DIRECT FACTORY OUTLET EXTENSION - DRAFT MAJOR DEVELOPMENT PLAN
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DIRECT FACTORY OUTLET
EXTENSION
DRAFT MAJOR DEVELOPMENT PLAN
For more information visit www.bne.com.au
DRAFT MAJOR DEVELOPM ENT PLAN
DIRECT FACTORY OUTLET EXTENSION
TABLE OF CONTENTS
1.0 INTRODUCTION ....................................................................................................................................... 5
1.1 Background ................................................................................................................................................ 5
1.2 Report Structure ......................................................................................................................................... 5
1.3 Project Proponent ...................................................................................................................................... 5
2.0 PROJECT DESCRIPTION ......................................................................................................................... 6
2.1 Project Summary ....................................................................................................................................... 6
2.1.1 Extension to DFO .............................................................................................................................. 6
2.1.2 Retail Plaza & Pedestrian Walkways ................................................................................................. 6
2.1.3 Multi-Level Car park .......................................................................................................................... 6
2.1.4 Access Arrangements ....................................................................................................................... 7
2.2 Project Justification and Objectives ........................................................................................................... 7
2.3 Location of Proposed Development ........................................................................................................... 7
2.4 Proposed Design ....................................................................................................................................... 8
2.4.1 Building Materials .............................................................................................................................. 8
2.4.2 Occupational Health and Safety ........................................................................................................ 9
2.4.3 Equity of Access ................................................................................................................................ 9
2.4.4 Energy Efficiency Considerations ...................................................................................................... 9
2.5 Project Development Phases ..................................................................................................................... 9
2.5.1 Roads and Services .......................................................................................................................... 9
2.5.2 Building Works and Site Works ......................................................................................................... 9
2.5.3 Indicative Timing of Proposal ............................................................................................................ 9
3.0 LEGISLATIVE CONTEXT ........................................................................................................................ 10
3.1 Consistency with Commonwealth Legislation .......................................................................................... 10
3.1.1 Airports Act 1996 ............................................................................................................................. 10
3.1.2 Environmental Protection and Biodiversity Conservation Act 1999 ................................................. 11
3.2 Pre-existing Airport Land.......................................................................................................................... 12
3.3 Consistency with Airport Lease ................................................................................................................ 12
3.4 Consistency with the Brisbane Airport Master Plan ................................................................................. 12
3.5 Consistency with Brisbane Airport Environmental Strategy ..................................................................... 22
3.6 Consistency with State and Local Government Planning ......................................................................... 22
3.6.1 State Planning Policies .................................................................................................................... 22
3.6.2 Brisbane City Plan 2000 .................................................................................................................. 23
3.7 Airport Development and Building Approvals ........................................................................................... 24
4.0 ASSESSMENT METHODOLOGY ........................................................................................................... 25
4.1 Assessment Scope .................................................................................................................................. 25
4.2 Document Review .................................................................................................................................... 25
4.2.1 Literature ......................................................................................................................................... 25
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4.2.2 Assessment Technique ................................................................................................................... 25
5.0 ENVIRONMENTAL ASSESSMENT ......................................................................................................... 27
5.1 Geology, Soils and Topography ............................................................................................................... 27
5.1.1 Baseline Conditions......................................................................................................................... 27
5.1.2 Assessment of Impacts ................................................................................................................... 28
5.1.3 Mitigation Measures ........................................................................................................................ 29
5.2 Ecology .................................................................................................................................................... 30
5.2.1 Baseline Conditions......................................................................................................................... 30
5.2.2 Assessment of Impacts ................................................................................................................... 30
5.2.3 Mitigation Measures ........................................................................................................................ 30
5.3 Hydrology and Water Quality ................................................................................................................... 30
5.3.1 Baseline Controls ............................................................................................................................ 30
5.3.2 Assessment of Impacts ................................................................................................................... 31
5.3.3 Mitigation Measures ........................................................................................................................ 31
5.4 Air Quality and Odour............................................................................................................................... 31
5.4.1 Baseline Conditions......................................................................................................................... 31
5.4.2 Assessment of Impacts ................................................................................................................... 32
5.4.3 CASA Plume Rise Assessment ....................................................................................................... 32
5.4.4 Mitigation Measures ........................................................................................................................ 32
5.5 Noise ........................................................................................................................................................ 32
5.5.1 Baseline Conditions......................................................................................................................... 32
5.5.2 Assessment of Impacts ................................................................................................................... 33
5.5.3 Mitigation Measures ........................................................................................................................ 34
5.6 Land Use.................................................................................................................................................. 34
