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BAC focuses on integrated,
whole-of-airport planning to
ensure operations, facilities and
services respond to demand.
Connecting People
Building Opportunities
66 Brisbane Airport CorporationRESPONSE
PLANNING
CHAPTERS 6, 7, 8, 9
Chapter 6: Economic
Chapter 7: Operations
Chapter 8: Environment
Chapter 9: Social
PLANNING
RESPONSE
676
ECONOMIC
Brisbane Airport is of 6.1 Economic An outcome of this investment has
been a rise in employment across
significant economic Significance Brisbane Airport of an estimated
benefit to both the 5,000 additional full time equivalent
South East Queensland employees (FTE) despite industry
ECONOMIC SIGNIFICANCE OF experiencing the global financial crisis
and state economies. BRISBANE AIRPORT during that five year period.
Generating jobs, Brisbane Airport is one of Australia’s
investment and tourism FRAMEWORK FOR
fastest growing passenger and freight
AERONAUTICAL
are just some of the airports and is recognised as a key
INFRASTRUCTURE FUNDING
driver in the long-term growth of the
contributions the airport Queensland and Australian economies. Funding for major infrastructure
makes to the wellbeing investment at Australian airports
As at March 2014, Brisbane Airport
and prosperity of offers direct connections to
is derived from a combination of
private funding from the airport
the region. 28 international and 42 domestic
lessee company, (in the case of
destinations. By 2034 it is estimated
Brisbane Airport, it is BAC), as
Brisbane Airport will directly contribute
well as a contribution by airlines
over $8.2 billion to the Queensland
in the form of passenger and
economy and provide nearly 51,000 full
aeronautical charges, made during the
time equivalent jobs. The growth
construction and operational phases
forecast builds on the investments
of that infrastructure. Aeronautical
across Brisbane Airport outlined in
infrastructure (including some
previous master plans and reinforces
terminals, as well as taxiways, aircraft
the consistent growth in employment
parking bays and major roads) built at
opportunities Brisbane Airport attracts.
Australian privatised airports has been
funded using this model.
MAJOR INFRASTRUCTURE
INVESTMENT SINCE 2009 The current funding model for
infrastructure at Australia’s airports
The 2009 Master Plan formed the
was adopted in 2002 when the
basis of over $1 billion in infrastructure
Productivity Commission reviewed
investment across Brisbane Airport
pricing arrangements between airports
between 2009 and 2014. This
and airlines. This model was again
investment incorporated a range of
endorsed after subsequent reviews
aeronautical and non-aeronautical
in 2007 and 2012. BAC anticipates
investment across terminal areas and
that funding of future aeronautical
commercial precincts.
infrastructure outlined in the 2014
Figure 3.1 in Chapter 3 highlights the Master Plan will continue to be based
key investments realised through on this model.
BAC’s business model for investment
and underpinned by the 2009 Master
Plan. These developments were
funded either via the long-standing
aeronautical infrastructure funding
model or in partnership with key
commercial stakeholders.
68 Brisbane Airport CorporationECONOMIC CONTRIBUTION aviation capacity and airport precinct Australian economy in 2012-13 is $5.3
OF AUSTRALIAN AIRPORTS development to encourage new and billion and will grow to $13.4 billion by
continued expansion of industries as 2034. Table 6.2 shows the incremental
Airports are a central component
well as employment growth. contribution Brisbane Airport will have
of aviation and in that role enable
to the Australian economy to 2034.
a range of business and tourism Brisbane Airport’s current and future
activities. Notably, the major airports economic significance and contribution
JOBS CREATION
around Australia become economic to the region was analysed by DAE for
hubs supported by a diverse range of this 2014 Master Plan. Specifically, DAE The sustained long-term growth,
commerce including retail, freight and analysed the economic significance coupled with the aeronautical
logistics, and aviation support, to name of Brisbane Airport generated from and commercial developments
a few. the planned airport expansion and at Brisbane Airport over the last
evaluated the airport’s contribution to decade, have proven to support
It has been estimated that airports
the wider economy. the economy through consistent
nationally contribute $3.2 billion (2011
employment growth.
dollars) to the Australian economy DAE has estimated that Brisbane
annually, with approximately 90% Airport and all businesses operating The development of aeronautical and
of this contribution attributed to from it directly contributed commercial assets or infrastructure
the major airports around Australia approximately $3.3 billion in terms outlined in the 2009 Master Plan has
(Deloitte Access Economics of Gross Value Add (GVA) to the facilitated growth in jobs at Brisbane
(DAE), 2012). Queensland economy in 2012-13 Airport by approximately 30% between
and this is expected to increase 2009 and 2014, which is significantly
Brisbane Airport is one of the major
to $8.3 billion by 2034. Table 6.1 higher than the Queensland average of
airports in Australia and the following
outlines the forecast contributions of 5% for the same period.
sections outline the economic
Brisbane Airport.
contributions Brisbane Airport will This significant increase in employment
make to the regional, Queensland and In addition to the value that Brisbane has occurred despite the impacts of
Australian economies. Airport has to the Queensland the global financial crisis also occurring
economy, there are also wider benefits in this five-year period. DAE has
ECONOMIC CONTRIBUTION to the Australian economy as a result developed the outlook for employment
OF THE 2014 MASTER PLAN of the commerce businesses operating growth at Brisbane Airport which is
on Brisbane Airport generate with summarised in Table 6.3.
Brisbane Airport is a critical transport
other businesses. This has also been
and business centre and a gateway for The key employment sectors for which
assessed by DAE and it has been
Queensland that facilitates tourism, growth is forecast includes aviation,
estimated that the wider contribution
trade and economic activity across aviation maintenance and training,
Brisbane Airport has had to the
the state. Just 8 km from Brisbane’s commercial, retail and government.
