BOTANIC GARDENS / TANKS / CENTENARY LAKES masterplan report
investing in the future as…
a significant community facility, a unique visitor destination, a major scientific resource… an exciting place to visit.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
CONTENTS EXECUTIVE SUMMARY
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INTRODUCTION
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Scope of Commission Definitions Master Plan Report Acknowledgements Report Details
1.0.0 GENERAL ISSUES 1.1.0 Background Data and Influences 1.2.0 Site Development Context 1.3.0 Government Context 1.4.0 Academic Context 1.5.0 Corporate Context 1.6.0 Institutional Context 1.7.0 Community Context 1.8.0 Development Objectives
1.01 1.02 1.04 1.05 1.05 1.06 1.06 1.10
2.0.0 INFRASTRUCTURE AND LAND USE ANALYSIS 2.1.0 Location and Land Use 2.01 2.01 2.2.0 Planning Zones and Tenure 2.04 2.3.0 Adjoining Land Uses 2.04 2.4.0 Roads and Transport 2.05 2.5.0 Cycleways and Footpaths 2.06 2.6.0 Set-Down and Public Transport 2.06 2.7.0 Infrastructure Services 2.07 2.8.0 Stormwater Runoff Drainage 2.9.0 Existing Buildings and Structures 2.07
3.0.0 PHYSICAL CONDITIONS ANALYSIS 3.1.0 Physiography 3.01 3.01 3.2.0 Topography 3.02 3.3.0 Hydrology 3.03 3.4.0 Visual Context 3.03 3.5.0 Geology and Pedology 3.04 3.6.0 Aboriginal Heritage 3.04 3.7.0 Existing Vegetation 3.05 3.8.0 Fauna 3.06 3.9.0 Climate and Microclimate 4.0.0 MASTER PLANNING PROCESS 4.1.0 The Vision 4.2.0 Vehicle Access and Circulation 4.3.0 Pedestrian Access and Circulation 4.4.0 Development Components 4.5.0 Buildings and Structures 4.6.0 Infrastructure 4.7.0 Wayfinding and Signage 4.8.0 Water Management 4.9.0 Site Earthworks 4.10.0 Environmental Management 4.11.0 Landscape Maintenance and Management 4.12.0 Public Art Opportunities
5.0.0 ECONOMIC CONSIDERATIONS 5.1.0 Introduction 5.2.0 Current Visitor Patterns 5.3.0 Current Revenue Sources 5.4.0 Overview of the Current Situation 5.5.0 Masterplan Implications 5.6.0 Viability Assessment 5.7.0 Public Cost Benefit Analysis 5.8.0 Overall Analysis
4.01 4.04 4.06 4.07 4.13 4.14 4.16 4.17 4.17 4.18 4.19 4.19 5.01 5.01 5.03 5.04 5.05 5.07 5.08 5.09
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6.0.0 THE PLANT COLLECTION 6.1.0 Aims and Objectives 6.2.0 Components and Themes 6.3.0 Annex Sites 6.4.0 Components of the Collection 6.5.0 The Plant Collection Generally 6.6.0 Interpretation of the Collection 6.7.0 Herbarium
7.0.0 IMPLEMENTATION 7.1.0 7.2.0 7.3.0 7.4.0 7.5.0 7.6.0 7.7.0 7.8.0
Development Staging Cost Estimates Development Assistance Detail Planning and Design Development Management and Operation Botanic Gardens Relationships Other Issues for Consideration Operating Hours
6.01 6.01 6.02 6.02 6.02 6.05 6.06 7.01 7.02 7.03 7.04 7.04 7.06 7.06 7.06
8.0.0 REPORT APPENDICES
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9.0.0 MASTER PLANS
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10.0.0 REFERENCES
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EXECUTIVE SUMMARY STRATEGIC CONSIDERATIONS Cairns City Council has determined that the precinct of the city encompassing Flecker Botanic Gardens, Centenary Lakes and Tanks Art Centre incorporating Graft’n’Arts will be redeveloped as an integrated community facility to preserve, cultivate and enhance the environment, horticulture, artisitc and cultural lifestyles and experiences in the region.