5.6.1 Baseline Conditions......................................................................................................................... 34
5.6.2 Assessment of Impacts ................................................................................................................... 35
5.6.3 Mitigation Measures ........................................................................................................................ 35
5.7 Economic Impacts .................................................................................................................................... 35
5.7.1 Baseline Conditions......................................................................................................................... 35
5.7.2 Assessment of Impacts ................................................................................................................... 37
5.7.3 Mitigation Measures ........................................................................................................................ 39
5.8 Landscape ............................................................................................................................................... 39
5.8.1 Baseline Conditions......................................................................................................................... 39
5.8.2 Assessment of Impacts ................................................................................................................... 39
5.8.3 Mitigation Measures ........................................................................................................................ 39
5.9 Cultural Heritage ...................................................................................................................................... 40
5.9.1 Baseline Conditions......................................................................................................................... 40
5.9.2 Assessment of Impacts ................................................................................................................... 40
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5.9.3 Mitigation Measures ........................................................................................................................ 40
5.10 Waste .................................................................................................................................................. 40
5.10.1 Baseline Conditions......................................................................................................................... 40
5.10.2 Assessment of Impacts ................................................................................................................... 40
5.10.3 Mitigation Measures ........................................................................................................................ 40
5.11 Traffic and Parking............................................................................................................................... 41
5.11.1 Baseline Conditions......................................................................................................................... 41
5.11.2 Assessment of Impacts ................................................................................................................... 42
5.11.3 Mitigation Measures ........................................................................................................................ 43
5.12 Hazardous Goods ................................................................................................................................ 44
5.13 Aviation Safety..................................................................................................................................... 44
5.13.1 Prescribed Airspace ........................................................................................................................ 44
5.13.2 Airport Navigation and Radar Systems ........................................................................................... 44
5.13.3 Flight Paths ..................................................................................................................................... 44
5.13.4 Lighting and Reflection .................................................................................................................... 44
6.0 BUILDING SUSTAINABILITY .................................................................................................................. 45
6.1 Water Efficiency ....................................................................................................................................... 45
6.2 Energy Efficiency ..................................................................................................................................... 45
7.0 SUMMARY OF IMPACTS ........................................................................................................................ 46
8.0 REFERENCES ........................................................................................................................................ 47
APPENDIX A: EXISTING SITE PLAN ............................................................................................................... 48
APPENDIX B: PROPOSAL PLANS ................................................................................................................... 49
APPENDIX C: AIRPORTS ACT REQUIREMENTS FOR DRAFT MAJOR DEVELOPMENT PLAN ................. 52
LIST OF FIGURES
Figure 1: Location of Proposed Development ......................................................................................................... 8
Figure 2: MDP Approval Process .......................................................................................................................... 11
Figure 3: Retail Centres within 5 km of Airport Village .......................................................................................... 37
LIST OF TABLES
Table 1: Consistency of proposed development to Brisbane Airport Master Plan Objectives ............................... 14
Table 2: Environmental and Social-Economic Significance Criteria ...................................................................... 26
Table 3: Growth in Employment at Brisbane Airport 2007 - 2013 ......................................................................... 38
Table 4: Projected population by SAL 2, Brisbane Airport Locality, 2011 to 2031 ................................................ 38
Table 5: Trip Generation of DFO Extension .......................................................................................................... 43
Table 6: Summary of Environmental and Social Impact ........................................................................................ 46
Brisbane Airport Corporation Pty Ltd
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1.0 INTRODUCTION
1.1 Background
The proposal described in this Draft Major Development Plan (MDP) concerns Stage 4 (extension) of the Direct
Factory Outlet (DFO) centre located within the Airport Village Precinct. The proposed development footprint and
layout is provided in Appendix B.
The existing DFO was subject to an approved MDP issued in 2004. The centre was constructed in 3 stages
between 2004 and 2008 with Stage 1 opening to the public in 2005. The DFO has a Net Lettable Area (NLA) of
2
21,307m which is accommodated in two single storey buildings, currently containing approximately 135
tenancies. The existing DFO Site Plan is provided as Appendix A.
The existing and proposed DFO is to be supported by associated facilities including new car parking spaces in a
new multi-story car park; truck manoeuvring, service areas and loading docks; taxi ranks and bus stop facilities.
The site is landscaped, with on-site provision for management of stormwater drainage and water quality
treatment. Current access is via The Circuit and The Boulevard (roundabouts) which connect onto Airport Drive,
a priority road link to the city’s principal arterial road network.
The DFO retail concept which offers leading Australian and International brands or surplus goods that are out of
season, seconds or samples for sale at consistently below normal retail price has proved highly successful. The
centre attracts visitors and shoppers from a wide catchment area across metropolitan Brisbane and neighbouring
Local Government Areas such as the Moreton Bay Regional Council and Redland City. The centre offers a
different marketing model to other shopping centres with trading hours of 10am - 6pm, 7 days a week.
The extension is consistent with the Brisbane Airport Corporation’s Master Plan which supports continuous
improvement to the amenities, services and overall shopping experience being offered to the Brisbane Airport,
Airport Village and DFO centre visitors.
1.2 Report Structure
Section 2 of this report describes the project that is the subject of this draft MDP. Section 3 outlines the
legislative context within which the project is being developed, having regard to relevant federal, state and local
legislation and policy. Section 4 defines the scope of the assessment and the methodology used in the
assessment of environmental impacts associated with the proposal. Section 5 details the environmental
assessment and measures proposed to manage or mitigate any potential impacts. Sections 6 and 7 provide a
summary of the sustainability elements and environmental effects of the proposal.
