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