Central Business District (CBD), and
within one to two hour’s drive of a TABLE 6.1: DIRECT ECONOMIC CONTRIBUTION TO QUEENSLAND OF BRISBANE AIRPORT
OVER THE MASTER PLANNING HORIZON (2012-13 DOLLARS)
number of Queensland’s most iconic
leisure and business travel destinations, 2012/13 2018/19 2023/24 2028/29 2033/34
Brisbane Airport enjoys one of the best
Gross Value Added ($m) 3,296 4,721 6,338 7,362 8,258
geographical locations of any Australian
capital city airport. It is also the closest Source: DAE, 2013
Australian capital city airport to many TABLE 6.2 TOTAL ECONOMIC CONTRIBUTION BRISBANE AIRPORT HAS TO THE
AUSTRALIAN ECONOMY (2012-13 DOLLARS)
Pacific Island destinations, as well as
many Asian ports. 2012/13 2018/19 2023/24 2028/29 2033/34
Supporting regional economic growth Gross Value Add ($m) 5,300 7,800 10,290 11,950 13,400
and employment is one of the primary
Source DAE, 2013
objectives of Brisbane Airport. Long- TABLE 6.3: OUTLOOK FOR EMPLOYMENT GROWTH AT BRISBANE AIRPORT TO 2034
term trends in business and leisure
travel indicate continued growth. 2009
To support the forecast growth Master
in passengers and aircraft, BAC is Plan 2012/13 2018/19 2023/24 2028/29 2033/34
investing significantly in increased Employees 16,000 21,000 29,450 39,595 45,989 50,592
Source: DAE, 2013
Brisbane Airport 2014 Master Plan 696 ECONOMIC
1 Fly-in fly-out workers
1 have contributed to the
growth in passenger numbers
at Brisbane Airport.
passengers each week (Airbiz 2013).
The QRC suggests the employment in
the resources sector will increase as
new projects are constructed by an
additional 40,000 FTE by 2020. It is
generally understood that new projects
in the Galilee Basin in particular, will
have a significantly higher proportion
of the workforce as FIFO employees
rather than local residents.
The key resource areas in Queensland
include the Bowen and Galilee Basins,
Gladstone and the north west region
comprising Mt Isa and Cloncurry.
Brisbane Airport connects to each of
SUPPORTING QUEENSLAND'S supporting industries including aviation these regions.
ECONOMIC DIRECTION support and maintenance, training and
passenger facilitation. Between 2008 and 2012, the most
One of the main drivers of significant seat capacity growth in
Queensland’s economic growth Queensland’s Resource Sector intrastate city pairs connecting Brisbane
is the growth in population. As a result of its natural resource were (Airbiz 2013):
South East Queensland (SEQ), endowment, Queensland has been one » Mackay at 9.3% growth
in particular, is projected to grow of the major beneficiaries of the mining
from 2.8 million people in 2006 boom. The resource sector contributes » Gladstone at 19.9% growth
to 4.6 million people in 2031. Also 11% of Gross State Product (GSP) » Emerald at 27.8% growth.
underpinning Queensland’s economy to Queensland. A proportion of the
are the key sectors of resources workforce in the resource sector The strongest growth in regional
and tourism. The decentralised operates on a fly-in fly-out (FIFO) towns connecting with Brisbane in
nature of Queensland means that basis. With future expansion of the 2012 were (Airbiz 2013):
aviation throughout Queensland resource sector expected to occur » Bowen Basin at 55% (Moranbah,
plays an enabling role for these across Queensland, the growth in FIFO Middlemount, Clermont and
sectors to contribute to the operations is set to continue. Critical Blackwater)
Queensland economy. to the success of transporting FIFO
» Surat Region at 33% (Roma,
Brisbane Airport is the busiest airport workforces is for airports to facilitate
Charleville, Oakey and Toowoomba).
of Queensland’s 191 airports or regular and efficient flights across
airfields and is considered an airport of Queensland. Brisbane Airport performs Catering for the increasing demand
strategic economic importance by the this critical role in transporting of FIFO employees, a proportion of
Queensland Government Department FIFO workforces to regional and FIFO passengers will utilise regular
of State Development, Infrastructure remote locations throughout the day public transport (RPT) flights and the
and Planning (DSDIP, 2013). Brisbane and night. remainder will utilise smaller general
Airport, along with other Queensland aviation aircraft including turboprops
In 2012, it was estimated that there
airports nominated as strategically and regional jets. Given this, it has been
were 64,000 FTE (Qld Resources
important, link resource hubs with estimated that there will be about a
Council (QRC), 2012) in the
workforces; leisure travellers with 10% increase in General Aviation (GA)
mining resource sector throughout
destinations; connect supply chains movements at Brisbane Airport to cater
Queensland and approximately
with markets, and provide employment for FIFO traffic (Airbiz and Tourism
8,000 FTE are considered FIFO
opportunities across a range of Futures International 2013).
70 Brisbane Airport CorporationQueensland’s Tourism Sector The influence of population, tourism and Also key to the success of Brisbane’s
mining growth on aviation at Brisbane economy is engaging with Asia, with
The tourism industry is a key driver
Airport cannot be overestimated. The a particular focus on the resource
of economic activity in Queensland.
expected increase in population as well sector. The connections offered with
Tourism contributed $22 billion to the
as economic, employment and tourism Asia, coupled with being the largest
Queensland economy and accounted
growth will continue to boost air travel. Queensland hub airport for intrastate
for 7.8% of Queensland’s GSP in
To meet this demand, it is vital Brisbane flights, provides a strong opportunity for
2011/12. In addition, Queensland
Airport continues to grow and operate Brisbane Airport to provide this transport
attracted more than two million
in order to support the local, state and link for Brisbane. This allows direct
international visitors in the year ending
national economies. connections with Asia and caters for the
June 2013.
FIFO workforce to transit to and from
Given the contribution tourism has CONTRIBUTING TO remote areas across Queensland.
made to the Queensland economy, in BRISBANE’S ECONOMIC
2013 the Queensland Government set DEVELOPMENT FREIGHT – HIGH VALUE
a vision for Queensland to be the lead The 2013 Brisbane City Plan, prepared by AND TIME CRITICAL
tourism destination in Australia and to Brisbane City Council (BCC), highlights Brisbane Airport is the primary aviation
double overnight visitor expenditure in three key areas for employment growth gateway for Queensland, northern
Queensland by 2020. over the next 20 years within the
Australia and northern New South
Brisbane area – the CBD, the Australia
Brisbane Airport acts as a gateway Wales in delivering air freight cargo.