1.3 Project Proponent
All works associated with the proposed facility are on land within the existing boundary of the Brisbane Airport.
Brisbane Airport Corporation (BAC) is an “airport-lessee company” under the Airports Act 1996.
The proponent for this proposed “major airport development” as defined under the Airports Act 1996 is:
Brisbane Airport Corporation Limited
11 The Circuit
Brisbane Airport QLD 4008
The contact in connection with this proposal is Terry Rossitto, Infrastructure Development Manager, BAC,
telephone (07) 3406 3000.
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2.0 PROJECT DESCRIPTION
2.1 Project Summary
The proposed development is the extension of the existing DFO Centre. Physically, this includes:
an eastern extension to the existing southern DFO building to accommodate additional retail tenancies;
a new multi-level car park located adjacent to the northern part of the DFO building;
retail plaza area which is likely to accommodate alfresco dining and a mixed-use commercial building (with
offices at first floor level); and
a redeveloped pedestrian walkway connecting the DFO, plaza and Village Market components of the Airport
Village precinct and children’s play area.
Detailed Plans of the proposed development are provided in Appendix B. These components of the
development are discussed in further detail below.
2.1.1 Extension to DFO
DFO extension is a functional addition of the existing centre and will create a greater level of connectivity and
integration with the surrounding Airport Village Precinct.
The extension is located on the eastern side of the southern DFO building and will be constructed with consistent
design, materials and height to the current centre. As with the current DFO, the extension will be an air
conditioned, single level building, with an open plan layout, high ceilings and wide walkways allowing ease of
pedestrian movements along the shopping mall. A high degree of internal flexibility is provided to enable
tenancies to be sized and constructed to meet the specific needs of future lessees.
2
The proposed development will provide approximately 4,700m of additional Net Lettable Area (NLA),
representing an approximate 22% increase to the current DFO centre.
2.1.2 Retail Plaza & Pedestrian Walkways
2
The proposed development includes a retail plaza with possible alfresco dining plaza (of approximately 600m
NLA) located between the proposed DFO extension and the new multi-level car park. This area will be developed
with a high level of public amenity and landscaping to soften the built form and create a highly attractive entrance
to the DFO.
The plaza will function as a ‘high street’ pedestrian link between the DFO and uses within the Airport Village
Precinct including the Village Markets and Brisbane Airport Corporation offices. “Shop-Top” commercial offices
2
(of approximately 600m NLA) will be developed at a first floor above the new retail/dining outlets. These
st
tenancies will have a connection to the 1 floor of the multi-level car park. The plaza will also incorporate a
children’s play area.
A proposed vertical transport zone located at the eastern end of the retail plaza will provide an attractive,
convenient and highly visual pedestrian connection (including potential travelators) linking the new multi-level car
park, to the commercial offices, the plaza, DFO entrance and the broader pedestrian network across the Airport
Village Precinct.
2.1.3 Multi-Level Car park
The new multi-level car park is located to the north of the proposed retail plaza area and the east of the DFO
Centre. The proposed car park will provide approximately 1,160 parking spaces across up to 4 levels.
There are currently a total of 1,856 parking spaces provided on the site, equating to a parking rate of
2 2
approximately 1 space per 10m NLA for the existing 21,307m NLA. This equates to approximately 1 space per
2 2
11m GFA for existing 23,440m GFA.
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The proposal includes plans to replace the existing north-eastern car park of about 560 spaces with up to 4 levels
in a multi-storey parking station with approximately 1,160 parking spaces. Thus the DFO and office area will have
a total combined parking provision of approximately 2,459 spaces. This equates to approximately 1 space per
2
9.6m NLA.
The maximum building height of the car park will be approximately 14m above ground level.
2.1.4 Access Arrangements
Current road access arrangements are maintained from both The Circuit and The Boulevard (roundabouts) with
connection onto Airport Drive. 9th Avenue will be reconfigured to maintain local access into the car parking areas
and provide passenger and bus bay facilities in a low speed traffic environment.
2.2 Project Justification and Objectives
The planning context (justification) for the proposed development is provided in the Brisbane Airport - 2009
Master Plan. The vision for the Brisbane Airport is “to transform Brisbane Airport from a city airport to an Airport
City” by:
positioning Brisbane Airport as a premier airport and major business centre with a multi-modal transport hub;
growing Brisbane Airport as a leading economic engine and gateway to the east coast of Australia;
creating a business environment that values partnerships ,people ,quality of life and community engagement;
and
adopting a proactive and sustainable approach to sustainable management.
The vision is delivered through the Brisbane Airport’s land use strategy which has been prepared to increase the
airport’s contribution to the regional economy and respond to market demand with opportunities identified to
provide for a mix of business, retail, industrial and tourism activities.
