000 per annum for the region

6. New Rail Experiences

Building on the success if the Workshops museum, the opportunity exists to create a suite of experiences to value add to the museum e.g. Party trains for hire, steam train rides and dining carriages. These experiences are offered at other train museums in Australia and overseas and have proved to be very popular. For example the Puffing Billy steam train experience in Victoria is a major tourist attraction and services over 250,000 visitors annually.

Of the international visitors to Brisbane in 2009, 13.5% (124,000) were ‘rail enthusiasts’ ie. visitors who engaged in a tourist train experience during their stay in Australia (IVS data, 2009)5. Of the domestic overnight visitors to Queensland in 2009, 1% (this equates to 108,000 domestic visitors to Brisbane) engaged in a tourist train experience (NVS data, 2009). Based on the Brisbane growth rate, by 2019 there are likely to be 150,000 international and 124,000 domestic rail enthusiasts visiting Brisbane. At present the Workshops only receives 12,142 international visitors (9.8% of rail enthusiast) and 40,000 adult visitors (37% of rail enthusiasts), highlighting opportunities for growth in the market.

The concept put forward is to develop a steam train experience servicing the Workshops from Brisbane and Ipswich City Centres. This currently occurs on the first Sunday of each Month (Steam Sunday). To facilitate this turntable will need to be refurbished and installed at the workshops. In addition to the steam train experience other events such as murder mystery rides, steam and dine and kids parties could all be coordinated. These would need to cover a longer distance such as Brisbane to Ipswich. If the Workshops could create a unique rail experience they could increase their market share of the ‘rail enthusiast’ market from 9% to 15% of the international market and up to 45% of the domestic market, this would equate to an additional 16,000 visitors. The ability for the train to attract a corporate and events market remains a question, however it is likely that similar volumes of visitors to the river‐based dining and touring experiences would mean around 35,000 visitors could utilise the train, creating a total of 51,000 visitors.

5 The International Visitor Survey and National Visitor Survey asks participants to confirm the activities they participated in during their holiday. One of the activity categories is ‘Tourist Trains’. The IVS is conducted in Australian Airport departure lounges and requests information about the holiday the visitor has just had in Australia. The NVS asks participants about their holiday activities in Australia over the past 28 days.


Pros Adaptive re‐use

Supports existing facilities

Value‐add to the existing site

Cons Commercial viability

Parking / transport

Rail link via Riverlink and CBD

NEW MARKETS – Appeals to new markets including the conferences, adult couples

INCREASED VISITATION – While similar trains such as the Puffing Billy service over 250,000 visitors per annum, a conservative estimate of 50,000 visitors is possible.

DIVERSIFY – Opportunities to create new products including murder mystery rides, steam and dine, weddings and kids parties

EXPENDITURE – If well developed and promoted the steam train rides could generate a further $3.4M for the region (based on $67 per day).

PHASE 2: 2017 – 2021

Phase Two is the implementation phase and will focus on developing additional attractions at different locations within the Ipswich Railway Workshops precinct. The identified opportunities for this phase include:

Expansion of existing museum;

Commercial / retail space;

Sleeper carriages; and

Sustainability Centre.

7. Museum Expansion

The concept is to utilise the existing buildings to expand the museum and create additional museum space as a ‘Treasure House’. This is consistent with the current approach and could be easily managed. It is envisaged that the Treasure House would appeal to the over 55 market. Of visitors to the Ipswich Workshops Museum, only 16% are over the age of 55% (accounting for children), or 6,400 visitors per annum. That accounts for less than 2% of the over 55 demographic in SEQ. If the new Treasure House could increase conversion from 2% to 5%, that would equate to a further 12,280 visitors.

Pros Consistent with regional planning

Limited change of use

Works in partnership with other uses

Cons

Market growth and viability

NEW MARKETS – Limited appeal outside existing target markets. Primary market is the 55+ SEQ residents.

INCREASED VISITATION – Around 12,000 additional visitors, it may also impact on repeat visitation which is already high

DIVERSIFY – Limited impact on current operating model

EXPENDITURE – $800,000 to the region (at $67 per day)

If the Treasure House increased conversion of SEQ residents over 65 years from 2% to 5% it would increase annual museum visitation by

12,000 visitors.


