redlands planning scheme · highest order centres in its hierarchy (capalaba and cleveland). •...

Business DevelopmentPosition Paper

May 2002

‘balancing growth and lifestyle in the Redlands’

Redlands Planning Scheme

Business Development

1 Business Development –- 13-02-02

I. Executive Summary 2

1 Introduction 1

1.1 Background 1

1.2 Purpose of Paper 1

1.3 Relevant Issues 2

2 Current Planning Scheme: Approach Analysis (Strengths and Weaknesses) 2

2.1 Introduction 2

2.2 Strengths 5

2.3 Weaknesses 6

3 Industry 6

3.1 Economic Structure 6

3.2 Existing Industry Areas 12

3.3 Industry Trends 14

3.4 Future Industry Growth 27

3.5 State Agency Interests 33

4 Summary of Planning Implications 38

5 Planning Strategy Areas 40

5.1 Industrial Land Supply 40

5.2 Industrial & Business Integration (low impact activities) 40

5.3 Industrial Polarisation (high impact activities) 40

5.4 Industrial Accessibility 40

5.5 Industrial Amenity 40

5.6 Industrial Integrity 41

5.7 Physical Suitability 41

5.8 Industrial Servicing 41

5.9 Industrial design 41

6 References 42



I. Executive Summary The following position paper, is one of twelve (12) documents, which provide an overview of the key issues, projected to impact

on the future land use and development in Redland Shire. The paper has been prepared as part of Stage 3 of the Redlands

Planning Scheme project and is intended to inform the land use option identification and assessment process programmed to

occur in Stage 4. This paper aims to examine:

• The existing structure of Redland Shire economy to determine the relative significance of alternate sectors, particularly in

terms of their contribution to economic activity and employment;

• The characteristics of existing industrial and business development, including the trends and factors influencing industrial

growth, decline, and future needs; and

• The principles and strategies relevant to future industrial, business and tourism development.

Further, strategies have been provided to facilitate business, industrial and tourism development in appropriate locations to

minimise land use conflicts and impacts on the environment, and to provide equitable access to goods, services and

employment opportunities.

Relevant Issues Issues relevant to future Industry and Business Development within the Shire include:

� Economic Structure – an appreciation of the economic structure of the Shire including it’s key economic, employment and

workforce attributes.

� Locational attributes of Industry & Business – the existing distribution of industry, business and tourism activities, and their

locational requirements.

� Industry, Business and Tourism Trends – factors affecting the growth, decline and relative importance of industry,

business and tourism activities.

� Future Industry, Business and Tourism Needs – future requirements for Industry, business and tourism development and

principles to manage and facilitate sustainable economic growth within the Shire.

� Design and Impact Mitigation – factors relevant to location, design and impact mitigation in respect of Industry, business

and tourism activities.

Planning Implications � Structural changes, which are currently occurring within the labour force, will have implications in terms of future land use

planning for the Shire.



� Improved local employment opportunities will occur with a greater integration of residential activities and employment

centres.

� There is a current shortage of suitably allocated or zoned lands to cater for anticipated increases in a wide range of

business activities.

� Industry lands appear to be predominantly underutilised for business purposes.

� Large scale development sees the major employment industries for Redland Shire being the retail and construction

industries.

� The construction industry (and the wholesale and retail sector that depends on it) will face possible reduced demand as

land for housing is used up.

� An absence of a highly skilled workforce and a segregated industry market may limit the future economic growth of the

Shire.

� The Shire’s ageing population may require greater productivity per head of the workforce to counter a decline in workforce

numbers as well as a growing sector to cater for the aged population.

� There has been a marked increase in the development of small business, people working from home and people working

within the service sector.

� The attractiveness of the Shire’s natural and cultural environment has the potential to develop a significant Tourism sector

and provide opportunities for future employment.

� There is a need for facilities and tourism related enterprises in walkable distance from marine access points and transport

nodes.

� Employment targets should be incorporated into the Shire’s long-term land use planning strategies.

� A need exists to develop a strategic and integrated Industry Development Plan for the development of the tourism industry

in the Shire.

Planning Strategy Areas

Industrial land Supply

� Given the importance of industrial and business uses as a source of employment and a key contributor to the local

economy, the provision of adequate and suitably located land is essential for the Shire’s sustained economic growth.

Industrial & Business Integration (low impact activities)

� The new Planning Scheme needs to place less emphasis on the separation of land uses from each other with lower

impact business and service industries being encouraged to more fully integrate with traditional centre development.



Industrial Polarisation (high impact activities)

� There is recognition for the need to encourage the “polarisation” or concentration of high impact industrial activities into

recognised industrial nodes. It is envisaged that this will create economies of agglomeration and reduce land use

conflicts.

Industrial Accessibility

� In providing for the location and development of industrial areas, a high level of accessibility is required. Elements of key

significance include the location of industrial areas in relation to major transport corridors (major roads, rail etc), and

ensuring that the movement of traffic to and from industrial areas along residential streets and through business centres is

eliminated or minimised.

Industrial Amenity

� In securing industrial growth, the Planning Scheme needs to place considerable weight on ensuring industrial

development does not detrimentally affect the amenity of surrounding areas used or likely to be used for non – industrial

purposes.

Industrial Integrity

� To promote the cohesive development of industrial areas and providing for the on-going viability of the Shire’s industrial

sector, the Plan anticipates the need to exclude non-industrial uses from core industrial areas.

Physical Suitability

� “Physical suitability” implies the need to ensure industrial uses are located and developed on land, which is physically

suitable for industrial purposes. Specifically industrial land is required to be predominantly level, flood free, stable and well

drained.

Industrial Servicing

� The Planning Scheme requires industrial land to be serviced by appropriate physical infrastructure including sealed road

access, reticulated water, reticulated sewerage and electricity services.

Industrial Design

� The Planning Scheme needs to promote the concept of ‘clean industry’ by ensuring the design and standard of industrial

development does not detract from the scenic and visual quality of the Shire.


1 H:\Client\R\Redland Shire Council\BA77(a) - Plannning Sch\Documentation\Position Papers \Final Position Papers \Business Development Final 14-05-02.doc

1 Introduction

1.1 Background The following position paper addressing Industry, is one of twelve (12) position papers addressing key aspects of future land

use and development policy in Redland Shire. The paper has been prepared as part of Stage 3 of the Redlands Planning

Scheme project and is intended to inform the land use option identification and assessment process programmed to occur in

Stage 4. The outcomes of Stage 4 will be reflected in the Redland Shire Planning Scheme Statement of Proposals due to be

released in early 2002.

Planning position papers prepared as part Stage 3 are as follows:

1. Population & Demographics 2. Residential Development 3. Business Development 4. Commercial & Retail (Centres) 5. Rural 6. Conservation & Open Space 7. Constraints 8. Environmental Management 9. Cultural Heritage 10. Community & Social Development 11. Transport 12. Infrastructure

1.2 Purpose of Paper

The business, industrial and tourism sectors of Redland Shire contribute significantly to the economic wellbeing of the community through the production of a range of goods and services and by providing a source of employment for the Shire’s residents. This paper seeks to examine:

� the existing structure of Redland Shire economy to determine the relative significance of alternate sectors, particularly in terms of their contribution to economic activity and employment;

� the characteristics of existing industrial and business development, including the trends and factors influencing industrial growth, decline, and future needs; and

� the principles and strategies relevant to future industrial, business and tourism development.

In effectively providing for the future economic growth of the Shire, Council is cognisant of the need to facilitate business, industrial and tourism development in appropriate locations to minimise land use conflicts and impacts on the environment, and to provide equitable access to goods, services and employment opportunities.



1.3 Relevant Issues

A number of key issues are relevant to future industry, business and tourism development in the Shire. These include the following:

� Economic Structure – an appreciation of the economic structure of the Shire including it’s key economic, employment and workforce attributes;

� Locational Attributes of Business Development – the existing distribution of industry, business and tourism activities, and their locational requirements;

� Industry, Business and Tourism Trends – factors affecting the growth, decline and relative importance of industry, business and tourism activities;

� Future Industry, Business and Tourism Needs – future requirements for Industry, business and tourism development and principles to manage and facilitate sustainable economic growth within the Shire;

� Design and Impact Mitigation – factors relevant to location, design and impact mitigation in respect of Industry, business and tourism activities.

2 Current Planning Scheme: Approach Analysis (Strengths and Weaknesses)

2.1 Introduction Industrial provisions under the 1988 Planning Scheme include those contained within the Strategic Plan, Development Control Plans, and the Zoning schedule. The primary attributes of the existing regulatory framework as it applies to business development is summarised in Figure 2.1: Figure 2.1 – Business Development – Existing Regulatory Elements

Planning Scheme Component

Control Element Control Element Description

Key Features Locational Relevance

Strategic Plan Preferred Dominant Land Use

Major Centres • Indicates the location of the Shire’s two highest order centres in its hierarchy (Capalaba and Cleveland).

• These centres are intended to accommodate major retail, commercial, community, administrative, recreational and associated central place activities.

• Both centres serve a Shire-wide function which includes administrative, entertainment and cultural facilities.

• These two centres are recognised as major employment and service nodes in the Shire.

• The Capalaba Business Centre is intended to perform the role of a Major District Centre in terms of the SEQ2001 Regional Framework for Growth Management 1995.

• Cleveland

• Capalaba






Preferred Dominant Land Use

District Centre • This designation refers to the second level in the centre hierarchy for the Shire and includes centres at Birkdale, Alexandra Hills and Victoria Point.

• These centres are intended to provide shopping and business facilities, together with less extensive community and recreational activities than the major centres, to serve the mainly convenience needs of residents of the various suburban localities of the Shire.

• The retail component of these centres is intended to be limited to the maximum of a full line supermarket and associated convenience shopping with limited comparison goods available.

• Alexandra Hills;

• Birkdale;

• Victoria Point


Local Centre • Indicates the location of existing neighbourhood and local shopping centres and areas (including historical village centres and strip shopping).

• Separately indicates where future local shopping facilities may be considered.

• Retail development is restricted primarily to local shopping facilities which meet the immediate convenience needs of the local community.

• The level of facilities may range from a general store to a small shopping centre typically up to 1500-2000 m2 gla.

� Shire wide


General and Service Industries

� Designates areas primarily intended to accommodate the development of manufacturing, light and service industry, warehousing, transport and storage uses, together with office and retail uses.

� Need to provide adequate buffering from adjoining uses with a high level of accessibility to the arterial road network.

� Cleveland � Redland

Bay � Capalaba � Thorneside


Service Commercial � Designates areas intended to provide for commercial support at Cleveland

� More specifically these are intended to accommodate certain business and commercial activities which, by their nature require a large site.