TradeCoast and the South Western
to Queensland, particularly for Brisbane Airport accounts for 12% of
Brisbane Industrial Gateway.
international visitors and acts as a Australia’s international air freight with
hub airport for intrastate flights. Not The Australia TradeCoast precinct – the majority of freight carried in the
only is there a direct economic impact the area of Brisbane bounded by cargo hold of passenger aircraft.
of Brisbane Airport, but also there is and including Brisbane Airport and
the Port of Brisbane – is the second Brisbane Airport plays a critical role
an impact from facilitated tourism.
fastest growing employment hub in the for mail freight, package delivery and
Facilitated tourism contributes to the
region, only exceeded by Brisbane’s sensitive exports, particularly fresh
Brisbane, Queensland and Australian
CBD. Brisbane Airport is positioned to goods that require cold storage such
economies. Figure 6.1 highlights the
contribute to the growth in employment as cut flowers and perishable goods.
contributions Brisbane Airport will
in the Australia TradeCoast precinct as The airport’s ability to process freight
make to facilitated tourism during the
a direct result of both aeronautical and 24/7 plays an essential role in facilitating
planning period of this Master Plan.
commercial expansion. timely delivery of these goods.
FIGURE 6.1: BRISBANE AIRPORT’S ECONOMIC CONTRIBUTION VIA FACILITATED TOURISM
8,000
Gross Value Add $ Billions
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
2012/13 2023/24 2028/29 2033/34
Rest of Australia 628 1,053 1,299 1,580
Rest of Queensland 316 530 653 794
South East Queensland 2,132 3,541 4,334 5,210
South East Queensland Rest of Queensland Rest of Australia
Source: DAE, 2013
Brisbane Airport 2014 Master Plan 716 ECONOMIC
Over the past five years, Brisbane If restrictions were placed on operating
Airport has consolidated its place hours through a curfew being applied
alongside Sydney and Melbourne at Brisbane Airport, it would impact
airports in international freight negatively on international and domestic
processing for Australia. Brisbane flights, tourism, the Queensland and
Airport has maintained its Australian economies, jobs, businesses,
proportionate share and a long-term air freight and the community. CURFEW FREE
goal will be to increase the freight and
DAE assessed the economic impact Tourism, economic and jobs
logistics business through Brisbane
across the Queensland and Australian growth are benefits of a
Airport through attracting a dedicated
economies and suggested the curfew-free
international freight operation.
following impacts would occur over Brisbane Airport.
Table 6.4 outlines the distribution of the next 20 years:
aviation imports and exports across
» Lost value added would total
the major Australian airports.
$1.7 billion for SEQ and $1.95 billion
The Queensland Transport and
Freight forecasts to 2034 are outlined in across Australia
Logistics Council indicates that air
Chapter 5.1 Aviation Growth Forecasts.
» Loss of employment would also transport is a major component
occur and in 20 years, it has been of the express freight and courier
PLANNING FOR 24 HOUR
estimated that 5,800 FTE jobs markets. Domestic air freight services
OPERATIONS
would be lost in SEQ alone and up utilise both freighter aircraft (that
Brisbane Airport’s 24-hour operations to 6,800 nationally mostly operate between 11pm and
are vital to the growth of Brisbane 6am) and cargo capacity on most
» Cumulative cost to the Australian
and Queensland. A curfew-free capital passenger aircraft.
economy is estimated at
city airport is a powerful attraction
$13.6 billion over the next 20 years Air transit offers fast transit times
for many businesses looking to
if all night time operations were lost. and reliable delivery, making it
invest in Queensland. In addition,
particularly suited to urgent shipments
24/7 operations give the airport the Brisbane Airport is Queensland’s most
such as medical equipment,
flexibility to maintain services and critical transport hub and a significant
newspapers and vital spare parts.
attract additional flights, services component of the national transport
It also offers advantages for
and investment. network. The airport’s 24-hour status
transporting commodities such as
enables Brisbane to act as a gateway
With curfew-free operations, Brisbane cut flowers, livestock, foodstuffs
for the transport of fresh produce
Airport has the ability to facilitate and pharmaceuticals.
to overseas destinations, particularly
216,000 international passenger
Asia, as well as domestic freight A curfew could have a significant
movements each year during the night
travelling north, south and west. This negative effect on air freight
period as well as 112,000 domestic
significantly benefits local Queensland companies that have dedicated
passengers during the same period.
producers and farmers, allowing freighter services, as well as
them to transport perishable freight Queensland farmers and producers
overnight, avoiding potential air traffic dependent on overnight deliveries.
delays and maintaining flexibility in
reaching international destinations at
suitable times.
TABLE 6.4: FREIGHT PROCESSING AT THE MAJOR AUSTRALIAN AIRPORTS IN 2012 (TONNES)
Sydney Melbourne Brisbane Perth Adelaide Other1 Total
Imports 292,830 127,904 55,867 47,152 10,310 7,142 541,205
Exports 125,413 110,192 47,224 32,274 9,017 4,780 328,900
Total 418,242 238,096 103,091 79,426 19,327 11,923 870,105
% of total 48% 27% 12% 9% 2% 1%
1 Other includes Cairns, Darwin, Gold Coast, Norfolk Island, Port Hedland, Sunshine Coast and Townsville airports.
Source: BITRE Statistical Report – International Airline Activity 2012, 2013
72 Brisbane Airport CorporationNew commercial office building at Brisbane Airport Aviation facilitates rapid transfer of
these patients to Brisbane and at
times this speed of transfer can be
life-saving for patients.
6.2 Land Use
And Precinct
Development
Brisbane Airport is a major
infrastructure facility servicing
Brisbane and SEQ and represents
an essential economic driver for
Queensland’s economy.