DFO extension addresses the vision by:
Meeting the demand for increased NLA in the existing DFO centre;
Improving the existing centre’s amenities and attractiveness to visitors through planned upgrades and
improvements;
Enhancing the range of services and facilities available in the Airport Village precinct to both the on-airport
workforce and visitors to the Brisbane Airport;
Satisfying car parking demands within a multi-level building that provides highly accessible, convenient and
all weather protected parking spaces;
Extending a pedestrian spine through the Airport Village;
Improving the amenity of the public realm with the development of a pedestrian walkway flanked by
restaurants, hotels, green space and urban art;
Increasing investment in infrastructure and generating employment opportunities during construction and
operational phases; and
Providing a development that achieves BAC’s overall vision for Airport Village and the development
objectives for the Brisbane Airport.
2.3 Location of Proposed Development
The proposed development is an extension of the existing DFO centre and adjoining land uses at Airport Village.
It is a north-easterly extension of the existing building predominately facing Ninth Avenue, the Village Markets
and the BAC Headquarters building. It forms part of the Airport Village precinct.
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Airport Drive
DEVELOPMENT SITE
Lakeside Drive
Airport Village
FIGURE 1: LOCATION OF PROPOSED DEVELOPMENT
2.4 Proposed Design
The DFO extension includes an eastern extension to the existing southern DFO building to accommodate
additional retail tenancies, retail plaza area which is likely to accommodate alfresco dining and a mixed-use
commercial building and a new multi-level car park.
2.4.1 Building Materials
DFO extension
will be primarily constructed in a manner consistent with the existing centre. In particular, the DFO extension will
be a steel frame construction, with pre-cast concrete walls, concrete floors and colorbond metal roof. External
finish and façade treatments will be generally consistent with the existing DFO.
The proposed multi-level car park will be a primarily concrete construction with external façade treatments to
provide visual interest and reduce building bulk.
The retail plaza with mixed uses including first floor offices will be developed with a high level of visual interest
and include glass windows at both the retail and office level and a range of light weight timber and aluminium
elements to create the desired streetscape. This area will be enhanced by soft and hard landscape elements to
improve way findings and overall visitor experience.
The development will minimise the use of materials that are non-renewable or create toxic pollution in their
manufacturing or disposal. Life cycle cost will be taken into consideration when selecting construction materials.
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2.4.2 Occupational Health and Safety
Occupational health and safety requirements within and adjacent to the proposed development site will be in
accordance with relevant BAC, Commonwealth Federal Government Agency Requirements and all applicable
statutory requirements including the Queensland work health and safety legislation; the Work Health and Safety
Act 2011, and Work Health and Safety Regulation 2011 and the 11 new national codes of practices that have
been adopted within Queensland as part of the harmonisation process.
2.4.3 Equity of Access
Provisions for mobility-impaired people within the building will comply with the applicable codes, including the
Premises Standards and Disability Access provisions of the BCA.
2.4.4 Energy Efficiency Considerations
The building will be designed having regard to the mandatory performance requirements and applicable optional
deemed to satisfy provisions of the BCA. During the design process BAC will investigate means of adopting
energy efficiency techniques in the building design.
2.5 Project Development Phases
2.5.1 Roads and Services
The proposed development involves the construction over existing car parking areas and use of building
foundations that meet industry standards. As such, Bulk Earthworks have been completed for the majority of the
Airport Village Site.
Construction for the proposed development will involve installation of services, construction of building
foundations and structure, construction of the plaza, some road works in 9th Avenue and The Circuit including
pavements, kerbs, footpaths, landscaping and lighting works.
Earthworks will be generally restricted to minor adjustment of existing ground levels as required to develop level
building platforms and to generate the surface grades required for drainage.
2.5.2 Building Works and Site Works
Foundations for building structures will be typical for this type of construction and may likely require piled
solutions. Superstructure again will consist of typical elements such as precast and in situ reinforced concrete,
steel work, and typical roofing and wall claddings. Building services will be installed as the structure is
progressed. Services including sewer, water, power and communication will be extended from current services
connections on site. These services will be installed in trenches and will extend into and under the proposed
structures. Works will include installation of conduits, cables, pipes, and fittings and the construction of manhole
and substation structures as required.
Stormwater drainage infrastructure will be constructed to service the building and to collect roof water from the
structure. Infrastructure includes pipe work, manholes, gully pits, and water sensitive design measures.
Finishing works will include planting and landscaping, the commissioning of services and the installation of any
architectural features. The landscaping design and the timing of the installation of landscaping will consider water
sensitive urban design principles.
2.5.3 Indicative Timing of Proposal
The construction program will occur over 12-14 months commencing in early to mid 2014. It will include
temporary car parking, access and pedestrian movement arrangements to mitigate the impacts on the continuing
operation of the DFO and other facilities in this part of the Airport Village precinct. These arrangements will be
documented at the time of preparing the detail design drawings for building approval and be subject of extensive
consultation with key stakeholders.