� Cleveland


Marine Orientated Activity

� Indicates the location of areas considered potentially suitable for marine and waterfront activities

� Victoria Point


Tourist Business and Accommodation

� Indicates the location of areas considered suitable for a mixture of business development which cater primarily for tourists, holiday makers and day trippers

� Development shall not exceed 4 storey’s in height and a residential density component of 100 persons per hectare

� Victoria Point

� Redland Bay

� Cleveland � Ormiston � Wellington

Point � Bay Islands � Moreton

Bay � Coochiemu

dlo







Tourism Opportunities and Routes

� Locations of an environmental, scenic or

cultural heritage resources likely to be of interest to tourists, visitors and day trippers

� Require attention to design, appearance and landscaping of development which would be readily visible from the designated tourist route

� Marked

with a T on the map

Development Control Plan 3 – Point Lookout

Precincts Shopping, Business and Mixed Use

• Identifies areas for shops and commercial premises and other compatible land uses such as residential development.

• Preferred form – two storey structures.

• East Coast Road;

• George Nothling Dive;

• Mooloomba Road.

Draft Development Control Plan 4 – Capalaba Business Centre

Land Use Designations

Town Centre • Intent of the area is to reinforce and enhance this area by ensuring that key facilities and businesses are concentrated in this area.

• Within the centre of Capalaba

Zoning Schedule Zone Shopping • Intended primarily for shops located in centres of all sizes from small centres to large centres.

• Other business development and uses compatible with retailing activities may be permitted or may be established only with the consent of the Council.

Shire wide

Zone Commercial • Intended to cater for commercial uses including offices and showrooms (including motor vehicle saleyards and the like) but not retail outlets which are more appropriately located in prime shopping locations.

• Recreational activities and industrial uses which are compatible with commercial activities may be established only with the consent of the Council.

Shire Wide

Zone Tourist, Business and Residential • Intended to provide for commercial

development including shops, for residential accommodation and for compatible uses, all of which cater primarily for tourists, holidaymakers and day visitors.

Tourist areas

Zone Special Rural � Intended to cater for uses such as kennels, stables, poultry farms and the like and small scale industries conducted on land, other than small parcels of land.

Shire Wide

Zone Industry A � Intended to cater primarily for small, non-intrusive industries which are compatible with the activities in commercial areas

Shire Wide






Zone

Industry B

� Intended to cater for all kinds of industry

(other than extractive and Class IV and V industries) in locations where they will be effectively segregated from incompatible land uses

Shire Wide

Zone Industry C � Intended to accommodate those industries whose activities have the potential to result in noise, smell, dust, smoke or the like.

Shire Wide

Zone Crown Industrial Estate

� Intended to identify land to be developed by the Crown for a variety of industrial purposes

Capalaba Thornlands Sheldon

Zone Comprehensive Development

� Intended to enable particular areas of the Shire to be developed in a comprehensive and co-ordinated manner. The zone also provides for the development of areas or individual parcels of land which, because of their location or existing usage, are suitable for a range of uses not catered for in any other zone.

Shire Wide

Zone Special Development

� Intended to enable particular areas of the Shire which are considered by Council to have a special character and environmental features to be developed in an appropriate and sensitive manner.

Shire Wide

Outside of these documents there are minimal planning requirements for industrial development within the planning scheme, particularly on the mainland of the Shire.

2.2 Strengths

• The Strategic Plan identifies and protects existing industry areas at Cleveland, Ormiston, Thorneside, Capalaba and other areas of the Shire, including opportunities for the development of integrated employment areas.

• Industrial building design is an integral component in the planning approval process in an effort to maintain the Shire’s standard of visual amenity which has been identified in Strategic Plan;

• The performance criteria a contained in the Planning Scheme provide detailed land use requirements for development of extractive industries, concrete batching plants, home based businesses and shopping and commercial zones.

• The Cleveland DCP includes structured planning mechanisms and streetscape strategies that guide ‘good’ development within centres.

• The Point Lookout DCP includes detailed development standards for the planning and regulation of shopping, business, mixed uses tourism and service uses.



2.3 Weaknesses

• There is a lack of planning strategies specific to individual types of industry;

• The Strategic Plan does not promote the primacy of the Shires industrial areas or actively facilitate the protection of industrial land from the intrusion of non-industrial uses;

• The Cleveland DCP does not include land designated as Cleveland (service commercial area). As a result there are limited planning controls regulating the form and function of development in the service industry area of Cleveland;

• An absence of tailored planning controls applying to the Alexandra Hills and Birkdale centres outside of the strategic Plan suggest that redevelopment within the centres may suffer from a lack of detailed development guidance;

• The existing performance standards in the planning scheme do not adequately address certain specific design issues eg. building siting and design etc;

• The existing planning controls for Industry are prescriptive and inflexible, and does not recognise advancement in manufacturing and environmental technology;

• There appears to be little emphasis on Industry growth and/or management measures on the Bay Islands and North Stadbroke Island;

• Inconsistencies exist between the Strategic Plan and the Planning Scheme in relation to buffer distances to poultry farms;

• There are interpretation complexities in relation to industry type definitions and policy gaps evident in the Planning Scheme;

• There is a lack of high quality up-to-date economic and employment data for the Shire; and

• There is no consistency and/or guidance on appropriate locations for different levels of business and industry development.

3 Industry

3.1 Economic Structure

Analysis of the economic structure of the Shire comprises the initial step in determining key drivers, form and extent of future economic growth. The characteristics and nature of economic growth will have a significant impact on land use and development trends during the life of the Planning Scheme, and accordingly need to be given detailed consideration.

The economic structure of Redland Shire has been examined in respect of three key indicators:

1. Workforce Structure by Industry – which provides an indication of the relative importance of alternate industry sectors;

2. Workforce Participation – employment characteristics of the workforce;

3. Workforce Distribution – the spatial characteristics of the Shires workforce.



3.1.1 Workforce Structure by Industry Figure 3.1.1 provides a summary of the workforce structure by employing industries for Redland Shire based on 1996 ABS census data 1.

Figure 3.1.1 - Employment by Industry – Redland Shire

Industry

Redland Shire Number %

Queensland Number %

Ratio

Agriculture, Forestry & Fishing 861 2.0 73,771 5.2 0.4

Mining 303 0.7 22,378 1.6 0.4

Manufacturing 5,538 12.6 149,272 10.5 1.2

Electricity, Gas and Water Supply 256 0.6 10,158 0.7 0.8

Construction 3,847 8.7 102,129 7.2 1.2

Wholesale Trade 3,548 8.1 78,885 5.6 1.5

Retail Trade 6,857 15.6 201,023 14.1 1.1

Accommodation, Cafes and Restaurants 1,469 3.3 77,700 5.5 0.6

Transport and Storage 2,320 5.3 69,594 4.9 1.1

Communication Services 958 2.2 24,042 1.7 1.3

Finance and Insurance 1,632 3.7 42,336 3.0 1.2

Property and Business Services 4,247 9.6 132,016 9.3 1.0

Government Administration and Defence 1,920 4.4 72,008 5.1 0.9

Education 2,677 6.1 102,271 7.2 0.8

Health and Community Services 3,762 8.5 132,062 9.3 0.9

Cultural and Recreational Services 694 1.6 33,463 2.4 0.7

Personal and Other Services 1,772 4.0 51,000 3.6 1.1

Non-classifiable economic units 678 1.5 19,906 1.4 1.1

Not stated 699 1.6 26,654 1.9 0.8

Total 44,038 100.0 1,420,668 100.0 1.0

Source: Australian Bureau of Statistics, 1996 Census of Population and Housing, unpublished data 1 This economic data is historical and may impact on any assumptions made for forecasting. All data will be updated upon release of the 2001 ABS census data or upon completion of the ‘Industrial Land Analysis’ to be undertaken in 2002.



Employment by industry may be graphically illustrated as follows:

The following conclusions may be drawn in respect of the Shires workforce structure: � As at 1996 the Shires workforce totalled 44,038 persons, which constituted 3.09% of the Queensland workforce2. � In employment terms the Shire’s dominant sectors include the Retail (6,857 person or 15.6% of Shire workforce),

Manufacturing (5,538 persons or 12.6% of the Shire workforce) and Property and Business Services (4,247 person or 9.6% of the Shire workforce).

� Conversely the Mining (303 persons or 0.7%) and Electricity, Gas and Water (256 persons or 0.6% of the Shire workforce)

sectors provide limited workforcein the Shire collectively accounting for only 1.3% of the Shires ` workforce. � Relative to Queensland averages a number of the Shires industry sectors employ a proportionally larger component of the

workforce. These include the Wholesale (accounting for 8.1% of the Shire workforce - in comparison to the Qld average of 5.6%), Construction (accounting for 8.7% of Shire workforce - in comparison to the Qld average of 7.2%), and Communication Services (accounting for 2.2% of the Shire workforce - in comparison to the Qld average of 1.7%) sectors.

The following observations are made in respect of existing workforce structure: � Data suggests a significant absolute and relative decline in the importance of the Shire’s primary industries. Employment

in the Agricultural, Forestry and Fishing (861 persons or 2.0% of the Shire workforce) and Mining (303 persons or 0.7% of the Shire workforce) sectors compares unfavourably to Qld average employment figures in both sectors of 5.2% (Agricultural, Forestry and Fishing) and 1.6% (Mining). The proportionally lower employment in both sectors is likely to be attributable to the progressive decline in horticultural activity due to increasing urbanisation, and the non-labour intensive nature of the Shires existing extractive industries.

2 the Queensland workforce as at 1996 totalled 1,4220,668

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� The relative significance to the local economy of the Wholesale and Manufacturing sectors, and the traditional absence of a significant industrial base in the Shire suggests that Redland Shire may possess a comparative locational advantage perhaps due to its relative proximity to both Brisbane and the Port of Brisbane. This tends to be supported by the proportionally higher percentage of the workforce employed in the transport and storage sectors (5.3% as opposed to the Queensland average of 4.9%).

� The lower than average employment in the Accommodation, Cafes and Restaurants (3.3% as opposed to the Queensland

average of 5.5%) may partly account for the underdeveloped and emerging nature of the Shires tourism industry.

3.1.2 Workforce Participation In 1996, the Shires resident population totalled 103,082 persons. The total workforce at that time was 44,038 persons or 42.72% of the total population of Redland Shire. In the intercensal period 3 the population has grown to 118,025 persons representing an increase of 14,943 persons or 8.7%. Assuming a comparable proportional relationship between labour force and total population to that which existed in 1996, the Shires 2001 workforce is estimated at 53,421.4 This absolute and proportional increase compares reasonably with actual trends between 1991 and 1996 where the Shire experienced a total increase in the labour force of 10,256 persons. These figures assume a proportional relationship to which existed in 1996 and does not take into account low age cohorts relative to pre-retirees and retirees.

Comparisons with other South-East Queensland Local Government areas indicate that within Redland Shire the workforce comprises a higher than average proportion of total population. Figure 3.1.3 illustrates workforce as a proportion of total population for associated South East Queensland Local Governments. As illustrated, Redland Shire (42.72%) is only exceeded in percentage terms by the Local Government Areas of Brisbane City (45.59%) and Pine Rivers (48.43%).

Source: ABS - 1996 Census Data

3 being the period between 1996-2001 4 note this is a proportional estimate only and does not account for possible changes in the employment or ageing characteristics of the shires population during the intercensal period.