BAC is one of the largest commercial
landholders in Queensland and its
approach to land use planning over the
next 20 years and beyond will increase
Brisbane Airport’s contribution to the
performance of both the state and
regional economies.
Brisbane Airport’s land use strategy
responds to market demand with a
mix of business, retail, industry and
tourism activities that complement and
support the airport’s existing activities
and anticipated aeronautical growth.
BAC’s vision for land use and precinct
SOCIAL CONTRIBUTION OF continued growth in the range of development is to create integrated
BRISBANE AIRPORT destinations serviced by direct flights development clusters that capitalise
out of Brisbane Airport, this capability on airport assets. This vision seeks
The key social benefits of Brisbane to achieve best practice built form,
will continue to increase.
Airport arise primarily from time landscape and open space design,
savings and convenience, as well as Brisbane Airport makes visits to with increased use of public transport,
employment opportunities. For those residents from interstate or overseas improved access and connectivity.
locals who are travelling, either for friends and family easier. The
business or leisure purposes, the multicultural population of Brisbane The Master Plan sets out five airport
presence of a local airport substantially means a relatively large share of local precincts and nine sub-precincts
lowers travel times through avoiding residents has relatives overseas, within a sustainable land use
long-distance land travel. For leisure meaning that the number of individuals planning framework.
travellers there is the added benefit who stand to benefit from this is high. These precincts and sub-precincts are:
of greater choice of destination from
Brisbane Airport is also an important » Airport Central (Skygate)
air travel.
component of medical care for those in
Operating in a city with a major airport regional Australia. Regional hospitals in » Airport Central (Moreton Drive West)
presents businesses with trading Queensland are often not equipped to » Airport Central (Airport Drive West)
opportunities. The relative ease of manage certain types of emergencies or
procedures, meaning that patients from » Airport Central (International T1)
travel into and out of Brisbane enables
business dealings with organisations remote areas of the state need to travel » Airport Central (Domestic T2)
based interstate and abroad and with to Brisbane for specialised treatment.
Brisbane Airport 2014 Master Plan 736 ECONOMIC
» Airport West (Central Parking Area) 1 2
» Airport North (Airport North)
» Airport South (Export Park)
» Airport South (Da Vinci)
» Airport South (Airport Industrial Park)
» Airport East (Airport East).
In addition, a separate conservation
area known as the Biodiversity
Zone, accounts for Brisbane » Provide market led development 1 Around 1,000 hectares of Brisbane
Airport is available for aviation and
Airport’s protection of high value which will provide a suitable return non-aviation development.
environmental lands. 2 Work on Brisbane Airport's New Parallel
» Assist in delivering on the
Runway commenced in August 2012.
Delivery of the land use strategy BAC vision.
for Brisbane Airport will occur in
Since 2009, BAC and its industry
accordance with the development major upgrades of roads including
partners have completed a range of
objectives of the Master Plan BAC’s Moreton Drive, and the Gateway
developments as set out in Chapter 3,
described in Chapter 5. Particular Motorway and Airportlink delivered
Figure 3.1 of this Master Plan.
priorities are to ensure that Brisbane by the Queensland Department of
Airport will: This Master Plan builds on this Transport and Main Roads (TMR)
successful record of commercial growth have made quantum improvements to
» Contribute to regional economic
and expansion with a land use strategy accessibility. BAC’s Ground Transport
wealth and employment generation
for future precinct development, as Plan (refer Chapter 12) includes an
» Ensure selective, profitable and outlined in this chapter. integrated set of short, medium and
timely aviation and commercial long-term projects to progressively
development REGIONAL CONTEXT further enhance access to and
connectivity within Brisbane Airport.
» Ensure the timely delivery of new Brisbane Airport has outstanding
and improved airport capacity and unique attributes that favour
LAND USE STRATEGY
its continued commercial growth.
» Minimise adverse environmental
With 2,700 hectares of land, it is This section outlines BAC’s intended
impacts
one of Australia’s largest airports on-airport land uses and zonings. It
» Achieve an appropriate balance by area. Importantly, it has the also shows how the intended on-
between the built environment and largest buffer zone of any capital airport land uses and zonings relate
biodiversity values city airport in Australia, which to the adjoining off-airport land uses.
separates airport operations from This follows closely the intent of
» Maximise airport accessibility
surrounding communities. Chapter 4 Legislative Environment,
and connectivity.
which describes how the Airports Act
Brisbane Airport is located in the
AIRPORT LANDSIDE 1996 (Airports Act) and associated
Australia TradeCoast precinct, which
DEVELOPMENT SINCE 2009 regulations require BAC to address
is a recognised trade and industry
the extent, if any, of consistency with
The 2009 Master Plan addressed hub centred on the airport and
relevant state and local government
the following objectives for future port facilities.
planning schemes.
business and industry development of Over 420 aviation-related, commercial
the airport: Throughout this section, intended
and retail businesses are located in
land uses are described using zoning
» Optimise airport operations and a number of commercial precincts
terminology for landside areas that
accessibility to the various precincts across the airport’s site. Together these
is consistent with the Brisbane City
by airport users businesses employ around 21,000 people,
Plan terminology and the relevant
with this number expected to grow to
» Encourage business, industry and state government planning land use
over 50,000 by 2034.
support facilities to cluster within terminology. For example, the ‘major
individual precinct locations Accessibility is central to the success centre’ concept used in the Brisbane
of landside development at Brisbane City Plan is also applied in describing
Airport and the recently completed Brisbane Airport land uses.
74 Brisbane Airport Corporation6.3 The Five- Year » Diversity – offering opportunities » Value Add – investing in high quality
simultaneously to sub-markets public realm and place setting
Property which will stimulate the pace and parameters to achieve high quality
Development volume of developments whilst design outcomes.