CAIRNS REGION The region includes a range of diverse tropical coastal and hinterland environments, a rapidly developing urban structure with an increasing population, and a wealth of unbridled enthusiasm to participate, and vigour to accomplish and succeed in all available opportunities. The local region is acknowledged as possessing a rich bank of local and visiting artistic talent including traditional and contemporary visual and tactile presentations and performance. The species of the natural habitats represent a considerable wealth of plant material for horticultural display. The tropical climate also allows for display of a wide range of introduced species from throughout the world.
MASTERPLANNING PROCESS The masterplanning process for the Botanic Gardens / Arts Centre / Centenary Lakes precinct has responded to the briefing document, Steering Committee discussions, community concerns and expectations, the specific characteristics of the site and its environs, and the physical, functional, environmental and cultural relationships within the region. The resultant planning concept provides a firm basis on which to progressively redevelop a facility related to the display and interpretation of the world’s tropical flora, and the development of a community based art and culture ‘bank’.
The following are some of the more important aims of the planned development process: • to develop a quality, leading regional-level cultural and environmental precinct for cairns • to maintain the site as a passive activity facility as part of the city-wide open space and recreation network • to establish an invaluable community facility which enhances lifestyle and assists to establish a strong ‘sense of place’ • to integrate the functions and operations of the centres to establish a united complex for community benefit
PRINCIPAL FUNCTIONS OF THE PRECINCT The botanical attributes of the redevelopment are planned to complement, but not recreate, the botanic and ecological elements of existing natural environments, parks and open spaces of the region. It will identify, research and develop the environmental and commercial values of regional flora for use in conservation, rehabilitation and ornamental horticulture. It will display world tropical plants in attractive settings. Primarily, though, it will retain the inherently pleasant and attractive surroundings that encourage passive recreation and relaxation. Tanks Art Centre will be enhanced to play a strategic national role as a dynamic and unique contemporary cultural space which connects a rich regional practice to an international audience, while providing local audiences with unique and diverse cultural experiences. In addition to exhibition areas, workshop spaces and performance areas, the Tanks will offer an opportunity to interact with the ‘arts’ in an incredible natural setting. It will enable people of all ages to experience the arts by having a chance to be actively engaged in arts-making and performance as a participant as well as an opportunity to experience arts through the senses by viewing exhibitions, listening to concerts and performances and interacting with the ‘artspace’.
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ECONOMIC CONSIDERATIONS There is no doubt that given Cairns’ expected growth in population and visitor numbers, expenditure on the precinct is needed to cope with demand and community expectations. A broad assessment investigated the economic and financial implications if the expenditure set out in the masterplan is undertaken. This included assessment of the viability of associated commercial elements and likely revenue sources; and as a public facility, an overall benefit cost assessment. This community facility already ranks highly in Australian terms in attracting visitors from outside the region. General upgrading of the precinct is likely to result in a substantial lift in visitor numbers. Being a public amenity the precinct does not recoup costs from visitors. The indications are that at present, costs of the Botanic Gardens element of the precinct is about $2.50 per visitor i.e. local resident and visitors to Cairns. It can be argued that this expenditure adds to the attractiveness of Cairns as a destination and provides a benefit to others in the city in terms of incomes and jobs. On this line of reasoning, if the precinct lifted its visitation level by 50% the net present value of these benefits would be about $8.7m. The indications are that with the inclusion of these benefits and on the assumptions made above, the project has a positive benefit cost ratio.
IMPLEMENTATION The master plan has included the preparation of a broad scale estimate of capital costs, based on the planning and design data of this report. An indication of the capital costs relative to the suggested phaseby-phase development programme is in the order of $22million.