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Figure 3.1.3 - Local Government Workforce/Total Population



As at 1996 the Redland Shire unemployment rate was 7.9 %, which compared favourably with the Queensland average of 9.7 %. By way of comparison only Pine Rivers Shire (6.4 per cent) and Brisbane City (7.8 per cent) had lower unemployment rates.

Figure 3.1.4 provides a spatial employment analysis for alternative areas of the Shire. Figures demonstrate the presence of relatively higher levels of unemployment on the Bay Islands, North Stradbroke Island and Redland Bay with the lowest rates evident in Sheldon and Thornlands. Sheldon has the lowest level of unemployment at 6.12%, with the Bay Islands having the highest level at 23.33%. Figure 3.1.4 also provides an analysis of part time employment for alternative areas of the Shire. As demonstrated, there are high levels of part-time employment in Thornlands and Victoria Point with lower rates in Thorneside and Redland Bay.

Figure 3.1.4 - Redland Shire – Workforce, Employment and Unemployment by Suburb

SITE TOTAL

WORK-FORCE

EMPLOYED FULL-TIME

EMPLOYED PART-TIME

UN-EMPLOYED

WORKFORCE EMPLOYED

(%)

UNEMPLOYMENT RATE /

WORKFORCE (%)

PART TIME / WORK FORCE

Alexandra Hills 8504 5400 2486 618 92.73% 7.27% 29.2%

Redland Balance 1967 1074 564 329 83.27% 16.73% 28.7% Birkdale 5455 3459 1608 388 92.89% 7.11% 29.5%

Capalaba 8101 5173 2269 659 91.87% 8.13% 28.0% Cleveland 4874 3093 1375 406 91.67% 8.33% 28.2%

Ormiston 1640 1047 469 124 92.44% 7.56% 28.6% Redland Bay 2509 1554 682 273 89.12% 10.88% 27.2% Sheldon 1718 1119 494 105 93.89% 6.11% 28.8%

Thorneside 1740 1128 444 168 90.34% 9.66% 25.5% Thornlands 3238 2048 973 217 93.30% 6.70% 30.0%

Victoria Point 4083 2530 1250 303 92.58% 7.42% 30.6% Wellington Point 3231 2013 963 255 92.11% 7.89% 29.8%

Average 2469.8 1131.4 320.4 91.35% 8.65%

Source: ABS – ABS – 1996 census data

Comparisons with other South-East Queensland Local Government areas indicate that the unemployment rate in Redland Shire comprises a significantly lower percentage of persons unemployed. Figure 3.1.5 illustrates an unemployment rate based on the total unemployed in the area over total workforce for associated South-East Queensland Local Governments. As illustrated, Redland Shire (6.9%) is only exceeded in percentage terms by the Local Government Area of Pine Rivers (5%).

Figure 3.1.5 – Local Government Unemployment Rates

Region Unemployed Persons (Number)

Unemployment Rate (%)

Labour Force (Number)

Brisbane 34,046 7.1 479,169 Caboolture 5,963 11.7 50,849 Gold Coast 22,570 9.8 230,804 Logan 10,252 11.4 90,235 Pine Rivers 3,293 5 66,513 Redcliffe 2,615 10.8 24,146 Redland 3,883 6.9 56,072 Average 8.96

Source : PIFU labour force output (Qtr ended 30 September 2001)

Figure 3.1.6 graphically illustrates the unemployment rate in percentage terms in comparison to other Local Government areas in South East Queensland.



Figure 3.1.6 – Local Government Unemployment Rates

3.1.3 Workforce Distribution A total of 78% of the Shire’s workforce comprises Shire residents with the remaining 22% being made up of those that commute to the Shire to work from surrounding areas. Figure 3.1.5 illustrates the distribution by place of residence of those members of the Shire’s workforce that reside in the Shire.

Figure 3.1.7 - Distribution of Shire Workforce by Area

Source: URL:http://www.oesr.qld.gov.au/data/publications/community_cab/redlands/rer_redland.htm

Figure 3.1.7 illustrates that those members of the Shire’s workforce that reside in the Shire are primarily derived from the suburbs of Alexandra Hills, Capalaba, Birkdale and Cleveland. Collectively these suburbs account for 56% of residents employed within the Shire. This is significant from the perspective that over half of the resident workforce who are employed within the Shire live in relative proximity to the Shires primary employment centres.

The distribution of employment opportunities for the resident workforce is summarised in Figure 3.1.8.

Alexandra Hills17%

Birkdale12%

Capalaba17%Cleveland

10%

Redlands (Bal)4%

Ormiston4%

Redland Bay5%

Sheldon4%

Thorneside4%

Thornlands7 %

Victoria Point9%

Wellington Point7%

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Figure 3.1.8 – Distribution of Shire Employment Opportunities – % of Total Workforce Employed in Alternative Localities

Source: Abnett, B.(1996) Final Economic Profile of Redland Shire

The highest proportional share of employment opportunities is provided in Capalaba and Cleveland with these areas collectively accounting for 53% of the Shires resident labour force. Conversely, the Bay Islands and North Stadbroke provide employment for only 6% of the Shires resident workforce. Outside of the primary employment areas of Capalaba and Cleveland the distribution of employment opportunities for resident labour is relatively uniform ranging from 1% in Thornside to 10% in Alexandra Hills.

3.2 Existing Industry Areas

• To determine the current supply of industrial land within the Shire, an analysis of available industrial land has been undertaken. Based on this data, there is currently approximately 164 hectares of land zoned and designated industrial land within the Shire. The table below identifies the current land use:

• Figure 3.2.1 illustrates the existing distribution of lands allocated and utilised Industry & Business by locality.

Capa laba28%

Cleveland25%

Ormis ton3%

Redland Bay5 %

Sheldon-Mt Cotton4%

Thorneside1%

Thornlands4%

Victoria Point5%

Well ington Point4%

North Stradbroke3%

Birkda le5%

Alexandra Hil ls1 0 %

Bay Is lands3 %



Figure 3.2.1 - Allocated and Utilised Lands for Business and Industry

Current Land Use Area (Ha) Dwelling (1 unit) 37.42Complex (Shops and Offices) 1.36Commercial / Industrial 76.39Access Restriction Strip 0.03Substation 0.38Store - Warehouse 1.77Shed 0.12Depot - Fuel 0.32Government (Various 2.39Car Park 0.40Vac (Not Bus/Rur <= 506 M2) 0.04Vacant (Not Bus/Rur > 506M) 34.96Water Metre (Residential) 1.88Water Metre (Commercial) 3.71Panel Beating 0.25Motor Mechanics / Auto Workshop 0.08Used Car Sales Yard 0.08Sporting Complex 1.06Showrooms 0.13Park 0.14Office / Professional 0.18Mini Storage Units 0.14Complex - Milk 0.21Advertising - Sign 0.06Other 0.43

TOTAL 163.91 Ha

Source: Redland Shire Council 2001

• As illustrated above, current industrial land allocation is 163.91 hectares. Of this area approximately 90 hectares is currently utilised, 35 hectares is currently vacant and the balance is considered to be strategic. We have been advised by the Redland Shire Council that the utilised and vacant land of 125 hectares represents an accurate 2001 industrial land component for the Shire.

The major industrial centres within the Shire appear to be:

• The Capalaba Industrial Centre, which comprises approximately 60 hectares of land and is dominated by retail and bulky goods showrooms, light industrial uses and service trade businesses along Redland Bay Road. Industrial activities are also located north east of Redland Bay Road and a number of small manufacturing business and engineering / automotive repair businesses are located on lot sizes of approximately 1000 square metres.

• The Cleveland Industrial Estate is located on the western side of Wellington Street and comprises approximately 40 hectares of State Government owned land. A number of large industrial businesses, such as Fisher & Paykel, Boral and



Ingham Enterprises have occupied in the estate, which provides large lot sizes and has a number of vacant parcels of land.

• Other small industrial areas are located at Ormiston, comprising primarily wholesale and trade businesses, and at Thornside, which comprises predominantly automotive and repair businesses.

3.3 Industry Trends

3.3.1 Employment Growth & Decline by Sector

Absolute growth in total employment in Redland Shire has remained relatively constant with increases of 10,683 between 1986 – 1991 and 10,257 between 1991-1996. This represents a total workforce increase of 20,940 persons over the ten-year period from 1986 to 1996.

Figure 3.3.1 - Growth and Decline by Industry

Figure 3.3.2 illustrates the proportional growth/decline in employment by industry sector.

In relative terms the proportional share of total employment by industry sector has remained relatively stable with the largest proportional increases in employment in the Property and Business (1.74%) and Health and Community (1.49%) sectors.

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Between 1991 and 1996 decline in the proportion of total workforce employed (albeit of a minor nature) was experienced in several sectors including the Agriculture (2.45% to 1.96%), Manufacturing (13.03 % to 12.58%) and Government Administration (4.90% to 4.36%) sectors.

Figure 3.3.2 - Proportional growth/decline in employment by industry sector

INDUSTRY 1991 % of Total Workforce

1996 % of Total Workforce

% Increase/ Decrease

Agriculture 829 2.45% 861 1.96% -0.50% Mining 306 0.91% 304 0.69% -0.22% Manufacturing 4402 13.03% 5538 12.58% -0.46% Electricity 275 0.81% 254 0.58% -0.24% Construction 2896 8.57% 3847 8.74% 0.16% Wholesale Trade 2653 7.85% 3548 8.06% 0.20% Retail Trade 5157 15.27% 6857 15.57% 0.30% Accommodation 825 2.44% 1469 3.34% 0.89% Transport and Storage 1761 5.21% 2320 5.27% 0.06% Comm. Services 643 1.90% 958 2.18% 0.27% Finance & Insurance 1385 4.10% 1632 3.71% -0.39% Property & Business 2671 7.91% 4247 9.64% 1.74% Govt Administration 1654 4.90% 1920 4.36% -0.54% Education 1936 5.73% 2677 6.08% 0.35% Health & Community 2384 7.06% 3762 8.54% 1.49% Cultural/Rec 463 1.37% 694 1.58% 0.21% Personal Services 1205 3.57% 1772 4.02% 0.46% Non-classifiable 2336 6.92% 1378 3.13% -3.79%

Total 33781 44038

Figure 3.3.3 illustrates the absolute growth in numbers employed by industry sector between 1986 and 1996.

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% Increase /Decrease in Workforce by Sector 1991 - 1996



Figure 3.3.4 provides a proportional trend analysis of employment by sector between 1986-1996

Figure 3.3.4 – % Employment by Industry Sector 1986 -1996

Key quantifiable trends in Industry and business may be summarised as follows:

• The manufacturing, construction, retail/wholesale trade, communications services, property and business and health and community were the most significant employment generators between 1986 and 1996.

• There has been decline (albeit minor), in proportional employment levels in the agriculture, mining, electricity, and public administration sectors over the 10 year period to 1996.