Strategy adding to shareholder value
As a 50-year development vision, the
» Sustainability – providing a strategy identified the staging and
coherent framework of sustainable business growth potential across the
In 2012 BAC embarked on a review infrastructure and environment available 1,000 hectares of non-airside
of its property development initiatives that will attract and developable area.
strategy that created a broader businesses seeking a reputation
appreciation of Brisbane Airport Where We Are in 2014
of encouraging responsible
as an attractive unique property development practices In 2014, there are 33 BAC owned
investment opportunity and as the buildings (10 commercial, 18 industrial,
preferred address for a diverse range » Consolidation – creating critical
two retail and three specialised
of businesses. mass through consolidated and
buildings) spread across 46 hectares
concentrated development
The strategy encompassed key of landside-developed areas, excluding
opportunities
themes of: terminal areas that account for
approximately 45 hectares. There
is 114 hectares of ground-leased
land with a further 521 hectares of
TABLE 6.5: PROPERTY DEVELOPMENT STRATEGY PRECINCT INTENT
vacant land.
Precinct In the 2009 Master Plan, the
Name Intent 2,700 hectares of site identified
nine distinct precincts and land
Airport Central » Concentrated activity with high quality and urban public realm use zones commensurate with the
» Energetic precinct for events and 24 hour gateway activities that complement and
support airport development.
» Created as the airport spine, it attracts naturally ventilated
and quality subtropical public realm. The Property Development Strategy
identified opportunities to consolidate
Airport East » Maximises airside connection potential for industrial and and concentrate activities to five
business activities massed precincts as per Table 6.5 and
represented as Figure 6.2.
» A precinct which can respond to changing market demands
and industry requirements. Recognising the extensive land area
of the precincts and the variation of
Airport South » Efficient and flexible land options which have good uses proposed across those areas,
transport connections sub-precincts provide an area address
for development intent and marketing
» Provisions for high quality built form which is scaled and opportunities. The sub-precinct
proportioned to interface with street and landscape settings. naming conventions adopted for the
Master Plan are:
Airport North » Logistics hub for airside industrial developments
and businesses » Airport Central – Skygate, Moreton
Drive West, Airport Drive West,
» Large footprint sites protective of airside operations. International T1 and Domestic T2
Airport West » Integrated with Central Parking Area (CPA) and direct » Airport East – Airport East
connection to the terminals through mass transit options » Airport South – Export Park,
» Provides a link to recreation and tourism uses with walking Da Vinci, Airport Industrial Park
and cycle trails through ecological areas linking to Moreton » Airport North – Airport North
Bay and Kedron Brook.
» Airport West – CPA.
Brisbane Airport 2014 Master Plan 756 ECONOMIC FIGURE 6.2: FIVE-YEAR PROPERTY DEVELOPMENT PLAN 76 Brisbane Airport Corporation
The Property Development There may also be developments that An Integrated and
Strategy 2014 – 2019 occur not driven directly by market Flexible Approach
demand. Rather, BAC may construct
Over the period 2014 to 2019, BAC Planning for the development of
a speculative building and offer it
proposes to deliver a property Brisbane Airport is a continuous
to market.
development plan capturing process that seeks to integrate
opportunities as they arise to Table 6.6 is an overview of the activities both on and off airport and
service the airport with an array of proposed five-year property provide flexibility to respond to market
developments consistent with the development plan, presenting the opportunities and to community and
zoning of special purpose airport, precinct target, the applicable zoning, business expectations.
mixed use, major centre, industry, the intended use and the estimated
The Master Plan’s development
and conservation. gross floor area (GFA).
objectives ensure that BAC retains
As market conditions will dictate how Other aspects considered in the 2014 the flexibility to manage, balance and
property development responds, BAC Master Plan and influenced by the respond to future market changes
will focus on developments that reflect Property Development Strategy and the needs of the airport and its
the state of the market at the time and 2014 – 2019 include Chapter 6.3 – shareholders, while also achieving its
those which address the intent of the Utilities, Chapter 6.4 – Drainage and sustainability goals.
development strategy. Chapter 12 – Ground Transport Plan.
TABLE 6.6: PROPOSED FIVE-YEAR PROPERTY DEVELOPMENT PLAN
Estimated
Estimated Additional
Precinct Zoning* Intended Uses* GFA (m2) Employment
Airport South (Airport Mixed Use Office, animal keeping, warehouse 111,800 1,120
Industrial park)
Airport South (Da Vinci) Mixed Use Office, warehouse, aircraft maintenance 30,960 300
facility, aviation education facility, car park
Airport South Mixed Use, Office, warehouse, telecommunications, 105,760 1,040
(Export Park) Industry food and beverage outlet, car park
Airport East Industry Office, aircraft maintenance facility, 7,300 100
car park
Airport Central (Skygate) Major Centre Public administration building, office, 63,750 2,000
shop, car park, event entertainment
facility, wholesale supplies, food and
beverage outlet, public transport facility
Airport Central Mixed Use, Service station, shop, showroom 13,780 350
(Airport Drive West) Special Purpose
Airport
Airport Central Special Purpose Hotel and motel, office, public 29,300 700
(Domestic T2) Airport administration building
Airport Central Special Purpose Public administration building, office, 2,570 90
(International T1) Airport, Mixed aviation support facility, car park
Use
Airport West (CPA) Mixed Use Car park, utility installation 300 35
Airport North Special Purpose Aviation activity, aviation support facility 5,080 100
Airport
Airport Central Mixed Use Nil Nil
(Moreton Drive West)
* Zoning and intended uses will be in accordance with those activities listed in the land use chapter. Whilst every attempt has been made to confirm the intended uses of development, market
conditions will dictate if developments as listed in the table above meet the requirements of the development strategy.