8. Commercial / Retail

With increased experiences at the Workshops, the opportunity exists to provide a value add facilities and services to the visitors. It is proposed that the existing buildings are refitted to provide commercial space for niche businesses and relocate the QM offices to create the Treasure House. Of the visitors to the Workshops Museum in 2005/066 the majority of visitors (87%) visited the museum shop; and two thirds (66%) of those purchased something in it. This conversion rate is above that experienced in many other museums and cultural institutions. This is equivalent to around three in five of all visitors making a purchase in the shop. Based on the above, the opportunity exists to provide additional retail outlets for these visitors. In addition, the second most suggested improvement to the museum by visitors in September / October 2010 was improvements to the cafe, highlighting the potential opportunity for an additional restaurant / cafe on the site.

Pros Adaptive reuse

Limited parking issues

Mixed use

Cons Relocating current users (Model Trains)

Commercial viability

NEW MARKETS – n/a

INCREASED VISITATION – n/a

DIVERSIFY – Creates spaces for new attractions

EXPENDITURE – If new retail experiences could increase spend onsite by $5.50 per visitor, that would equate to a further $1.2M

9. Sleeper Carriages In keeping with the theme of the workshops precinct, sleeper carriages present a unique visitor experience. It is recommended that a range of accommodations are provided influencing luxurious carriages located along the tracks adjacent to the Bremer parkland to budget carriage accommodation targeted towards school groups. Based on six carriages being fitted out to cater for between 2 and 6 guests (2 doubles, 4 bunk style) running at the Ipswich average of 55% occupancy, would equate to a further 5,600 visitors per annum.

Pros Adaptive reuse

Night time activity – increases length of stay


Overnight visitation increases the need for security

NEW MARKETS – Appeals to new markets including adult couples and older school age children on school excursions

INCREASED VISITATION – a further 5,600 visitors per annum

DIVERSIFY – Brings new visitors to the site overnight

EXPENDITURE – With an average spend on $94 per night for overnight visitors this could generate over $500,000 per year

10.Sustainability Education Centre

The entire site, as home to energy production in the past and the sawtooth roof tops, lends itself to solar power and becoming a centre of excellence for renewable energy and sustainability education. This could include the creation of a waterfront café and education centre on sustainable practices. Preliminary investigations demonstrate that this product would appeal to an older family market and education groups.

Similar attractions such as the Gould League’s Moorabbin Sustainability Education & Training Centre which is located approximately 30 minutes out of Melbourne City, attracts 50,000 visitors per annum (1.25% of Melbourne’s population). Based on the above conversion rate it is expected that a Sustainability Education Centre at the Ipswich Workshops could attract approximately 25,000 visitors (1.25% of the Brisbane population). Regular events at the Sustainability Education Centre also provide an additional soft programming opportunity.

6 Environmetrics (2006) the Workshops Rail Museum: Exit Survey March 2005 to February 2006


Pros Innovative reuse

Balance heritage and commercial


International appeal

NEW MARKETS – Appeals to new markets including schools, universities, adult couples, and sustainability / solar enthusiasts

INCREASED VISITATION – Up to 25,000 visitors (1.25% of the Brisbane population)

DIVERSIFY – Opportunities to create new products including Training rooms, award‐winning interpretive classrooms and revegetate the grounds

INVESTMENT – The product could be developed in partnership with a School / University or Public Sector Partner. The Solar farm should be revenue generating.

PHASE 3: 2022 – 2027

11.Health and Recreation Centre

The opportunity exists to service the region’s growing community with health and recreation facilities such as a gym, bowling alley, sports facility or Laserforce. This would appeal to the resident population between the ages of 25 – 44 years, those without children, who account for 10% of the Brisbane population. The recreation facilities in particular would appeal to the 18 – 24 age group who account for 2% of visitors to the workshops. Of visitors to Brisbane in 2010, 10% are in the ‘young and single’ lifecycle. If the Health and Recreation Centre could increase the conversion of the 18 – 24 age group from 2% to 5% it would account for an additional 12,000 visitors.

Pros Adaptive reuse

Utilise large workshop buildings to cater to exhibitions e.g. Home shows

Cons Cost / viability

Parking /noise / impact on residents

Requires finding a new home for GSPE

Not a direct fit with the heritage and time of theme of the site.

NEW MARKETS – Appeals young adults and couples with children (18‐44)

INCREASED VISITATION – Similar attractions receive over 100,000 visitors per annum

DIVERSIFY – Both day and night use.

INVESTMENT – Could be developed with a partner eg. Ardent Leisure.