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3.0 LEGISLATIVE CONTEXT
The following sections provide an overview of relevant legislation and policy for the development of a proposed
extension to the existing DFO centre and car park. The following key statutes were considered during the
preparation of this draft MDP:
Airports Act 1996 (Cth);
Airports Regulations 1997 (Cth);
Airports (Environment Protection) Regulations 1997 (Cth);
Airports (Building Control) Regulations 1996 (Cth);
Airports (Control of On-Airport Activities) Regulations 1997 (Cth);
Environment Protection and Biodiversity Conservation Act 1999 (Cth);
Work Health and Safety Act 2011 (Qld);
Civil Aviation Safety Authority Manual of Standards – Part 139 Aerodromes;
Environmental Protection Act 1994 (Qld); and
Airport (Protection of Airspace) Regulations 1996
3.1 Consistency with Commonwealth Legislation
3.1.1 Airports Act 1996
The Airports Act 1996 requires an MDP for each major development at a regulated airport. Section 89 of the Act
prescribes those activities that are included as a ‘major airport development.’ The proposed development
outlined in this draft MDP is defined as a ‘major development’ by virtue of Section 89(1):
e) constructing a new building, where:
(i) the building is not wholly or principally for use as a passenger terminal; and
(ii) the cost of construction exceeds $20 million or such higher amount as is prescribed;”
Section 90 of the Airports Act 1996 provides that major airport developments must not be carried out except in
accordance with an approved MDP.
This draft MDP has been prepared in accordance with and in order to meet the requirements of the Airports Act
1996 as outlined above, in particular the requirements as listed in Section 91.
The key steps in the approval process for an MDP under the Airports Act 1996 are presented in Figure 2. An
important implication of this process is the requirement that the MDP be made available for public comment for
60 days.
An MDP checklist is provided in Appendix C to demonstrate the compliance of this proposed development with
Section 91 of the Airports Act 1996.
Brisbane Airport Corporation Pty Ltd
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FIGURE 2: MDP APPROVAL PROCESS
Note: The MDP approval protocols subject to provisions contained under the Commonwealth Airports Act 1996. The Minister is
responsible for deciding whether to grant approval or refuse the MDP.
3.1.2 Environmental Protection and Biodiversity Conservation Act 1999
The Environmental Protection and Biodiversity Conservation Act 1999 (EPBC Act) provides protection to matters
of National Environmental Significance (NES) which include:
World Heritage properties;
National Heritage properties;
Wetlands of international importance;
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Nationally threatened species and communities;
Migratory species;
Nuclear actions;
Commonwealth marine environment; and
Any additional matters specified by the regulations.
The EPBC Act protects the environment on Commonwealth land and regulates those actions of Commonwealth
departments and agencies that may have a significant impact on the environment. As Brisbane Airport is located
on Commonwealth land it is subject to the provisions of the EPBC Act. It is determined that matters of NES are
considered unlikely to be affected by this proposed development. (Section 5 of this draft MDP provides an
assessment of environmental impacts).
3.2 Pre-existing Airport Land
When BAC became the airport-lessee company for Brisbane Airport in July 1997, it assumed certain pre-existing
lessor obligations under various leases. BAC also became the head-lessee under the airport lease subject to a
number of other interests in the airport land (such as easements). Some of those contractual and other rights
remain in existence. Others have expired.
However, there are no such contractual or other rights affecting the site where the development works specified
in the draft MDP will be undertaken.
3.3 Consistency with Airport Lease
The proposed facility is consistent with the airport lease between BAC and the Commonwealth of Australia for
Brisbane Airport by providing an extension to the existing retail offering and providing new parking facilities which
will benefit the Airport Village precinct. The quality and standard of the development will be consistent with the
existing high quality facility and will attribute to regional economic growth. Further details of these points are
included in Table 1.
3.4 Consistency with the Brisbane Airport Master Plan
The planning context for the development is provided by the Brisbane Airport 2009 Master Plan, which was
approved by the Federal Minister on 16 September 2009.
The Master Plan provides a framework for development of the airport site to 2029 and beyond. It provides the
basis for planning of aviation activity, landside development, environmental management and transport access in
an integrated way. It also provides Commonwealth, State and Local government agencies, potential investors
and the community with a statement of the way in which the airport intends to grow and develop.
The DFO extension is considered to achieve the intent of the Brisbane Airport Master Plan by:
Meeting the demand for increased NLA in the existing DFO centre;
Improving the existing centre’s amenities and attractiveness to visitors through planned upgrades and
improvements;
Enhancing the range of services and facilities available in the Airport Village precinct to both the on-airport
workforce and visitors to the Brisbane Airport;
Satisfying car parking demands within a multi-level building that provides highly accessible, convenient and
all weather protected parking spaces;
Extending a pedestrian spine through the Airport Village;
Improving the amenity of the public realm with the development of a pedestrian walkway flanked by
restaurants, hotels, green space and urban art;
Investing and creating jobs for Queensland; and
Providing a development that achieves BAC’s overall vision for Airport Village and the development
objectives for the Brisbane Airport.
It is concluded that the proposed development achieves satisfactory compliance with the land use intent for the
Major Centre zone and the zoning outcomes.
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The proposed development will add additional retail and much needed food and dining amenity. Workers will
have the capacity to use this precinct as their principal location for both shopping and lunch time activities. The
development will provide a greater variety of retail and food services to accommodate the ongoing growth of the
Brisbane Airport working population. The proposed development will also provide additional services and facilities
to cater for the forecast growth in airport based employment and passenger numbers.