Brisbane Airport 2014 Master Plan 776 ECONOMIC
This flexibility is similar to that promoted Pre-Existing Interests in The five land use zones are:
by the Queensland Government’s Airport Land
» Special Purpose Airport (refer page 82)
recent planning reforms and associated
When BAC became the airport-lessee
new planning regulations, where » Mixed Use (refer page 83)
company for Brisbane Airport in July
performance-based planning and merit-
1997, it assumed certain pre-existing » Major Centre (refer page 84)
based proposals ensure that ‘best fit’
lessor obligations under various leases.
land uses and developments are not » Industry (refer page 85)
BAC also became the head-lessee under
excluded, or overlooked. » Conservation (refer page 86).
the airport lease subject to a number
Accordingly, the intended land uses of other interests in the airport land The airport precincts and allocated land
within each zoning are not an exclusive (such as easements). Some of those use zonings are listed in Table 6.7.
list of the type of activities that may contractual and other pre-existing rights
be permitted for that zoning. Proposed remain in existence although many A long-term, integrated approach has
land uses which are not specified in a have since expired. In any proposal been adopted in specifying a range of
particular airport precinct and/or land for future development of the airport, land uses for Brisbane Airport.
use zoning may be permitted on a case BAC will act consistently with any such The zonings and their intended land
by case basis, following a performance- obligations or interests, which exist at uses adopt a realistic approach to
based planning assessment, which the relevant time. existing and future use of airport land,
also ensures the appropriate level of and promote a mix of compatible
Land Use Zones and
compliance with airport development uses in locations that accommodate
Related Developments
approval requirements. the expected growth and enhance
For the purpose of this Master Plan,
For a development activity not included site development opportunities
BAC has established five land use
in the list, BAC will assess whether the and outcomes. The land use zonings
zonings (Figure 6.4) and accompanying
proposed land use is compatible with have the following advantages:
land use tables to reflect intended uses
the intended land uses listed for the » The concentration of activity in
within the airport site.
associated zoning, the overall outcomes the Skygate sub-precinct at the
desired for the relevant precinct and entrance to the Brisbane Airport is
sub-precinct (where appropriate) and zoned as a major centre, reflecting
the development objectives of the its existing uses and potential for
Master Plan. expansion of major commercial and
Furthermore, BAC will continue to service facilities
consider the amenity of surrounding
areas in the planning, design and TABLE 6.7: PRECINCTS AND LAND USE ZONINGS
development of infrastructure and sites. Precincts Sub-Precincts BAC Land Use Zonings
Interim Uses Airport Central Skygate » Major Centre
BAC will allow for interim use within Airport Central Moreton Drive West » Mixed Use
any precinct on-airport, including Airport Central Airport Drive West » Mixed Use
undeveloped areas of Airport Central » Special Purpose Airport
International T1 and DomesticT2,
Airport Central International T1 » Special Purpose Airport
Skygate, and Airport East.
» Mixed use
BAC will restrict interim uses to Airport Central Domestic T2 » Special Purpose Airport
short-term periods or leases, where
Airport West Central Parking Area » Mixed Use
applicable, with the option of extending
the period only if the aeronautical or Airport North Airport North » Special Purpose Airport
other intended long-term land use of the Airport South Export Park » Mixed Use
area is not immediately required. Interim » Industry
uses will focus on activities requiring Airport South Da Vinci » Mixed Use
minimal infrastructure support
Airport South Airport Industrial Park » Mixed Use
and/or where buildings will be of a
» Industry
low key demountable or transportable
design. Uses listed as suitable in any Airport East Airport East » Industry
of the Master Plan zones may be Conservation area » Conservation
considered as possible interim uses.
78 Brisbane Airport Corporation» Land adjoining the major roads » Facilities compatible with the ZONINGS
leading to the Domestic T2 and land use zoning generally will be
Zoning of Land to Which This
International T1 is zoned for mixed developed in accordance with
Master Plan Applies
uses and high profile airport related Brisbane Airport’s development
activity, taking advantage of the control guidelines to balance built The following zoning provisions should
high public exposure and sub- form and landscaping, provide for be read in conjunction with the land
tropical landscape setting suitable setbacks and adequate use zonings presented in Figure 6.4.
buffers, protect urban landscape Where there are inconsistencies
» Land with convenient transport
values and enhance public open between current land use on Brisbane
access, in close proximity to
space networks. Airport and the Master Plan as
aircraft aprons, and/or with higher
represented by the land use zonings in
aircraft noise exposure is zoned for The relationship between the Brisbane
Figure 6.4, the current land uses may
industrial land uses Airport land use zonings and the
continue and development of those
surrounding Brisbane City Plan zoning
» Land close to the nearby Pinkenba sites for their current purpose shall be
is presented in Figure 6.3. This figure
residential area is separated by a regarded as an additional permissible
illustrates how the intended on-airport
nature conservation buffer, including form of development.
land uses harmonise with land use
BAC’s Conservation Area zoned for
intent for the area under the planning
conservation purposes, to enhance
control of BCC.
residential amenity outcomes
Brisbane Airport’s land use zonings
are presented in the following section,
along with a zoning statement, zoning
outcome and intended uses.
FIGURE 6.3: BRISBANE AIRPORT AND SURROUNDS LAND USE ZONES
Brisbane Airport 2014 Master Plan 796 ECONOMIC FIGURE 6.4: LAND USE ZONES ON BRISBANE AIRPORT 80 Brisbane Airport Corporation
Definitions Zoning Purpose and Outcomes Development to facilitate the provision
of goods and services to meet the
The dictionary, contained in Before BAC grants consent for any
quality and standards that domestic
Chapter 14, defines terminology for intended land use, it must have regard
and international travellers expect from
the purposes of this Master Plan. In to the purpose outcomes of the
a world-class transport hub are also
relation to landside (non-aeronautical relevant zoning, the overall outcome for
intended in this zoning.
areas) this aligns closely with the land the precinct or sub-precinct and the
use classifications used in BCC’s City Master Plan’s development objectives. This zoning also caters for activities
Plan, which responds to the state centred on express freight, aviation
Special Purpose Airport
government planning provisions. and avionics support, catering, food
Accordingly, definitions for the land This zoning (olive in Figure 6.4) applies processing and aircraft service support
uses adopted for this Master Plan are to the following airport precincts and for all runways including the NPR.
generally consistent with the local and sub-precincts: In addition, development of aviation
state government definitions. support facilities to maximise efficiency
» Airport Central (Airport Drive West)
of airport operations is intended within
However, in some instances, definitions
» Airport Central (International T1) this zoning, including any development
have been altered, or a new one
» Airport Central (Domestic T2) that is incidental or ancillary to
prepared, to adequately reflect the
those facilities.
unique requirements of Brisbane » Airport North (Airport North).