• Four industry sectors accounted for 75% of total growth in resident employment. They were:

a) Retail and Wholesale Trade (23.6%)

b) Community Services (18.1%)

c) Construction (18.1%)

d) Finance, property and business services (15.3%)

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Other industry wide and regional trends were identified in the Redland Shire Economic Development Strategy, and the 1998 Strategic Plan Planning Study. These findings may be summarised as follows:

3.3.2 The Economic Environment Industry and Demographic Changes The Australian economy has progressed through a series of changes, implying that the nature of work and employment is changing. This has implications for the type of employment opportunities that will be available in the future. Over recent years, there has been significant changes in work patterns corresponding with key demographic and economic changes affecting the Australian population. Primarily these are: • increasing average age of population; • a higher proportion of women entering the workforce; • casualisation of work hours

• a higher proportion of people working from home; • a continued growth of small business and a higher proportion of self-employed; • employees are working long hours; • employees are increasingly seeking the integration of residential areas to nodes of work; • increased emphasis upon the skilled workforce / training, etc;

• the emergence and development of the computer age; • increased employee mobility; • effect of international, interstate and inter-Shire migration; • increased level of education; and • a higher standard of living. There has been a clear growth in the financial, property and personal services sectors over the last fifteen years, while the traditional sources of employment, primary and secondary sectors, have declined in importance. The largest sector in the economy is that of the wholesale and retail sector. The proportion of part time workers in the economy has increased, reflecting both the impact of women joining the workforce and also the nature of jobs that have been created. The implications of the above are that the likely jobs for Redlands are not the traditional ones, but will largely be in the services sector. Implications of Population Growth Much of the population growth within Queensland has occurred in the south east section of the state. This has resulted in increasing pressure on infrastructure and employment opportunities. The general trend which has emerged is that only one third of required jobs are provided for by population increase, while the remainder must be employed in the production of exportable goods and services. It is anticipated that this population growth will continue albeit at a slower rate. Slower growth will ease pressure on infrastructure and the environment, however it may have negative implications for those industries which rely on continuous high rates of growth. A higher population growth rate than forecast could lead to pressure for residential subdivision increasing to a point where land preserved for environmental purposes would be under pressure to revert to housing. Land identified as suitable for business and industry purposes would also be under pressure to revert to housing. This could result in a situation



where an increasing number of residents desired to live and work in the Shire, however were unable to do so due to the lack of a suitable sites. Internal Economic Environment and Future Development The Shire’s strengths may be summarised as follows: • contains a variety of natural resources; • has access to major transport infrastructure and fast growing markets (local and overseas);

• has direct access to Moreton Bay; • has the potential to be one of the largest business centres in South East Queensland; • the livability of the Shire is attracting a significant amount of higher skilled workforce; • has a diverse, dynamic business sector; • has good access to an international airport and seaport;

• has good access to tertiary education and health facilities; and • offers a range of attractive housing options. However, there may be some weaknesses in terms of the organisational structure of the business sector, the lack of understanding about economic development processes on the part of some stakeholders, the lack of readily developable land, broadband communication technology, competition from other business locations in the State and the community perception that as a “green” environment, economic development is not feasible. To take advantage of the Shire’s strengths and overcome the weaknesses, it is worth considering the Ipswich Region Development Corporation’s approach to successful economic development, comprised of five major activities and twelve principal ingredients. The five activities may be summarised as follows:

• information gathering and dissemination; • economic strategy action plan development; • direct facilitation (of specific projects); • indirect facilitation (improvement of business environment through formation of business support networks, establishment

of industrial estates, information seminars and training etc); • promotion and marketing. The requirements for these activities are: • information services; • project assessment and development services; • market development services;

• research and product development services; • business support networks; • facilitative environment (local government support); • provision of well serviced infrastructure and resource management; • work ready employees;

• desirable living environment; • access to education and training; • research and development facilities;



• regional economic development research and training. This can provide the basis of a successful strategy. Strategy Options Three options have been identified: Do Nothing, Low Key/Reactive, and Active/Lead Role. Do Nothing This option involves the status quo being maintained and assumes that “market forces” will lead to a desirable outcome. Low Key/Reactive A low key/reactive strategy would be likely to include such elements as promotions/information strategies. This option would result in little co-ordination or linking between interested groups, organisations and individuals that are interested in economic development. Active/Lead Role This strategy is one where the community and interested parties combine to actively pursue economic development to achieve desired outcomes. This strategy is the preferred strategy. The goals to achieve this vision are: • manage population growth and maximise job opportunities;

• promote and develop local business; • attract new business in different industry sectors; • protect the environment. The following strategies have been adopted to achieve these goals: • encourage appropriate land use; • promote and encourage manufacturing and technology based industries;

• undertake a small/medium enterprise assistance and support program; • improve education and training opportunities and take-up; • assist development of new tourism, cultural and community related products and services and facilitate the improvement

and strengthening of existing industry;

• reduce youth unemployment. A critical issue for business and industry is the need for suitably serviced land. The strategy document outlines possible funding sources and details the strategy elements.



Investment For the purposes of this paper the term “Investment” relates to new industrial and business developments and infrastructure activities, rather than capital investment in plant and equipment. The overall spatial distribution of investment in South East Queensland depends upon whether the investment is population serving or population supporting. Population serving investments in such areas as retailing, community services and recreation services are spread throughout the region, serving existing and growing population areas. Population supporting investments in such areas as manufacturing, regional transport and storage facilities, regional business, finance and property services and national and international tourism services tend to locate in highly accessible and/or centralised locations. The major areas of investment in Redland Shire are in the service industries, namely: (a) construction services such as building housing, business premises and community facilities; (b) retail services, such as standard retailing, retail showrooms, automobile retailing; (c) community services such as education, health, aged care and child care services; (d) localised and some regional finance, property and business services; and (e) localised and day tripper hospitality and tourism services covering restaurants, hotels, tourist accommodation and tourist

transport services. These exhibit a mix of population serving and population supporting investments. Other areas of investment are in:- (f) the manufacturing sector, which has localised and regional markets, and mainly incorporating investment in the areas of

machinery and equipment manufacturing, metal product manufacturing, prefabricated building and furniture manufacturing and textile clothing and footwear manufacturing;

(g) transport, storage and distribution services, with investment mainly in road transport (buses and trucks), followed by water

transport. There has been limited investment in storage activities. Redland Shire, in a South East Queensland context, has major competition for investment funds and projects in the areas of general manufacturing, transport, storage and distribution from other more accessible and centrally located industrial areas throughout the region. It also has investment competition from other localities in business finance and property services, especially the central Brisbane area; and tourism, especially domestic and international tourism from the central Brisbane area, the Gold Coast and the Sunshine Coast. However, Redland’s bayside location gives it niche market opportunities for investment in such areas as marine oriented manufacturing, complementary day tripper and domestic tourism to the central Brisbane area tourism, and complementary business and finance services to the Gateway Ports area, given its proximity and environmental attractiveness for businesses associated with the Ports.



3.3.3 Employment and Land Use Implications Employment Sources Australia, and many other economies world-wide, is undergoing significant changes to employment structures. Sources of employment are changing, for example: (i) the industry sectors undergoing the greatest increases in their share of part-time employment are retailing, recreation,

entertainment and personal services and community services; (ii) the industry sectors undergoing the greatest increases in their share of full-time employment are business, finance and

property services, and community services; (iii) the industry sectors undergoing a decline or remaining static in their share of all types of employment are manufacturing,

agriculture, mining, transport, storage and communication; (iv) the construction industry sector, in South East Queensland in particular, has a far greater share of employment than

nationally, due to the continued high growth of population, housing and business activities in this Region; (v) there is a significant increase in home based businesses. Emergence of a New Industrial Economic Structure A new economic structure has now emerged in Australia and there is a need for land use planning and economic development strategies to take better account of these structural changes. For example:- (a) With a growing trend towards home based business in Redlands, there is a need to effectively plan for this niche. This is in

response to figures showing the dramatic increase in home based business with 57% of small business being sole traders and therefore having no additional employees. It is notable that small business provides 97% of new business and 56% of employment.

(b) there is a need to provide jobs in closer proximity to where workers live. With the increase in part-time work, it is becoming increasingly less likely that people will travel long distances for work. Correspondingly, unless jobs can be found closer to home, there is going to be an increasing potential for higher unemployment and resultant social consequences. For example, youth unemployment amongst 15 - 19 year olds is over 25%, for those who seek work and this level of unemployment is now becoming entrenched for this age group.

(c) A further factor influencing employment levels and affecting the way people live and work is the communication/technology revolution.

Land Use Implications A growing body of planning opinion contends that it is no longer acceptable to provide only retailing in high population growth areas, but also essential to attract footloose jobs, especially producer services. The need to develop Integrated Employment Centres rather than “single function” shopping complexes which have traditionally predominated, is seen as a necessary change required to address these structural shifts in the economy.

The concept of Integrated Employment Areas (IEA’s) emerged upon recognition that traditional planning controls for Industry and business were too restrictive. IEA’s were also acknowledged as a way of enabling employment areas to locate closer to residential areas.

In September 2000, Council commissioned the preparation of the Redland Shire Integrated Employment Area Study. This study examined a number of potential sites for the establishment of IEA’s within the Shire. Potential sites were chosen on the



basis of accessibility, serving costs, proximity to population and environmental sensitivity. A total of eleven (11) sites in Redland Shire were identified for evaluation and the top five sites were ranked as follows:

1. Area 1 – Birkdale Road and Area 4 – German Church Road; 2. Area 6 – Kinross Road; 3. Area 7 – Wellington Point; and 4. Area 2 – Taylor Road

Areas designated as potential IEA’s are illustrated on Figure 3.3.5.

A range of employment activities have been identified which could initially be targeted by an IEA. The potential uses for each site will ultimately be determined by the market demand and the location and nature of each site. The range of activities will ultimately be influenced by the location of the site. These activities include:

- manufacturing and value adding services to the marine industry; - manufacturing and value adding services to the horticultural, viticulture and poultry industries; - manufacturing and value adding services to environmental industry; and - technological and research activities related to each of the above sectors.

Major structural changes in business activities and employment suggest that traditional Strategic Land Use Planning approaches (particularly the separation of land uses by zoning systems) will be unlikely to effectively accommodate future business activity and resultant employment requirements. For example, residential zones are increasingly accommodating home-based businesses across a wide range of activities; tourism and hospitality activities are locating across all land use zones and the difference between commercial and industrial activities is becoming less distinctive with many functions being integrated within one site in areas which accommodate mixed industry and business activities. With a growing trend towards home based business in Redlands, there is a need to effectively plan for this niche. The implications for home based business could include a lesser dependence on private and public transport and to ensure that business and employment from home is conducted in a manner that does not adversely affect local amenity. The land use scenarios which are emerging from the above issues are as follows:-

The Re-emergence of Town Centres

These have the following features:- (a) a wide range of activities covering retailing; commercial services; recreational, hospitality and entertainment services;

government and community services; and service trades; (b) mixed use residential and business activities with first/second floor residential uses above shopfront business activities; (c) a wide range of employment by job type arising from the wide range of activities; (d) a physical form which embodies a number of street frontages rather than a single strip centre along one road. This

physical form also has business and community activities fronting the street rather than large areas of car parking, in order to create a town centre environment of people and activities;

(e) a multiple land and building ownership pattern which enables competition between land owners and businesses within

the town centre in the development of a diverse range of activities.