The Airport Village is a diverse and vibrant business centre, which includes commercial offices, retail premises, a
high quality airport hotel, child care facilities, tourist outlets, health and well being facilities, a direct factory outlet,
food and drink premises, and supermarket. The proposed development will further cement the existing
reputation, and desired overall outcomes for the Airport Village.
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TABLE 1: CONSISTENCY OF PROPOSED DEVELOPMENT TO BRISBANE AIRPORT MASTER PLAN OBJECTIVES
Proposed Development
Theme Objective Specific Guidance Relevant
Achieves Section Comments
MDP
Economic Achieve sound BAC is committed to responsible corporate governance and 1.1 Concept for the proposed
Sustainability corporate governance, compliance, innovative and informed planning and sound 2.2 development has been developed
planning and business management and systems. 3.4 through a process that
management demonstrates informed planning
and reflects sound business
management and systems.
Shareholders, customers, financiers and credit rating 3.1.1 The MDP approval process will
agencies, Governments and the community will be provided include consultation with DIT,
with an informed analysis of sustainability issues on-airport CASA, ASA, State and Local
and an overview of BAC’s strategies to manage those Governments.
issues.
Ensure selective, While BAC is economically robust, global changes in the 3.4 Proposed development is an
profitable and timely economy, the outlook for aviation and commercial property 3.5 extension of an existing retail and
aviation and commercial and the impacts of climate change must all be factored into 3.6 commercial development that has
development long term planning. 5.6 been identified as part of the
5.7 Airport Village precinct in the
Brisbane Airport Master Plan and
is suitably aligned with the long
term vision and planning for the
Brisbane Airport site.
World-class retail environments will complement the travel 2.1 The main component of the
experience, providing a further boost to the airport’s retail 5.6 proposed development is an
business and consumption figures in the region. A 5.7 extension to existing retail
responsible strategy to ensure adequate transport options business, with the construction of
and commercial car parking for visitors to the airport is a ancillary multi-level car park.
necessary adjunct to these developments.
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Proposed Development
Theme Objective Specific Guidance Relevant
Achieves Section Comments
MDP
Complementing BAC’s pursuit of aviation and aviation 3.4 The proposed development will
related development opportunities and its continued 3.5 increase retail business within the
exploration of commercial opportunities. As a private sector 5.6 Airport Village precinct of the
airport operator, BAC must capitalise on new commercial 5.7 Brisbane Airport Master Plan,
opportunities and achieve the selective and timely helping to further establish a fully
development of the airport’s extensive land bank over the integrated airport business, retail
period of its lease. BAC is progressively designing and and leisure community as desired
marketing nine quality precincts targeting specific industry under the Brisbane Airport Master
segments. Plan.
This strategy remains a high priority to achieve sustained 2.1 The proposed development is an
growth in shareholder value and a buoyant regional 2.2 extension to an established tenant
economy. However, BAC will maintain its preference for 3.4 and industry (retail) that already
tenants and partners that demonstrate clear synergies with 5.6 demonstrates clear synergies with
the Airport City vision. 5.7 the Airport City Vision.
Contribute to regional While national and state economic contributions accrue from 5.7 The proposed development is an
economic wealth and a busy, metropolitan airport linked to national and extension to an already
employment generation international hubs, Brisbane Airport’s most direct impacts established and highly successful
will continue to be felt in the Brisbane-Moreton regional retail development that provides
economy. Locally, sustained growth in real output, real not only the Brisbane Airport, but
consumption and employment will occur as a direct result of the greater Brisbane-Moreton
implementing the 2009 Master Plan. community with specialised and
unique retail opportunities.
New and expanded industries and diverse employment 5.7 The proposed development
opportunities will emerge as a by-product of Brisbane reinforces the mixed use character
Airport’s progression towards an Airport City. In particular, of the Airport Village and as
jobs in tourism are set to grow as the airport increases its business and retail hub for the
connectivity within the global aviation network; gains access Airport site. It will further provide
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to more destinations; and secures more frequent flights. an opportunity to increase the
diversity of employment
opportunities at Brisbane Airport.
Job opportunities in aviation and logistics industries will also 5.7 The proposed development
grow as clusters of excellence emerge at Brisbane Airport in reinforces the mixed use character
air freight export and import, aviation maintenance, repair of the Airport Village and as
and overhaul, aviation education and related service business and retail hub for the
industries. Airport site. It will further provide
an opportunity to increase the
diversity of employment
opportunities at Brisbane Airport.
Operational Facilitate the safe and Brisbane Airport strives for and achieves a high level of N/A
Sustainability secure movement of compliance in safety and security. However, even greater
people, freight and vigilance will be required in the future as airports face
aircraft potential new or heightened risks, and Brisbane Airport’s
facilities, flights, employment and freight continue to expand.
To address this challenge, BAC is engaged in research that
will ensure it remains at the cutting edge of new security
technologies. BAC will also work with its industry and
Government partners to maintain airside safety standards
and to explore flexible, risk-based security measures.