Airport and specialisation related to Within the Special Purpose Airport
aeronautical drivers. The Special Purpose Airport zoning zoning, the intended uses include
applies to the terminal buildings and those listed in Table 6.8.
areas for future terminal expansion.
Fauna protection in Brisbane Airport's Biodiversity Zone
Brisbane Airport 2014 Master Plan 816 ECONOMIC
TABLE 6.8: SPECIAL PURPOSE AIRPORT
Purpose
The Special Purpose Airport zone provides for airport uses together with any anticipated, compatible and necessary
complementary uses.
Outcomes
1. Development contributes to the function of the Brisbane 5. Development is supported by complementary uses of
Airport aeronautical facilities and its associated uses in an an appropriate scale and purpose to directly serve the
integrated and co-located manner to maximise efficiency of employees and activities of the zone.
the use of land and the airport infrastructure. 6. Development achieves a high standard of environmental
2. Development provides for any of the following: performance by incorporating principles of innovative,
» Housing, servicing, maintenance and repair of aircraft sustainable and efficient design, construction and operation,
to encourage water conservation and responsiveness to
» Landing and departure of aircraft climate.
» Assembly and dispersal of passengers and goods on or 7. Development maximises road, rail, public transport and
transport connections and accessibility to ensure efficient
from aircraft
and safe movement of people, goods and freight, and
» Ancillary activities serving the needs of workers, accessibility for visitors, passengers and employees.
passengers and visitors to an airport, such as shopping, 8. Development contributes to the role of Brisbane Airport in
food and drink outlets and tourism services facilitating trade and employment growth.
» Associated training, education and aviation facilities. 9. Development is designed, constructed and operated to
maintain the safety and security of people and property.
3. Development is appropriately sited and located, and building
10. Enables interim uses within the zone prior to land being
and landscape design are of a scale, height and bulk that are
needed for aviation activities.
compatible with the function of Brisbane Airport.
4. Development creates a variety of building forms, materials
and façade treatments.
Intended Uses
» aircraft maintenance facility » hotel and motel » research station or centre
» amusement parlour » indoor sport and recreation » runway
» aviation activity » landing » shop
» aviation support facility » liquid fuel depot and » short-term accommodation
» car park distribution facility » signage
» distribution centre » navigational aids » taxiway
» emergency services » office » telecommunications/information
» entertainment facility » operational airspace and call centre
» erosion control and protection » park » temporary structure
» food and beverage outlet » parking space » tourist information centre
» freight handling facility » place of worship » tourist shop
» function facility » public administration building » transfer corridor
» general aviation » public meeting place » transport depot
» health care services » public safety area » utility installation
» helipad » public transport facility » warehouse
» heliport » recreation and sport facility » works depot
» research and technology industry
82 Brisbane Airport CorporationMixed Use » Airport Central (Airport Drive West) commercial and business activities.
This zoning (orange in Figure 6.4) is » Airport West (Central Parking Area) Within this zoning, on-airport ancillary
dedicated to mixed use development land uses include retail, commercial,
» Airport South (Export Park)
clustered into commercial nodes to leisure, entertainment, recreation and
» Airport South (Da Vinci) service industry activities to support
provide employment opportunities in
highly accessible locations. Airport » Airport South (Airport the local workforce and contribute to
precincts and sub-precincts with this Industrial Park). the mixed-use activities.
zoning are: The Mixed Use zoning includes broad, Within the Mixed Use zoning, the
» Airport Central (Moreton compatible and flexible land uses intended uses include those listed in
Drive West) which will support a range of industry, Table 6.9.
TABLE 6.9: MIXED USE
Purpose
The Mixed Use zone provides for a diverse mixture of development including business, retail, tourist accommodation and associated
services, service industry and low impact industrial uses.
Outcomes
1. Provide for a diverse mix of uses tailored to the role and 6. Ensure a high quality commercial environment with an intensity
function of Brisbane Airport and its surrounding area and to and form of development that is tailored to the location.
enable a level of economic and social activity to serve the 7. Provide for development that capitalises on proximity
intended mix of visitors, workers and residents. to Australia TradeCoast and Brisbane Airport
2. Provide premises to accommodate firms seeking to combine commercial environment.
their corporate office and manufacturing and distribution 8. Development of buildings is of a height, bulk, scale and form
industry functions. tailored to its specific location and to the characteristics of
3. Provide for a mix of industrial activities, commercial the site.
enterprises and workshops, facilitated and supported by office 9. Development provides a built form that creates a consistent
activities set in a business park environment. and cohesive streetscape and aligns with pedestrian
4. Development provides for a wide range of industry connections and shelter.
and business uses, including clean low impact industry, 10. Development provides consistent and cohesive landscape and
research and technology facilities, knowledge creation and streetscape treatments.
entrepreneurial activities and service industries that are more
11. Development is sensitively designed and operated to avoid or
compatible with urban areas.
mitigate any potential adverse impact on an adjoining use.
5. Development results in a use that activates the Mixed Use
12. Enables interim uses within the zone prior to land being
zone at different times of the day and week to create a vital
needed for development activities.
and vibrant environment.
Intended Uses
» animal keeping » health care services » shop
» industry » hotel and motel » signage
» aircraft maintenance facility » indoor sport and recreation » short-term accommodation
» aviation education facility » industrial retail outlet » storage premises
» bulky goods facility » major sport, recreation and » showroom
» car park entertainment facility » telecommunications/information and
» campus accommodation » nightclub entertainment facility call centre
» distribution centre » office » temporary structure
» education establishment » operational airspace » tourist information centre
» emergency services » outdoor sales » tourist shop
» entertainment facility » park » transfer corridor
» erosion control and protection » parking space » transport depot
» event entertainment facility » public administration building » utility installation
» food and beverage outlet » public transport facility » veterinary services
» freight handling facility » recreation and sport facility » warehouse
» function facility » research and technology industry » wholesale supplies
» general aviation » research station or centre » works depot
» service station
Note: Intended use definitions to exclude precincts as follows –
» Major sport, recreation and entertainment facility (excludes Airport South)
» Event entertainment facility (excludes Airport South). Brisbane Airport 2014 Master Plan 836 ECONOMIC
Major Centre leisure community, which is located off outlets, cafes and dining facilities.
the Airport Drive airport entrance. Within the Major Centre zoning, the
This zoning (blue in Figure 6.4) applies to
the Airport Central (Skygate) precinct. Skygate is the local business, retail and intended uses include those listed
tourism hub for Brisbane Airport with in Table 6.10.