Major Centres

These have the following features:-



(a) a large population catchment from major district level (100,000 to 150,000 population) to regional level (400,000 -

500,000 population), whilst district level centres have a population catchment of approximately 50,000 population; (b) a higher order or function of business activities, government, community, recreation and entertainment services, aimed

at meeting the needs of the wider catchments they serve, compared to the smaller centres serving communities up to district level. Major District Centres and Regional Centres both contain Regional Retail Shopping Complexes, whilst District Centres contain Sub-Regional Retail Shopping Complexes. This situation is a departure from previous Centres hierarchies in town planning when the hierarchy of retail complexes determined the hierarchy of Centres. Now the concept of Centres and the features emerging, encompass many more uses and activities than found in shopping complexes;

(c) a far larger employment base across a wide range of job types arising from the wide range of activities. District level

centres have up to 2,000 jobs, major district level centres have over 4,000 jobs, whilst regional level centres have over 20,000 jobs; and

(d) a physical form which encompasses both the principles of Town Centres and the attributes of larger retail shopping

complexes. In some cases the dominance of the larger retail complexes remain whilst in other cases, a Town Centre form is emerging around/alongside a major retail complex. In those Major Centres which encompass both a Town Centre form and larger retail shopping complexes within the Centre confines, a wider range and diversity of business and community activities and the resultant employment mix is emerging.

Business and Industry Lands

These have the following features:- (a) a wider range of business activities than traditionally associated with industrial zones dominated by manufacturing firms.

These activities cover wholesaling, transport, storage and distribution activities, some elements of construction activities, manufacturing, and utility service activities such as gas, electricity and water. Industry zoned lands are illustrated in figure 3.3.6;

(b) a range of employment job types associated with the range of business and industry activities; and (c) multiple ownership of land and buildings, frequently arising from the subdivision of larger holdings into a range of

appropriate lot sizes for the range of uses which can emerge. Therefore Business and Industry Lands are generally not subject to the same degree of spatial monopoly ownership/management issues that suburban business centres have been subject to over the past 40 years.

Mixed Industry and Business Areas (MIBAs)

This is an emerging sub-set of the general category of Business and Industry Lands, and in their physical form, includes Business Parks and Landscaped Industrial Parks. These forms of development have been included as Integrated Employment Areas. MIBAs have the following features:- (a) a combination of commercial and industrial activities upon one site, as “producer” services activities now integrate many

business functions such as a manufacturing process with storage, distribution, administration offices, and sometimes direct retailing to other business and household clients. Other combinations can be an administration office with storage and distribution functions, or a storage, distribution function with direct retail sales to other businesses;



(b) a mixture of both predominantly industrial type activities upon sites, with predominantly commercial type activities upon adjoining sites, all within the context of the range of business functions as noted in point (a) above;

(c) a predominance of business and industry activities which have few, if any, external effects or environmental impacts

upon adjoining properties, being “clean industry” activities; (d) a wide range of allotment sizes and shapes in order to cater for the wider range of business and industry activities

occurring; (e) multiple ownership of land and buildings arising from the subdivision of larger holdings. Service Trades Area

These are a sub-set of Business and Industry Lands and have frequently been designated as specific industrial zones,

sometimes quite separate to other business activity areas. Service Trade Areas are now being viewed as capable of incorporation into the wider Town Centre concepts whereby service trades catering to the needs of households, plus a range of business activities, can co-locate with Town Centre functions, either as a distinct precinct or as part of a combination of mixed use business activities within the Town Centre. This co-location of activities not only strengthens the function of a Town Centre, but strengthens the employment base.

Recreation, Hospitality and Tourism Activities

These business activities have not comfortably fitted into strategic land use planning frameworks and are found partially in

commercial centres, industrial estates, residential areas, and site specific locations in urban and rural areas. As noted above, these activities are a growing industry sector for employment, especially part-time work. Therefore, land use planning strategies are now having to address the locations of these activities, especially as many are traffic generators which attract local, regional, domestic and overseas visitors.

However, there are few spatial guidelines for these business activities in comparison to those created for commercial and

industrial activities. In employment terms a significant proportion of recreation, hospitality and tourism jobs are locally dispersed throughout an urban area, and form part of a far larger group of locally dispersed activities and jobs.

Locally Dispersed Business And Community Activities And Employment

These types of activities include:- (a) home based businesses, across a wide range of activities; (b) many construction industry activities and jobs, as a significant proportion, are associated with new and renovated

housing construction in the suburbs; (c) community services activities and jobs in schools, TAFEs, hospitals, nursing homes, retirement villages, child care

centres and other community facilities; (d) recreation, tourism and hospitality facilities and jobs as mentioned above.

These types of activities and employment are now recognised as providing between one quarter and one third of locally based

employment in an urban or provincial locality. Therefore, land use planning strategies are now placing more emphasis on incorporating home based businesses into residential areas, and community services in suburban areas where the needs are located.



3.3.4 Business & Industry Trend Conclusions The outcomes of these changes to strategic land use planning are:- (a) less emphasis on the separation of land uses from each other, especially in relation to where people live, work and

recreate. There is still the recognition that certain land uses, such as general, heavy, noxious and hazardous industries, require continued separation from other uses due to external effects;

(b) co-location of activity areas across the range of business and community activities; (c) potential for more compact urban form (ie. reduced infrastructure land use); (d) provision for a greater diversity of activities and opportunities closer to each other; (e) provision for more locally based employment within existing and future urban and provincial communities; (f) increased need for design control to mitigate the negative impact on amenity.

3.3.5 Tourism

The tourism industry within Redland Shire is based primarily around the Shires natural areas and values, with key natural attractions including Stradbroke Island, the Bay Islands, Moreton Bay, the mainland foreshore areas and the natural and rural hinterland centred around Mt Cotton. The heritage - based attractions are centred upon Cleveland, but extend to Ormiston, parts of Wellington Point and parts of the rural hinterland. The tourism industry caters for a number of distinct markets based upon the different spatial areas of the Shire, being:

(a) Stradbroke Island, Moreton Bay and the Bay Islands; (b) The mainland foreshore and heritage areas; (c) The natural hinterland and agricultural areas.

Figure 3.3.7 provides a general overview of key tourist destinations and interest points within the Shire.

Available tourism related data suggests the Redland Shire tourism industry is currently developing in direct proportion with an increase in population numbers and the recognition of natural and man-made attractions in the Shire. Some industry indicators suggest growth in the sector in line with wider trends favouring eco-tourism experiences. By way of example employment in the accommodation sector increased from 825 persons (or 2.44 % of the Shires workforce) to 1469 persons (or 3.34 % of the Shires workforce) between 1991 and 1996.

Comparatively however the sector is currently of limited economic significance with income from tourist accommodation for Redland Shire in 1999 totalling $1.1 million which accounts for 0.1 per cent of Queensland’s takings for accommodation.

Redland Shire forms part of the Brisbane Tourism Region in Queensland. Figure 3.3.8 shows that in December quarter of 1999, the Shire had only 4 (0.4 per cent) of Queensland’s tourism establishments and 87 (0.2 per cent) of Queensland’s hotel, motel, resort, guest house and serviced apartment rooms. Further the average occupancy rate for guestrooms in Redland Shire was 52.8 per cent for December quarter 1999, 7.9 percentage points below the rate for Queensland (60.7 per cent). It should be recognised, however, that room occupancy rates vary considerably depending on the time of the year.



Figure 3.3.8 - Tourist accommodation by selected local government areas, Brisbane Tourism Region, 1999

December quarter 1999 Takings from

accommodation 1999

Tourism region/local

government area

Establishments Guest rooms Average room occupancy rate

— number — per cent $'000 Brisbane Tourism Region

Brisbane (C) 137 9,358 61.2 183,587

Caboolture (S) 5 124 53.9 1,328

Ipswich (C) 5 122 44.0 1,698

Logan (C) 3 76 50.1 1,076

Redland (S) 4 87 52.8 1,053

Balance 6 142 45.6 1,775 Queensland 940 51,895 60.7 1,068,907

Redland Shire as a

percentage of Queensland

0.4 0.2 . . 0.1

Source: Australian Bureau of Statistics, Tourist Accommodation, Queensland (Cat. no. 8635.3). Visitor numbers to North Stradbroke Island have increased by approximately 70% over the period 1995 to 1999 – rising from 233,551 to 398,329 annually. The largest component of this growth in visitors is from campers (from 137,000 to 221,000 per annum), while the greatest proportionate increase is in units and flats (from 41,000 to 117,000 per annum).

This has resulted in an expansion in existing business activity and the establishment of new businesses. There has also been

a corresponding growth in employment within the tourism sector. The economic benefits of tourism flow through to most

commercials businesses – directly to accommodation, restaurants and transport providers, and indirectly to a range of other

service providers.

While there is significant potential for development of this industry, there is a need to ensure that any future development maintains and enhances the social, cultural and environmental values of the Redland area.



3.4 Future Industry Growth

A number of considerations are relevant to future industrial development within Redland Shire. These include:

3.4.1 Employment

Employment Forecasts

• Employment forecasts have been derived from the following reports - ‘The Final Economic Profile of Redland Shire – An Input Into The Redland Shire Strategic Plan Review’, prepared by Abnett Consulting, February 1996, and also ‘The Redlands Work and Lifestyle Project – Jobs Snapshot and Opportunities’, prepared by Mark Doonar & Associates Pty Ltd for Fox Bell Pty Ltd, January 1999. The summarised conclusions drawn in the above reports are illustrated below.

Year Population Resident Labour Force

% Population Locally Based Employment (Jobs)

% Labour Force

2011 (Abnett) 157,404 78,703 50% 43,286 55%

2011 (Doonar) 158,000 79,000 50% 32,450 42%

• As illustrated above, both consultants adopt the same view in relation to the future resident labour force. They have forecast that by the year 2011, the resident labour force will increase in relative size to approximately 50% of the population. In light of the 1996 census data, we have adopted this figure as representative of the proportion of residents likely to make up the labour force in the year 2016.

• It is noted however the significant differential between the two consultants’ locally based employment forecasts for the year 2011. This may be largely the result of the assumption made by Abnett that locally based employment will increase at a faster rate than the resident labour force. The result of this is that by 2011, the number of locally based employment opportunities will increase in size from 43.7% to 55.0% of the resident labour force. Doonar & Associates on the other hand, have assumed that local jobs will increase at approximately the same rate as the population and resident labour force, an average increase of just over 3% per annum.

• It should be noted that PIFU forecast population figures are significantly lower than those relied on by both Abnett Consulting and Mark Doonar & Associates Pty Ltd. The best example of this is demonstrated in the year 2011. Abnett and Doonar have relied on a population forecast of approximately 158,000 whilst PIFU 2001 projections indicate a population level in the order of 149,700 for that year. This variation has the effect of reducing labour force forecasts and correspondingly the local employment opportunities in the Shire as at 2011, which then flows on to 2016.