12.Conference and Exhibition Centre

The region lacks conference facilities with a capacity to seat 500+ for meals and host large conferences. The Workshops already have 12 venues and accommodate up to 2,000 people cocktail, however it is lacking a facility to accommodate 500+ seated. The main conference spaces in the Ipswich region include:

The Ipswich Civic Centre: Auditorium (412.5m2, with a 3.5m ceiling) can cater for 400 cocktail, 270 banquet and 780 theatre style. The centre has four rooms:

i. The George Hogg Auditorium

ii. Cunningham Room – 200 seated

iii. Lockeyer – 160 (with a bar)

iv. Lounge – 40‐50 pax

The Workshops Railway Museum: Moving Goods (363m2, with a 20M ceiling) can cater for 1000 cocktail, 300 banquet and 500 theatre style.


The West Moreton Anglican College: is opening up their basketball stadium (undercover) on the 17th November. This will cater for 1200 banquet style and 2000 theatre style. It is located in Karrabin 10mins out of central Ipswich with no public transport access.

Ipswich Region Community Church: can cater for up to 1000 seated, has state of the art media and ABV equipment and good parking facilities.

Brookwater Golf Club: has 10 rooms / meeting spaces, the two largest are:

i. The Augusta / Savannah Lounge – caters for up to 200 cocktail, 160 banquet and 170 theatre

ii. The Augusta / Restaurant – caters for up to 250 cocktail, 200 banquet and 170 theatre

The opportunity exists to develop a conference facility to service the demand in the region. The proposed conference centre will be located adjacent to the parklands interface, so as to maximise on the character, views and ferry access to this precinct. NOTE: Of the total visitors to Brisbane in 2009, approximately 21% were Business visitors. At this stage it is not possible to accurately predict the size of the market for this attraction.

Pros Current shortage of conference venues in Ipswich

Regional benefits and jobs

Cons Commercial viability (long term)

Is the location appealing and

Transport

NEW MARKETS – Appeals to new markets

INCREASED VISITATION – Similar attractions such as the Bardon Conference Centre services over 100,000 guests per annum

DIVERSIFY – Opportunities to create new products including Training rooms, Award Dinner Venues, and Conference space

INVESTMENT – The product could be developed in partnership with a commercial partner (e.g. Pradella Developments).

13.Boutique Hotel The opportunity exists to create at least a 60 room four star hotel / apartment complex in addition to the unique accommodation in the sleepers for backpackers, groups or unique getaways. Ipswich currently has 11 accommodation establishments providing 480 rooms with an average annual occupancy of 55%. The average price of a four star hotel room in Ipswich is $200. Based on the current occupancy of 55% the hotel will cater for 21,681 visitors per annum. If the hotel achieves 55% occupancy it is expected to generate $2.4 million.

At this stage it is not possible to accurately define the demand for or viability of this concept due to a lack of market input.

Pros Creates unique accommodation

Regional benefits and jobs

Cons Commercial viability (long term)

Average occupancy (2009) just 55%

Suitable location and transport

NEW MARKETS – Appeals to new markets including backpackers, groups, and adult couples

INCREASED VISITATION – Destinations such as the Chattanooga Choo Choo Hotel, Tennessee accommodate over 50,000 visitors per annum

DIVERSIFY – Opportunities to create a new accommodation product for the region servicing both visitors and the growing business market with apartment style accommodation

INVESTMENT – Potential Development partners, cost TBC


Based on the current occupancy of 55% it will be 2020 before the region has attracted the additional 100,000 visitors necessary to reach the occupancy required for investment.

Figure 6: Ipswich Room Stock & Occupancy

14.Ferry Link to Ipswich

Access to the Ipswich Railway Workshops is limited as there is limited parking and currently no rail access. A ferry link will be essential to improve access to the site. This will be a final stage project and will rely on a much higher level of patronage (close to 250,000) and a resident demand. E.g. a 60 person ferry services per day at 30% patronage requires over 46,000 passengers. This equates to one in five patrons to the workshops.

Pros Creates a key node on the river Supports new river based activities

Cons Cost of maintenance / delivery Parking / access

Services the site, however the precinct will need to significantly build patronage to support such infrastructure. This will also be contingent on residential land development and community need.

Room for investment

Rooms have doubled in the last two years

Australian average occupancy = 55%

NORTh IPSWICh RAIL YARDS I vISION PLAN I JUNE 2011

Prepared by:

RPS Design Studio

ACN 140 292 762

ABN 44 140 292 762

Suite 18/455 Brunswick St

PO Box 1559

Fortitude valley, QLD, Australia, 4006

Telephone: +61 7 3124 9300

www.rpsgroup.com.au

December 2010

© RPS 2010

The information contained in this document produced by RPS for vision setting pur-poses, RPS undertakes no duty to or accepts any responsibility to any third party who may rely upon this document.

All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmitted in any form without the written permission of RPS.

december 2010

issue one

103556_Masterplan Document

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