Allowances for un-costed items such as: project management and design, contingencies, and inflationary trends, may increase this by approximately 30%. Phases are nominated as identifiable separable portions of the site rather than designated as a year-by-year construction basis. Much of the planning is based on a requirement to have Graft’n’Arts incorporated into the site within a relatively short time period. Despite that however it is anticipated there will be time constraints in achieving the optimum planned solution. It will be necessary to develop detail action plans for the development of this complex site once specific budgets and time lines have been set. This is a fundamental and important part of the implementation process. An Action Plan will define the priorities for action and their recommended timing. An enduring Steering Committee with an associated advisory subcommittee should be established to strengthen the links between the combined facility and the academic, scientific, cultural, and general communities. The masterplan illustrates the design challenge of developing a viable community space for staff and visitor interaction and by developing the precinct for year-round all-weather use. This is the opportunity to develop the entire site through coordinated advancement of a sustainable and inclusive industry, to offer the city a cultural, environmental, and economic based tourism development within an exceptional horticultural precinct. Implementation of the strategic considerations and the provisions of the Master Plan will ensure the integrated Botanic Gardens / Tanks Art Centre / Centenary Lakes will become an internationally recognised open space cultural and recreation facility.
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INTRODUCTION SCOPE OF COMMISSION
MASTERPLAN REPORT
EDAW Gillespies, formerly as Landplan Landscape Architects, was commissioned by Cairns City Council in November 2003 to conduct a masterplanning study for the area in the northern suburbs of Cairns known as Flecker Botanic Gardens, Tanks Art Centre, and Centenary Lakes. The aim of the masterplan is to guide the redevelopment of the combined Botanic Gardens / Tanks Art Centre / Centenary Lakes.
This report document represents the culmination of the consultancy commission and records the progress and results of the study.
The commission was conducted under the Queensland State Government’s Regional Centres Program for local government projects that enhance the economic and social development of Queensland’s Regional Centres. The consultancy team comprised EDAW Gillespies as principal consultants, GHD Consulting Engineers, Fulton Trotter and Partners Architects, Victor G Feros Town Planning Consultants, and Cummings Economics. The intent of the commission was to produce a masterplan based on land use analysis and planning, to create a plan for an integrated community cultural facility, and with regard to previous documentation and design activities. The scope did not include detailed environmental, ecological nor horticultural analysis of the site and surrounds.
A number of sections are included within the report and the appendix. Section 1 describes the general issues related to the study, community and social influences, the context of the Site Precinct within the city and the region, background information, and the community consultation process. Sections 2 and 3 report on findings of the analysis process conducted into existing land use, existing infrastructure and the influence of the physical conditions of the study area, commenting on the current situation and particular issues to be addressed. Section 4 describes the masterplanning process and reports on each of the components proposed for development or redevelopment within the Site Precinct. Section 5 analyses visitation expectations and implications of the proposed development, and reports on component viability and cost benefit issues.
DEFINITIONS The study area considered by this commission comprises three associated but discreet tracts of land. For the purposes of this report the use of the term ‘Site Precinct’ refers to the overall study area of Flecker Botanic Gardens / Tanks Art Centre / Centenary Lakes. The use of the term ‘precinct’ refers to the individual areas of the site which require specific mention e.g. Botanic Gardens precinct or Tanks Art Centre precinct or Centenary Lakes precinct.
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Section 6 considers opportunities for the plant collection as a major component of the site as a Botanic Garden. Section 7 discusses implementation aspects of the master plan including costings referred to in Section 5, staging of the process, and management and operational requirements and recommendations.
Section 8, the Appendix, contains data gathered during the study process including analysis plans and infrastructure reports, traffic analysis reports, accommodation schedules, complete cost estimate spreadsheets, and master plans for the Site Precinct and individual precincts. Section 9 is a list of documents referred to by consultants during the course of the study.
ACKNOWLEDGEMENTS The consultants acknowledge the assistance provided by the Steering Committee, Councillors, and project officers and representatives from all Council departments. Also acknowledged are the many stakeholders who played any part, great and small, in the planning and design process, and who gave their time for the benefit of this community development project. Special thanks are conveyed to members of the community who participated in the consultation process, those who contributed to the community surveys, and those who offered valuable comments and critical review.