• Based on PIFU population projections in the order of 163,000 people in Redland Shire for the year 2016 and the employment ratio assumptions outlined above, approximate resident labour force and local employment opportunity forecasts for the year 2016 as illustrated below.





% Labour Force

2016 163,000 81,500 50% 44,825 55%

2016 163,000 81,500 50% 34,230 42%

• These job projections, whilst not significantly higher than the forecasts prepared by Abnett and Doonar for the year 2011, are a direct result of the differential in population projections relied upon.

Future Employment Distribution By Industry Sector

• We have compared this 1992 industry sector distribution data to 1998 Queensland Government Regional Profile data listing the number of business in each industry sector. The result being that between this period 1992 to 1998, the relative size of each industry sector remained largely unchanged.

• We have also viewed Abnett’s employment distribution projections for the year 2011, which do not differ greatly from the actual 1992 make up. There are however, some minor adjustments including a slight decrease in the number of construction related jobs, bringing the Shire back into line with state averages, and also a slight increase in tourism related employment. These adjustments are summarised below.

Employment Distribution by Industry Sector – 2011

Retail (ex Motor)

Wholesale (ex Motor)

Personal Services

Restaurant

Personal Services

Entertainment

Personal Services Other

Finance, Public Admin &

Defence

17.3% 10.9% 5.0% 2.5% 3.1% 16.5%

Community Services

Transport, Storage & Communication

Construction Manufacturing Agriculture, Mining & Utilities

Total

21.5% 4.1% 7.4% 8.0% 3.7% 100.0%

Source: Abnett Consulting, 1996

The future employment profile of the Shire is expected to be the following:

• As more industries will be located within the Shire, they would not be of an intensive nature due to their proximity to residential areas

• Specialist and small scale manufacturing industries will experience growth and account for a larger proportion of locally based employment

• The production and provision of goods and services for the elderly, and associated industries will also increase

• The Redlands industrial sector will be dominated by low intensity, light industrial uses, such as small scale manufacturing and IT businesses



• Future land requirements of the industrial sector are likely to be for smaller lots that facilitate the efficient operation of light industrial and commercial uses.

Future Employment Distribution By Land Use Category

• As an appropriate distribution of employment amongst industry sectors has been established, it is necessary to determine what proportion of each industry sector conducts its activities on industrial land. There is no evidence to suggest that this apportionment should differ from 1996 projections. As such, the allocation of proportions for each industry sector operating on industrial land are as follows:

Proportion of Industry Sectors Operating from Business and Industry Land

Retail

(ex Motor)

Wholesale

(ex Motor)

Personal

Services Restaurant

Personal

Services Entertainment

Personal

Services Other

Finance, Public

Admin & Defence

10.0% 80.0% 0.0% 0.0% 0.0% 10.0%

Community Services

Transport, Storage &

Communication

Construction Manufacturing Agriculture, Mining &

Utilities

Total

0.0% 90.0% 10.0% 85.0% 0.0% -

Source: Abnett Consulting, 1996

• Based on the forecast population and labour force figures, the ‘Employment Distribution by Sector’ and ‘Proportion of Industry Sectors Operating from Business and Industry Land’ figures outlined above, we have established that the approximate number of people employed in industrial land based activities as being in the order of 6,000 to 8,000 in the year 2001.

3.4.2 Industry Type & Locational Considerations

• With the advancement in technology and increased focus on ‘Best Practice’ operation, many opportunities need to be explored for attracting ‘clean green’ (low environmental impact) industries to the Shire.

• Economic opportunities exist in relation to the Shire closely associating itself to the growth of industrial and port related activities at the only area of significant industrial growth in the eastern corridor, the Australia TradeCoast.

• Opportunities exist for greater utilisation of the land, water and natural environs of the Shire by environmental education and research institutions.

3.4.3 Industry Trends

A number of broad industry trends have been identified as relevant in the context of examining Redland Shire’s industrial land requirements:



• The boundaries between traditional industrial and commercial uses are becoming harder to define

• Mixed Industry Business Areas (MIBA) are becoming popular both nationally and internationally as they facilitate the co-location of commercial, industrial and retail uses on a range of lot sizes

• Growth industries in Australia include recreational and personal services to meet the requirements and needs of the population, tourism and business services

• Anecdotal evidence suggests that Redlands Shire is attracting more import/export and small manufacturing businesses, particularly those requiring assembly and as a result the mixed office, assembly, warehouse development is in demand

• There is a reported shortage of small industrial lots in the order of 1,000 - 2,000 square metres

• There is a reported shortage of freehold industrial land in the Cleveland and Redland Bay areas

• There is a reported demand for storage yards, truck parks and container areas associated with these industries.

3.4.4 Land Requirements

In order to ratify the future industrial land required, consideration must be given to the opportunities and constraints of the Shire in the context of the potential of attracting industrial businesses to the region.

3.4.5 Opportunities

• The Capalaba business centre may be able to position itself as a regional centre, extending its catchment to surrounding areas east of the Brisbane CBD as a consequence of the eastward spread of the Brisbane CBD.

• The Shire may align itself with the established industrial areas at the Brisbane Airport, Brisbane Gateway and Hemmant, Lytton etc. The Shire may be able to attract smaller businesses that do not require the amount of land offered at these parks, or are unable to afford the prices in these areas.

• The increased emphasis on the conservation of the Shire’s natural assets and rural uses may underpin the continued use and expansion of the existing agricultural activities, such as the poultry, agricultural, fruit and vegetables and nursery and horticultural activities

• Areas to the west of the Shire will continue to experience steady population growth which will require services and provide employment growth opportunities

• There is unlikely to be any competitive commercial activities east of the Brisbane CBD.

• The Shire’s direct access to Moreton Bay provides the opportunity to establish marine related activities and ancillary uses, of both a recreational and commercial nature.

• Queensland is the lowest taxed state in Australia apart from Tasmania, and various incentives are offered by the State government to attract new businesses to the State.



3.4.6 Constraints

• The Shire’s future population growth is expected to stabilise over the next fifteen years. Businesses may be more likely to locate in areas experiencing high levels of population growth.

• The Shire is in direct competition with major established industrial areas such as the Brisbane Airport, Gateway and western regions such as Acacia Ridge and Richlands.

• The Shire’s construction industry is expected to slow due to the declining growth rate of the population.

• The protection of the Shire’s natural assets will limit the potential for redevelopment in areas of environmental significance

• The Shire does not support a large commercial precinct.

3.4.7 Future Land Demand

In order to calculate the future demand for industrial land, we have adopted the following methodology:

• Define a range of likely Locally Based Employment Opportunities as illustrated below:



% Labour Force

2016 163,000 81,500 50% 44,825 55%

2016 163,000 81,500 50% 34,230 42%

• Define the likely 2016 employment distributions between the industry sectors as explained earlier in existing and future employment patterns.

• Define the likely number of employees forecast to be working within the Business and Industry land use category (on industrial land). This equates to approximately 8,000 to 11,000 employees in the year 2016.

• Project the likely industrial land demand for the year 2016. This is addressed below.

In reference to the projected industrial land demand for Redland Shire in the year 2016, the following illustrates the land requirement based on an EPH range of 48 to 64.

Based on the minimum and maximum range forecast employment figures of 8,000 to 11,000 for employment on industrial land, and a minimum and maximum EPH range of 48 to 64, the forecast total requirement for industrial land in the year 2016 is between 125 and 229 hectares. Neither the existing or future ranges include an allowance for a “Strategic Allocation” as provided at 2001. As outlined above, approximately 90 hectares is currently utilised.

The conservative forecast of 229 hectares of land required in the year 2016 is the upper limit of the likely requirement and also incorporates an allowance for a market driven vacancy factor in the order of 20%.

• Define the average number of Employees Per Hectare of industrial land. This is outlined below.

In order to predict the total industrial land requirement for Redland Shire to the year 2016, it is necessary to establish the approximate number of people employed by industrial land based activities and apply an established “Employee Per Hectare” rate.



As outlined previously, this is based on population and labour force projections and the ‘Employment Distribution by Industry Sector’ and ‘Proportion of Industry Sectors Operating from Business and Industry Land’ figures. From this data, we have established the approximate number of people employed through industrial land based activities as being in the order of 6,000 to 8,000 in the year 2001. As addressed previously, the Redland Shire Council advises us that current industrial land allocation is 163.91 hectares. Of this area approximately 90 hectares is currently utilised, 35 is currently vacant and the balance is considered to be strategic. We have assumed the utilised and vacant land of 125 hectares represents an accurate 2001 industrial land component for the Shire. Based on the above employment forecasts, this equates to an Employee Per Hectare ratio of between 48 to 65 EPH.

This EPH range is not inconsistent with that expected in an identical structure such as that which exists at Redland Shire. Modern industrial land use planning has generally used a range of 35-70 employees per hectare as a guide to determining land requirements.

In the local context for considering EPH on modern, integrated industry/business parks the Metroplex on Gateway at Murarrie is basing its planning on a mature EPH of 65-85. Similarly the Brisbane Technologies Park currently has an EPH of 30 and is forecasting a mature figure of 75.

• A need exists to develop a strategic and integrated Industry Development Plan for the development of the tourism industry in the Shire and to capitalise on the linkages with the Marine, Agricultural Industries and environmental facilities in Redland Shire.

• Need to ensure that existing, zoned and designated land for Industry is recognised and maintained to ensure a continued availability of industrial land within Redland Shire for future Industry.

• Ensure that the Capalaba turf farm is utilised for Industry, to accommodate large, clean industries and/or possibly service industry on smaller lots. This could then allow for some mild noxious/offensive activities adjacent to the sewerage treatment plant to be utilised as a buffer area.

• Council at a General Meeting held on 12 September 2001 recommended that the Birkdale Road Government site be protected for future use as an Integrated Employment Area and that Council initiates work immediately on incorporating the outcomes of the Integrated Employment Area study into the Strategic Plan. Proposals for the selection and establishment of Integrated Employment Areas need to be articulated via the industrial land strategies embodied in the IPA Planning Scheme.

3.4.8 Integrated Employment Areas • The Integrated Employment Area Study prepared in September 2000 provides the following recommendations:

- Area 1 (Birkdale Road) and Area 4 (German Church Road) are the most suitable sites in the Shire for the establishment of an IEA;

- Area 1 is the best available site which includes a well exposed location, pleasant natural setting, relatively good access to the CBD and close to the existing Shire population;

- Area 4 offers possibilities to accommodate activities which find comparative and competitive advantage within the Shire together with some population serving employment activities.

3.4.9 Tourism

� Tourism has the potential to grow and become an increasingly viable industry for the Shire. This is based on the projected population growth for South-East Queensland and projected increases in international and domestic visitation projected for the Brisbane region.



� In terms of tourism growth, opportunities exist on all islands for the development of facilities for day visitors and tourism related uses.