Ensure the timely This development objective aligns closely with BAC’s 3.4 The proposed development is an
delivery of new and previously stated objective of ‘meeting future capacity 3.5 extension to an existing retail
improved airport needs’. The intent in this 2009 Master Plan is to continue to 5.6 centre complex that is considered
capacity increase airport capacity by investing in an integrated and 5.13 to be a supporting facility of
carefully staged program of development for airfields Brisbane Airport operations and
(runways, taxiways and aprons), terminals, buildings and will result in an increase in retail
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supporting facilities and infrastructure. space for a highly successful retail
destination.
Availability of critical assets to operate the airport and meet 3.4 The proposed development is an
the demands of aviation and regional growth is essential. 3.5 extension to an existing retail
For BAC, achieving sustainable and responsible growth on- 5.6 complex that is considered to be a
airport means ensuring that new and improved operating 5.7 supporting facility of Brisbane
capacity is available to maintain business continuity and Airport operations and will result in
satisfy demand. However, identifying ways to maximise the an increase in retail space for a
airport’s current capacity is also important. highly successful retail destination.
The proposed development has
been designed to make the best
use of space available at the
existing retail facility and ancillary
car park.
Deliver innovative, This objective builds upon that stated in the 2009 Master 2.1 The proposed development
efficient and continuous Plan to ‘improve the quality of services’. Quality, efficiency 2.4 includes a new multi-level car park
airport services and innovation jointly impact on how the airport will perform 5.7 to compliment the proposed
as a service provider. Here, the experience and perception extension to the existing retail
of airport customers continue to be important indicators. A facility. This will provide
convenient, safe and enjoyable journey for passengers and convenient travel options for users,
the efficient transit of freight through Brisbane Airport are and increase the trip generation
key outcomes of smooth facilitation processes in the capacity of the facility.
terminals.
The benefits of these innovations at Brisbane Airport are 2.1 The proposed development will
twofold: airline and logistics partners achieve greater increase the overall positive
process and cost efficiencies, and passengers enjoy more shopping experience within the
‘dwell’ time for shopping and relaxation in the terminals and Airport Village precinct.
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precincts. Supplementing the services offered inside the
terminals is a range of new facilities in emerging precincts
across the airport. Facilities to cater for medical and
childcare needs, banking, leisure and recreation, are all
adding to the overall service experience of those who visit or
work on airport.
Environmenta Develop a proactive At Brisbane Airport, BAC aims to reduce those emissions for N/A
l response to climate which it is directly responsible, and to work towards reducing
Sustainability change the indirect effects of its activities, while working with other
parties to explore ways of reducing emissions that are
beyond BAC’s control.
Minimise adverse The 2009 Master Plan highlights an ongoing program for the 5.1 The proposed development
environmental impacts management of energy, water, waste, noise and 5.2 commits to the achievement of the
biodiversity. 5.3 sustainable design principles and
5.4 minimising environmental impacts
5.5 including waste generation.
5.8
5.9
5.10
6
6.1
6.2
Ultimately, it is the level of success in reducing the use of N/A
non-renewable resources, identifying alternative sources,
recycling, noise and biodiversity management, that will have
the greatest effect on BAC’s environmental footprint.
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To minimise adverse environmental impacts, but allow for 5.1 The proposed development is not
responsible and considered growth, a wide range of 5.2 expected to create any
initiatives feature in the 2009 AES. 5.3 environmental impacts on the
5.4 surrounding environment and
5.5 reflects a carefully considered and
5.8 environmentally responsible
5.9 design.
5.10
6
6.1
6.2
Achieve a balance of Awareness of the overall balance of built and natural 5 The proposed development is
built environment and environments is paramount in ensuring that on-airport 6 located in an existing built up area.
biodiversity values precincts achieve positive environmental and aesthetic 7 No biodiversity impacts are
outcomes, but also fulfil commercial and operational goals. expected as a result of the
proposed development.
Consideration of the most appropriate locations and 5.6 The proposed development is
densities for development and an urban open space strategy 5.7 located in an existing built up area,
are high priorities for Brisbane Airport to achieve this goal. 3.4 in a Brisbane Airport Master Plan
While balancing built and natural environments is a new zone that intends retails uses, and
objective in the 2009 Master Plan, it is in line with BAC’s is an extension to existing retail
2003 objective of ‘balancing economic benefit and uses on site.
environmental impact’.
Social Build stakeholder For BAC, social responsibility refers to public accountability 3.1 The MDP approval process will
Sustainability engagement and and an ongoing dialogue with shareholders, Government 3.6 include consultation with DIT,
partnerships employees, business partners, customers and the CASA, ASA, State and Local
community. It also embraces sponsorships and philanthropic Government.
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activities. In developing and implementing the Master Plan,
the engagement of all interested and affected stakeholders
remains a high priority.