REPORT DETAILS Project Director: Nev Connell Project No: 04511621.01 Document Issue: February 2005 Graphics: Adobe Photoshop Report Document Production: Adobe Indesign Precinct Masterplans Production: Autocad 2004
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GENERAL ISSUES 1.1.0 BACKGROUND DATA AND INFLUENCES 1.1.1 Site History Flecker Botanic Gardens, Tanks Art Centre and Centenary Lakes have a long and significant history symbolically linked with the development of Cairns and the surrounding region, having been established as recreational, environmental, arts and cultural facilities for some time. The site is located just 4 km from the Cairns CBD, and connects the Mt Whitfield Conservation Park to its north and Cairns Central Swamp to its south, creating a tropical green corridor close to the heart of Cairns and an important asset for the entire Far North Queensland Region. The Flecker Botanic Gardens, renowned nationally and internationally for a comprehensive representation of flora of the Wet Tropics and Equatorial regions, is one of few tropical botanic gardens in the world. As the site is located on State-owned land, Cairns City Council as trustee is responsible for the management and maintenance of this tropical oasis in the heart of the city. The Flecker Botanic Gardens began in 1886 as a ‘Recreational Reserve’. Around 1888 Mr Eugene Fitzalan, a botanic collector, moved to Cairns from Bowen and arranged with the Cairns City Council to establish a small nursery near the present gardens site. He grew and sold native plants and orchids to local residents under an agreement that he opened his gardens to the public. The resulting ‘Fitzalan Gardens’ effectively established the location of the City’s present Botanic Gardens. In 1958 the North Queensland Naturalist Club, founded by Dr. Hugo Flecker, formed a Native Botanic Preservation Society to construct a Botanic Garden. In 1971 the Council officially named the gardens the ‘Flecker Botanic Gardens’ in honour of Dr. Hugo Flecker.
The Tanks are equally unique; five bulk oil tanks were originally constructed during World War II as part of the war effort. Three of the five tanks have since been redeveloped and are now used as a function and arts centre (the additional tanks remain in their original state, and to date are essentially unused). The Tanks provide visitors and locals with the opportunity to experience a unique historical site and an evolving range of arts and cultural activities. The Tanks were built in 1943 and 1944 by the Commonwealth Department of Allied Works, Council and The Civil Construction Corps. They were used to store diesel oil for refuelling ships defending Australia’s north during World War II. The Tanks were then used to store fuel for Royal Australian, British and American Navy Vessels until 1985. The Tanks were finally decommissioned and handed over by the Federal Government to Council as freehold land in 1987. Since that time the Tanks Precinct has been partially developed into an arts and cultural centre, with the three redeveloped Tanks known as 3, 4 and 5 currently housing locally curated and travelling exhibitions, musical and theatrical performances, themed functions including celebrations, conferences, dinners and award nights. Today these historic facilities and the surrounding cultural precinct offer a wide range of services to the community, including recreation opportunities, environmental education, volunteer programmes, employment, amphitheatre, gallery, art studios and venues for hire, market days and festivals.
1.1.2 Council Resolution However, it has been determined that the Gardens / Tanks / Lakes are respectively under-developed and under-utilised, and require a re-evaluation of existing services and management. There is a small degree of overlap of resources, as the Gardens and Tanks facilities despite both being under Council control, are administered
BOTANIC GARDENS/TANKS/CENTENARY LAKES
separately. Additionally it has been resolved to integrate Council’s community cultural development by incorporating the organisation known as Graft’n’Arts into the Tanks Art Centre. It has been determined that the activities and function of this organisation will be located on this site, and that appropriate planning is required.
1.1.3 Previous Investigations Visitor numbers continue to increase in the area, the existing facilities can no longer adequately cater for the demands of visitors. Collins Avenue, the roadway providing access to the Site Precinct and surrounding neighbourhoods, has traffic management issues with speeding and does not provide integrated pedestrian and bicycle links within the Site Precinct. The Tanks experience problems with drainage and seepage and the current restaurant location is presenting problems in relation to expansions and opening hours.
These investigations have provided valuable information pertaining to the opportunities and constraints existing within the Site Precinct. However, the previous reports have tended to be issue specific and Council resolved that a comprehensive planning process of the entire Site Precinct was required, to identify all the constraints and opportunities and establish an integrated plan for future redevelopment. The project is aiming to ensure the protection of the Gardens and the Tanks by identifying and protecting the Site Precinct as a valuable regional asset. The redevelopment will raise its profile in a regional context as well as increasing the Site Precinct’s ability to cater for a larger population catchment. This will ensure the protection of their environmental and cultural values.