� There are opportunities to provide appropriate infrastructure to support a growing tourism sector as well as enhancing the capacity for the development of accommodation facilities.

3.4.10 Future Industry Growth Conclusions

• During the period 1991 to 1996, whilst the proportion of residents in the labour force increased, the proportion of locally based employment opportunities to the size of the labour force remained relatively constant.

• By the year 2011 the resident labour force will have increased to approximately 50% of the population.

• Local employment opportunity forecasts for the year 2011 need to be reassessed in light of more recent and lower population projections.

• Employment distribution by industry sector within Redland Shire has remained relatively unchanged from 1992 levels. 2016 projections are formed on the basis that there will be no major changes in the distribution of industry sectors.

• Employment levels on industrial land have been based on locally based employment levels, distribution by industry sector and the proportion of industry sectors operating on industrial land. The result being employment in the order of 6,000 to 8,000 in the year 2001.

• Of the land in the Shire currently allocated to industrial purposes, 164 hectares, approximately 90 hectares is utilised, 35 hectares is vacant (with services) and the balance is considered to be strategic (designated but undeveloped and without services).

• Based on the 2001 employment levels and the current land utilisation within the Shire (including vacant land, but excluding strategic land), we have adopted an Employee per Hectare Ratio of between 48 and 65.

• Based on minimum and maximum range employment forecasts of between 8,000 and 11,000 on industrial land in the year 2016 and the EPH levels adopted above, we have forecast a total land requirement of between 125 and 229 hectares (approximately 90 hectares is currently utilised and 35 hectares is developed but vacant).

• For the purpose of strategic planning in order to be able to accommodate potential growth and to provide for an appropriate range of market choices and changing industry standards it is appropriate in this instance to adopt the upper range estimate.

• Based on the difference between 229 hectares (upper limit of required industrial land) and 125 hectares (existing developed industrial land) it is recommended that provision be made for an additional net 100 hectares of industry land.

3.5 State Agency Interests

3.5.1 The Integrated Planning Act

The Integrated Planning Act (IPA) has the purpose of seeking to achieve ecological sustainability by:

a) coordinating and integrating planning at the local, regional and state levels;

b) managing the process by which development occurs; and



c) managing the effects of development on the environment.

One of the most important planning mechanisms recognised by the IPA is the regional planning mechanism. Regional planning processes are more broadly based than the LG planning scheme process and accordingly there are opportunities for regional planning outcomes to inform the local planning processes of participating local governments.

The IPA now requires Council’s to be cognisant of what is happening in their neighbouring local governments when formulating their planning scheme and this study addresses a regional dimension with regard to industrial land as a result of the inclusion of Section 9 of the SEQ2001 Regional Framework for Growth Management.

The importance of retaining land of regional and sub-regional significance for industry and economic development cannot be over-stated if the economic development opportunities for the region and the state’s economic development objectives in the Strategic Plan are to be achieved. Current planning schemes typically do not depict the economic significance of particular parcels of land.

Under the present regime and until planning schemes complying with IPA requirements are fully achieved, prime industrial land suitable for major value adding activities can unfortunately be squandered by being subdivided into lot sizes that do not provide for the anticipated market need. For example, lot sizes may be required for a particular industry sector whereas developers may only be providing for 1500/2000 square metre lots.

3.5.2 Planning Schemes and Infrastructure

In the IPA, infrastructure is singled out from other core matters because although fundamental to planning and the management of development, it has conventionally been given less rigorous consideration than other scheme matters.

Under the IPA, schemes should attempt to identify existing infrastructure, evaluate spare capacities and determine its thresholds for augmentation. It should also determine the most efficient path for urban development and infrastructure extension, determine the broad timing for such extensions and strategies to meet Desired Environmental Outcomes (DEO’s)

The most efficient path for urban expansion, including industrial land, would normally be determined by a benchmark development sequence. This would take into account all relevant factors, including infrastructure standards of service and to describe them for all planning infrastructure in order to understand not only the basis on which proposed infrastructure has been planned, but also the effect on the performance or cost of infrastructure should factors change.

3.5.3 Benchmark Development Sequencing

BDS is the preferred development pathway within a planning scheme to coordinate infrastructure supply with development and to protect efficient development from higher infrastructure charges. Under this model of growth management developers do not have to remain within the least cost development staging. They are free to pursue “out of sequence” projects provided they are prepared to meet any additional costs in supplying development infrastructure and provided they are prepared to meet the bring forward costs in providing social infrastructure to serve development at their preferred location.

BDS under IPA does not address the sequencing of industrial land, because it does not contain a social infrastructure issue. It follows therefore that similar condition should be imposed on developers for “out of sequence” industrial projects in regard to meeting any additional costs in supplying service infrastructure to serve development at their preferred location.



3.5.4 Infrastructure Charging

The Act provides a number of specific mechanisms which address infrastructure coordination and funding issues. Development infrastructure is a specific group of private benefit infrastructure which can be funded through infrastructure charges and is limited to:

� urban water cycle management infrastructure;

� transport infrastructure;

� infrastructure for local community purposes.

3.5.5 Desired Environmental Outcomes for Industry

Ecologically sustainable development including planning for industrial premises is to be achieved by:

� recognising the role of the LG’s industrial areas within the regional context;

� fostering growth of wide range of industrial enterprises to maximise opportunities for local employment;

� Designating an adequate supply of land for industrial use to meet the LG’s economic needs;

� Locating and operating industrial facilities that avoid or minimise environmental harm or nuisance and do not present unacceptable environmental, health or safety risks;

� locating in areas which facilitate the efficient and safe movement of people, goods and services;

� Providing for a sequence of industrial development in keeping with the appropriate infrastructure.

3.5.6 Assessment Rules

Industrial development is more affected by the provisions of the EPA than any other land use. The Act’s approval requirements are part of IDAS (Integrated Development Assessment System) and in general, performance standards are use specific rather than area specific. This situation supports a more performance based approach to managing industrial development. In this approach:

� areas most removed from sensitive environments are most suited to high impact activities;

� areas closest to sensitive environments are best used for lowest impact activities;

� other areas be suitable for a mix of medium or general impact activities with appropriate impact management measures.

Council’s may require the preparation of Environmental Impact Statements (EIS’s) and/or Environmental Management Plans (EMP’s) and/or Hazard and Risk Assessments for any proposal which, in Council’s opinion, may present environmental or health risk.

Industrial sites will generally be required to be connected to water, sewerage and stormwater drainage and be accessible by sealed roads, usually with kerb and channelling. The Scheme will need to promote the development of an efficient transportation (both private and public transport) system to service this area with the capacity which matches the scale and intensity of proposed business and industry development. Industrial development which creates a need for an extension or



upgrading of infrastructure services will generally be subject to the requirement that all reasonable and relevant costs associated with the extension of upgrading will be met by the applicant.

3.5.7 Code Assessable Development

It is expected that most forms of development within the defined industrial areas will only be subject to individual Local Government Planning Scheme code assessment. Code assessable development can only be assessed against the applicable codes and it is likely that the intent/desired character statements will not figure in the majority of development assessments and that these will be made against the relevant code provisions.

3.5.8 Issues in Identifying ‘Preferred’ Industrial Lands Development Sequencing

The identification of a preferred industrial lands development sequence by a Local Government is a multi dimensional exercise and variables may include:

- land with environmental constraints may be suitable for certain types of industry and have not been discounted outright;

- Industrial development assumes different forms with different location needs;

- Owners of land “sequenced” for development may not be prepared to sell or develop;

- The need for early investment in infrastructure provision for ‘greenfield’ sites may deter ‘first up’ development with the hurdle of early development unattractive for single industry investors;

- Serviced and unconstrained areas may not have good access to distribution routes or other key infrastructure.

3.5.9 Land of Strategic Significance to the State The South-East Queensland Regional Framework for Growth Management (A Report on Industrial Land Planning and Infrastructure Sequencing) provides a projected summary of the aggregated area of regionally significant land required for future industry. The Department of State Development report in conjunction with the relevant local authorities was compiled to address industrial land planning and infrastructure sequencing. Information was supplied by each local authority to the Department to identify aggregated areas of regionally significant industrial land. Redland Shire identified a total area of 38 hectares of industrial land to the year 2005.

The projections applicable to Redland Shire are as follows:

Local

Government Immediat

e 2000-2005

2005-2010

Beyond 2010

Total Area

Redland Shire

1 Ha

37 Ha

0 Ha

0 Ha

38 Ha



The preceding table indicates that the State Government has foreshadowed the need to utilise three (3) strategic areas of regional significance. The three main areas the State envisages for industrial development are summarised below with Figure 3.4.1 providing a graphical representation of the proposed regionally significant areas.

Strategic Industrial Land Summary Parcel Reference: SRED101 No. of Lots 3 Total Area: 7.47 Ha Zoning: Crown industrial Existing use: Vacant Preferred Use: Low impact uses preferably high value adding manufacturing or services Parcel Reference: SRED102 No. of Lots: 2 Total Area: 1.34 Ha Zoning: Commercial Industry Existing Use: Vacant Preferred Use: General Industry, light engineering or specialty manufacturing Parcel Reference: SRED201 No. of Lots: 1 Total Area: 29.11 Ha Zoning: Currently zoned Rural Non Urban but designated as Special Industry and Business in the draft

Capalaba DCP Existing Use: Turf Farm Preferred Use: Large, specialist manufacturing or business park



4 Summary of Planning Implications • Structural changes which are currently occurring within the labour force will have implications in terms of future land use

planning for the Shire. These include the following elements:

- less emphasis on the separation of land uses from each other, especially in relation to where people live, work and recreate;

- the co-location of activity areas across the range of business and community activities; - potential future changes in the character of business and industry in response to changing population trends, ie

ageing of the population; - provision for a greater diversity of activities and opportunities closer to each other; and - provision of more locally based employment within existing and future urban areas.

• In terms of other business uses, improving local employment opportunities will be by facilitating the closer integration of residential activity with employment centres. This may involve increasing densities around employment nodes, encouraging mixed use and improving transportation links.

• There is a current shortage of suitably allocated or zoned lands to cater for anticipated increases in a wide range of business activities.

• Industry lands appear to be predominantly under-utilised for Business and purposes with the total suggesting just over one third used for the purposes intended.

• Development has seen the major employment industries for Redland Shire being the retail and construction industries.

• A key concern is that Redland needs to diversify its employment base in order to encourage a broader range of income and skill levels within the Shire.

• There is a need to recognise the objective of creating sustainable long-term employment opportunities.

• As land available for housing is used up, the construction industry (and the wholesale and retail sector that depends on it will face changed and possibly reduced demand with resultant impacts on employment opportunities.

• The Shire comprises a large amount of sensitive environmental land uses with stringent protection measures, thereby limiting future business and industry development. Availability of suitable and affordable land is limited in the Shire;

• A absence of a highly skilled workforce and a segregated industry market may limit the future economic growth of the Shire;

• Community knowledge/understanding of the industry sector is limited in terms of the need to locate employment close to centres of population and transport is low.