On-airport, BAC’s long-term goal is to create a sense of 2.1 Proposed development will
community and quality of life by fostering close linkages 2.2 increase sense of community and
between those who work in different precincts. Valuable 3.4 quality of life, already established
social connections can be promoted by smart precinct 3.5 by the existing retail facility that is
design, friendly amenities and open space, as highlighted in 5.6 to be extended.
this Master Plan. 5.7
Off-airport, a meaningful dialogue with neighbours is just as 3.1 The MDP approval process will
important, and community forums are regularly held include consultation with DIT,
throughout Brisbane. BAC also strives to build inclusive CASA, ASA, as well as State and
relationships with neighbouring communities about aviation Local Government.
and property developments on-airport.
Consultation with the community
will occur through representative
forums such as Brisbane Airport
Community Area Consultative
Group (BACACG).
Grow and share At BAC, priority is given to building knowledge and ideas N/A
knowledge with about airport development, creating professional
stakeholders development opportunities for staff and the airport business
community, and exploring the airport’s interface with
surrounding communities.
Maximise airport Ease of access to Brisbane Airport and a high level of 2.3 Proposed development does not
accessibility and connectivity within the airport are essential to its success as 5.6 impact on the ease of access to
a regional economic engine and to fulfil its social 5.7 the Brisbane Airport, or the high
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connectivity responsibilities. This is a new and important Development 5.11 level of connectivity within the
Objective within the 2009 Master Plan. airport.
BAC values teamwork with Government, business partners N/A
and the community to maximise airport accessibility. An
integrated public transport system, an improved road
network (including the interface of airport roads with
adjacent suburbs), adequate car park capacity, cycle paths,
courtesy buses and pedestrian facilities, jointly shape the
vision for the airport’s surface transport.
Safe and convenient walkways and appropriate public car 2.4 Proposed development includes a
parking in close proximity to terminals and buildings are vital 5.11 new multi level car park to enable
inclusions in this Master Plan. the provision of appropriate levels
of public car parking ancillary to
the existing and proposed
extension of retail facility.
BAC’s long-term goal is to achieve more balanced use of N/A
public and vehicular transport and ease of access to all
airport precincts. The 2009 Master Plan articulates BAC’s
strategy towards that goal.
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3.5 Consistency with Brisbane Airport Environmental Strategy
The 2009 Brisbane Airport Environment Strategy (2009 AES), approved on 19 August 2009, provides a
framework for environmental management at Brisbane Airport. The 2009 AES was prepared in accordance with
Part 6 Division 2 of the Airports Act 1996. It addresses issues such as environmentally significant areas, sources
of environmental impact and environmental management.
The proposed development is consistent with the 2009 AES and does not affect any areas identified as
‘environmentally significant sites’.
3.6 Consistency with State and Local Government Planning
For the purpose of this draft MDP, Brisbane Airport is not subject to planning and development controls under
Queensland legislation administered by the State and Local governments. As airport land is Commonwealth-
owned, it is subject to Commonwealth legislation including the Airports Act 1996. Notwithstanding the use of
some terminology consistent with State and Local Government planning laws in this draft MDP, BAC is not bound
by any planning jurisdiction other than as prescribed by the Airports Act 1996 and Regulations.
Under Section 91(4) of the Airports Act 1996, a Draft Major Development Plan must address the extent (if any) of
consistency with planning schemes in force under a law of a State or Territory in which the airport is located. This
requirement is addressed below.
3.6.1 State Planning Policies
In preparing this draft MDP, consideration has been given to relevant State Planning Policies (SPP) operating in
Queensland and effective at the time of publishing this draft MDP including:
State Planning Policy 1/02: Development in the Vicinity of Certain Airports and Aviation Facilities
(SPP1/02);
State Planning Policy 2/02: Planning and Managing Development Involving Acid Sulphate Soils
(SPP2/02);
State Planning Policy 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide (SPP1/03);
and
State Planning Policy 4/10: Healthy Waters (SPP4/10).
The Queensland Government is currently reviewing all SPP’s and consolidating them all into a single SPP, the
“Draft SPP”. The Draft SPP sets out policies about matters of state interests in relation to planning and
development, and how these interests are dealt with in planning instruments, council development assessment
processes and in designating land for community infrastructure. For the purposes of this draft MDP, reference is
made to existing SPP’s as consultation on the draft SPP has recently closed, with the Final SPP not expected to
be released until late 2013.
3.6.1.1 State Planning Policy 1/02: Development in the Vicinity of Certain Airports and Aviation Facilities
This SPP sets out the State’s interest concerning development in the vicinity of those airports and aviation
facilities considered essential for the State’s transport infrastructure. The SPP applies to development that could:
Adversely affect the safety and operational efficiency of operational airspace or the functioning of aviation
facilities;
Increase the number of people that could, amongst other things, work or live within a noise contour of 20-25
ANEF; and
Increase the number of people or the use/storage of hazardous material within public safety areas.
Compliance of the Draft MDP with SPP1/02 is demonstrated below:
The proposed development is located in an area identified in the Brisbane Airport 2009 Master Plan as
acceptable for commercial building purposes (retail and other like activity) due partly to the fact that the
safety, operational efficiency, and function of airspace and aviation facilities are not affected or impacted at
this location;
Brisbane Airport Corporation Pty Ltd
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