Skygate is developing into a fully
uses including commercial offices, hotels,
integrated airport business, retail and
retail, visitor centres, child care, tourism
TABLE 6.10: MAJOR CENTRE
Purpose
The Major Centre zone provides for a diverse use mix that includes concentrations of higher order retail, commercial, offices, tourist
accommodation, administrative and health services, community, cultural and entertainment facilities and other uses capable of
servicing Brisbane Airport and the surrounding local areas.
Outcomes
1. Provides for the mix and intensity of uses and level of 6. Development provides public spaces and landscaping
economic and social activity that supports the role of the that soften the dominance of buildings, provide breathing
Skygate centre as the activity core for Brisbane Airport and space and encourage outdoor activity integrated with
its environs to operate as a complete subregional catchment. the surrounding area and enable fine-grained pedestrian
2. Development creates a highly diverse range of centre connectivity through the centre.
activities, comprising commercial, retail, government, service, 7. Development for building addresses and interfaces with the
community and cultural activities, which together with street and other adjoining public spaces including via active
appropriately located and operating entertainment functions uses at ground level to ensure highly active streets and to
such as restaurants, hotels and other leisure facilities, create a provide surveillance of the public domain.
24/7 activity centre. 8. Development occurs in an integrated and coordinated manner
3. Development provides for high order retail activities and both within the site and in relation to surrounding land uses.
commercial activities that create a focus point for subregional 9. Development is sensitively designed and operated to avoid or
employment and district or branch government functions mitigate any potential adverse impacts on an adjoining use.
including health, education and cultural services.
10. Enables interim uses within the zone which can include special
4. Development is of a height, bulk, scale and form that are events, prior to land being needed for development activities.
tailored to its specific location and to the characteristics of
the site and the centre.
5. Development capitalises on the centre’s proximity to suburban
or inter-urban public transport networks.
Intended Uses
» amusement parlor » hotel or motel » research and technology industry
» bulk landscape supplies » indoor sport and recreation » shop
» bulky goods facility » major sport, recreation and » shopping centre
» car park entertainment facility » short-term accommodation
» child care centre » nightclub entertainment facility » showroom
» club » office » signage
» ecotourism facility » operational airspace » telecommunications/information and
» education establishment » outdoor sales call centre
» emergency services » park » temporary structure
» entertainment facility » parking space » transport depot
» erosion control and protection » place or worship » tourist information centre
» event entertainment facility » produce market » tourist shop
» food and beverage outlet » produce store » utility installation
» function facility » public administration building » wholesale nursery
» garden centre » public meeting place » wholesale supplies
» hardware and trade supplies » public transport facility » works depot
» health care services » recreation and sport facility
84 Brisbane Airport CorporationIndustry from industrial land uses. Retail, BAC recognises drainage requirements
commercial and office activities are may impose additional constraints on
This zoning (purple in Figure 6.4)
also intended which support the local development at Airport Industrial Park.
caters for industry uses.
industrial activities. BAC will ensure no material impacts to
Airport precincts and sub-precincts off-airport drainage or flooding from
The Industry zoning features
with this zoning are: developments in Airport Industrial Park
a wide range of industries and
or Airport East. When considering
» Airport South (Export Park) complementary activities. The uses
proposed land uses in this zone, BAC is
that can be accommodated include
» Airport South (Airport Industrial cognisant of BCC planning intentions
most service and traditional industrial
Park) for adjoining off-airport areas, and
uses. Some ‘noxious or offensive’
hence has adopted intended uses that
» Airport East (Airport East). industrial applications may also be
can co-exist with the future plans of
accommodated depending on the
Land uses within this area are industry Myrtletown and Pinkenba.
merits of the proposal, the nature of
and warehousing with carefully
surrounding development and impacts Within the Industry zoning, the
managed environmental impacts. The
of the use on air and water quality, intended uses include those listed in
location of this zoning is intended to
noise abatement, danger from fire and Table 6.11.
include buffers to help protect any
explosion or any other relevant matter.
existing residential neighbourhoods
TABLE 6.11: INDUSTRY
Purpose
The Industry zone provides for a wide range of industrial uses and may include non-industrial and business uses that complement
industrial activities or where appropriate provide a suitable buffer to adjoining uses.
Outcomes
1. Facilitate and maintain the long-term viability of industrial uses by encouraging a broad range of industry and support activities.
2. Development for an industrial use is located, designed and managed to maintain safety to people, avoid significant adverse effects
on the natural environment and minimise impacts on adjacent non-industrial land.
3. Development provides a built form, massing and setback that contribute to a high standard of visual scale.
4. Development responds to land constraints and mitigates any adverse impacts on environmental values.
5. Development in a flood prone area is limited to uses that prove no net worsening offsite in the event of a flood.
6. Enables interim or short-term uses, which can be established to align with the intended use.
Intended Uses
» aircraft maintenance facility » indoor sport and recreation » showroom
» bulky goods facility » industry » signage
» car park » liquid fuel depot and distribution facility » storage premises
» distribution centre » office » taxiway
» emergency services » operational airspace » transport depot
» erosion control and protection » outdoor sales » utility installation
» food and beverage outlet » pastoral activity » warehouse
» freight handling facility » park » wholesale supplies
» general aviation » parking space » works depot
» hardware and trade supplies » public transport facility
» horticulture activity » research station or centre
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