• The nature of work is changing with an increasing proportion of casual and part time jobs.

• The Shire will experience a growing percentage of people over the age of 65. This may require greater productivity per head of the workforce to counter a decline in workforce numbers as well as a growing sector to cater for the aged population. The ageing population has a number of implications; the types of industry and business that will be needed by residents in the future, the need to make these businesses accessible for older people, the need to “recruit” from outside the shire (daily or permanently) a skilled workforce.

• There has been a marked increase in the development of small business, people working from home and people working within the service sector.



• With the changes in the nature of work, there is a need to provide jobs close to the resident workforce to reduce the costs and time associated with commuting.

• The attractiveness of the Shire’s natural and cultural environment has the potential to result in the significant growth of the tourism industry and provide opportunities for future employment (particularly in the Southern Moreton Bay Islands).

• There is a need for facilities and tourism related enterprises in walkable distance from marine access points and transport nodes. Commitment to upgrading passenger terminal facilities needs to be a high priority.

• The need to incorporate employment targets into the long-term land use planning strategies.

• A need exists to develop a strategic and integrated Industry Development Plan for the development of the tourism and industry in the Shire.

• A need exists to provide support to the tourist industry which in turn provides an opportunity to protect environmental values and industry, particularly the eco-tourist industry.

• Marine Based Industry at Victoria Point – land and retrieval issues for the occupants in relation to the Beverage Road Marine Precinct needs resolution.

• Tourism based industry at Victoria Point, Redland Bay, Cleveland, Wellington Point, Ormiston, Bay Islands, Coochiemudlo – issues in relation to broad promotional signing and packaging of the shire need to be examined.



5 Planning Strategy Areas

5.1 Industrial Land Supply

• Given the actual and relative growth in the significance of industrial and business uses as a source of employment and a key contributor to the local economy, provision of adequate and suitably located land is essential in properly providing for future economic growth. It is recommended that provision be made for an additional net 100 hectares of industry land. It should be noted that this represents a total upper limit and should be viewed in the context of being approximately double the land area of that already utilised within the Shire. The total land to be allocated will depend upon the specific parcels considered appropriate for designation. Generally the yield of developed land from a land parcel ranges from 70% to 85%. This would mean a range in total area from 125-140 hectares although this is provided for indicative purposes and should be reviewed in relation to the specific holding in question.

5.2 Industrial & Business Integration (low impact activities) For business, low impact and service industries the Planning Scheme needs to place less emphasis on the separation of land uses from each other, especially in relation to where people live, work and recreate. Notwithstanding this it is still recognised that certain land uses, such as (high impact and noxious and hazardous industries) require continued separation from other uses due to external effects. Lower impact business and service uses however should be encouraged to more fully integrates with traditional centre development.

5.3 Industrial Polarisation (high impact activities)

The Plan recognises the need to encourage the “polarisation” or concentration of high impact industrial activities into recognised industrial nodes. It is envisaged that this will encourage the achievement of economies of agglomeration and reduce land use conflicts, particularly those involving the association of industrial activities with those uses traditionally incompatible (e.g. Residential).

5.4 Industrial Accessibility In providing for the location and development of industrial areas, the Planning Scheme needs to ensure a high level of accessibility is achieved. Elements of key significance include the location of industrial areas in relation to major transport corridors (major roads, rail etc), and ensuring that the movement of traffic to and from industrial areas along residential streets and through business centres is eliminated or minimised.

5.5 Industrial Amenity In securing industrial growth, the Planning Scheme needs to place considerable weight on ensuring industrial development does not detrimentally affect the amenity of surrounding areas used or likely to be used for non – industrial purposes. Of particular significance to the application of this principle is the separation of industrial activity from incompatible uses and the adoption of appropriate ameliorative measures (e.g. buffering, by distance and landscaping, operating restrictions). This principle also relates to the need to ensure industry achieves appropriate levels of environmental performance. There may be



a need to provide local incentives to promote a competitive marketplace for attracting high quality industries. The principles of the IEA study provide a benchmark for implementing the components of industrial amenity.

5.6 Industrial Integrity In promoting the cohesive development of industrial areas and providing for the on-going viability of the Shire’s industrial sector, the Plan anticipates the need to exclude non-industrial uses from core industrial areas. While provision is required for certain ancillary or industrial support functions, the maintenance of the character and integrity of industrial area should be pursued as a fundamental goal of the new Planning Scheme.

5.7 Physical Suitability

“Physical suitability” implies the need to ensure industrial uses are located and developed on land which is physically suitable for industrial purposes. Specifically industrial land is required to be predominantly level, flood free, stable and well drained.

5.8 Industrial Servicing

The Planning Scheme requires industrial land to be serviced by appropriate physical infrastructure including sealed road access, reticulated water, reticulated sewerage and electricity services. The sequencing of industrial development and infrastructure charging are also key determinants of the ability of alternate areas to attract and foster business and industry growth.

5.9 Industrial design

The Planning Scheme needs to promote the concept of ‘clean industry’ by ensuring the design and standard of industrial development does not detract from the scenic and visual quality of the Shire. The Redland Shire Integrated Employment Area Study has comprehensively dealt with this issue, in terms of locating and designing industries to preserve the scenic and environmental values in the area. The follow-up task will be to implement these strategies in the Planning Scheme for areas outside the Integrated Employment Study Areas.



6 References 1. Australian Bureau of Statistics (2000) Tourist Accommodation, Small Area Data Queensland: March Quarter 2000

Commonwealth Government, Canberra. 2. Bayside Olma Committee (1994) Review of the Bayside Labour Market Situation, Deborah Wilson Consulting Services

Pty. Ltd., Brisbane. 3. Commonwealth Government of Australia (2000) “Welcome to the Australian Bureau of Statistics”,

URL:http://www.abs.gov.au. 4. Queensland Government (1994) Redland Shire Tourism Strategy Supporting Document Vol.2 – Pre-Feasibility Study

Findings, Coopers & Cybrand, Brisbane. 5. Queensland Government (1998) Population Projections for Queensland, 1998 Edition, Department of Communication and

Information, Local Government, and Planning, Planning Information and Forecasting Unit, Queensland. 6. Queensland Government (2000) Regional Economic Report: Redland Shire, Queensland Treasury,; Queensland. 7. Queensland Government (2001) “PIFU Snapshots”, Planning Information and Forecasting Unit, Department of Local

Government and Planning, Queensland. 8. URLhttp://www.dcilgps.qld.gov.au/pifu/Newsletters/Snapshot6.htm 9. Queensland Government (2001) “PIFU Snapshots”, Planning Information and Forecasting Unit, Department of Local

Government and Planning, Queensland. 10. URL:http://www.dcilgps.qld.gov.au/pifu/Newsletters/Snapshot7.htm 11. Queensland Government Best Planning Practices for integrated Employment Areas: An Information Paper and Guidelines,

Gutteridge, Haskins & Davey Pty. Ltd., Brisbane. 12. Queensland Government Locational Requirements for Business and Industry Land: an Introductory Working Paper,

Department of Business, Industry and Regional Development, Queensland Government; Queensland. 13. Queensland Government South-East Queensland Regional Framework for Growth Management: A Report on Industrial

Land Planning and Infrastructure Sequencing Vol. 1 State Development, Queensland. 14. Queensland Government, Office of Economic & Statistical Research “Community Profiles – Redland Shire” 15. URL:http://www.oesr.qld.gov.au/data/publications/community_cab/redlands/rer_redland.htm 16. Redland Shire Council & Qld Department of Lands (1996) Development Control Plan 3 – Point Lookout Planning

Workshop Phillip L, Richardson Roger & Partners, Brisbane QLD. 17. Redland Shire Council & Tourism Information Association of Redlands Inc. (2001) Non-Binding Memorandum of

Understanding for the Provision of Services Between Redland Shire Council & Redland Transport, Queensland. 18. Redland Shire Council (1994) Redland Shire Tourism Strategy Supporting Documentation – Vol.2 Pre-Feasibility Study

Coopers & Lybrand, Brisbane. 19. Redland Shire Council (1994) Tourism Strategy, Coopers & Lybrand, Brisbane.



20. Redland Shire Council (1996) Development Coastal Plan 3 : Point Lookout Redland Shire Council & Qld Department of Lands, QLD.

21. Redland Shire Council (1996) Proposed Development Control Plan No.4 Capalaba Business Centre Kinhill, Cameron

McNamara, QLD. 22. Redland Shire Council (1996) Proposed Development Control Plan No.4 : Capalaba Business Centre Planning Study

Kinhill, Cameron McNamara, QLD. 23. Redland Shire Council (1996) Redland Shire Economic Profile: Redlands Economic Development, May 1996, Redland

Shire Council, Queensland. 24. Redland Shire Council (1998) Development & Control Plan 5 : Part B East Thornlands Planning Study Redland Shire

Council, Queensland. 25. Redland Shire Council (1998) Development Control Plan 5 : East Thornlands LAP Redland Shire Council, QLD. 26. Redland Shire Council (1998) Development Control Plan 5 West Thornlands LAP Redland Shire Council, QLD. 27. Redland Shire Council (1998) Town Planning Scheme for the Shire Queensland Government, Queensland. 28. Redland Shire Council (1999) Employment Taskforce: Presenting Community Planning Committee, November 1999

Redlands Economic Development – Employment Taskforce, Redland Shire Council, Queensland. 29. Redland Shire Council (1999) Report: Specialist Manufacturing Industry Taskforce Redlands Economic Development,

Redland Shire Council, Queensland. 30. Redland Shire Council (1999-2001) “Redlands Economic Development” URL:http://www.redecon.com.au 31. Redland Shire Council (2000) Draft Redland Shire Community Plan Redland Shire Council, Queensland. 32. Redland Shire Council (2000) Redland Shire Integrated Employment Area Study Gutteridge Haskins & Davey Pty Ltd.

Brisbane, QLD. 33. Redland Shire Council (2000) Redland Shire Integrated Employment Area Study Gutteridge Haskins & Davey Pty Ltd.

Brisbane, QLD. 34. Redland Shire Council (2001) Vision 2005 & Beyond : Redland Draft Community Plan Redland Shire Council,

Queensland. 35. Redland Shire Council, Redland Community Economic Development Board (1996) Final Economic Profile of Redland

Shire – An Input into the Redland Shire Strategic Plan Review, Abrett Consulting, Brisbane. 36. Redland Shire Council, Redland Community Economic Development Board (1996) Target Opportunities in Business and

Industry Development and Future Employment Growth in Redland Shire, Abrett Consulting, Brisbane. 37. Redland Shire Council, Redland Community Economic Development Board (1996) Regional & Sub-Regional Constraints

and Opportunities for Business and Industry Development in Redland Shire – Final Report, Abrett Consulting, Brisbane. 38. Tourism Queensland (2000) Moreton Bay Marine Tourism Product Audit and Development Review: Tourism Assessment

National Centre for Tourism.

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redlands planning scheme · highest order centres in its hierarchy (capalaba and cleveland). •...

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