1.1.4 Available Data Review With awareness of the issues facing the Site Precinct the Cairns City Council has initiated several plans and studies as a means to identify opportunities and constraints associated with the precinct. Prior to the masterplanning study, Council instigated the following investigations on site:
Numerous documents and data has been reviewed in the compilation of this masterplanning study. The list of documents is appended for reference. Some of these items are of specific contemporary relevance and have been used to influence the planning process.
Landscape Enhancement and Traffic Management Collins Avenue: Recommended that streetscape guidelines be developed for the Collins Avenue Plan of Management for the Botanic Gardens be developed with possibility of relocating the Gardens maintenance compound. Traffic Management Plan, Collins Avenue: Detailed drawings of ‘streetscape’ improvements and traffic management along Collins Avenue to calm traffic, promote integration between Gardens and Tanks and to improve the pedestrian and bicycle environment. Concept Plans of Proposed Conservatory, Flecker Botanic Gardens: Detailed design plans of conservatory and associated boardwalk.
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1.2.0 SITE DEVELOPMENT CONTEXT 1.2.1 What is a Botanic Garden? In order to understand the ongoing relationship and potential of this garden within the Australian Botanic Gardens context, it is important to outline the functions, benefits and obligations related to the planning, design, management and operation of the facility. Traditionally, Botanic Gardens have been primarily regarded as scientific institutions established to collect, study, exchange and display plants for research, education and to identify their economic potential. Arboreta are essentially Botanic Gardens in which the collection is limited to woody plants, especially trees, whose growth habits may be individually recorded. Botanic Gardens and Arboreta, although essentially places of scientific, educative and cultural function, are also inherently pleasant and attractive venues for passive recreation and relaxation. Community concern for the environment and evolving management roles have encouraged growing public participation in Botanic Gardens, and recent evidence suggests this impetus is equally strong in Cairns. Scientific study remains of fundamental importance, but encouragement of direct involvement by local people in management and in enjoying the specialised surrounds, has evolved to equal importance. gondwana heritage garden: a natural character
1.2.2 Significance of Flecker Botanic Gardens 1.2.2.1 Regional Development Botanic Gardens are a significant element in the ongoing development of any city or region. Botanic Gardens are primarily specialised parks or passive recreation areas where visitors can appreciate the values of plants and their use in ornamental horticulture. Importantly, they can also provide facilities for environmental education and specialised botanic and horticultural research.
The Flecker Botanic Gardens is significant in regional terms for the following principal reasons: • Flecker Botanic Gardens is nationally and internationally renowned for its collection of Australian and world tropical vegetation. It is a major tourist destination and fundamental part of the North Queensland tropical experience. In a recent study into the feasibility of establishing a National Tropical Botanic Gardens, Flecker Botanic Gardenswas listed as one of seven gardens forming a network to interpret and display the flora of the Australian tropics. A recommendation was that the core garden would be located in Mareeba with annexes in Cairns, Innisfail, Ravenshoe, Chillagoe, Daintree and Cooktown. This proposal is still under consideration. • The region contains a wealth of unique plant communities, individual genus and species which have significant potential for horticulture; • A number of regional species are rare and endangered and require to be established in ex-situ situations to ensure the continuing preservation of the gene bank; • Currently, there are no other significant Botanic Gardens established in this region.
1.2.2.2 Regional Relationships Within Queensland, there are a number of Botanic Gardens existing and planned which have a relationship to this proposed development. The principal Botanic Gardens are: Brisbane: Mt Coot-tha Botanic Garden is Queensland’s principal Botanic Garden, developed by Brisbane City Council since 1970. The State Herbarium has recently moved to the site. Gladstone: Tondoon Botanic Gardens was opened in 1988 as a major regional botanic garden exhibiting the flora of the Port Curtis region. Its development is continuing and has established itself as a major tourist attraction in the Gladstone region. Rockhampton: Rockhampton Botanic Gardens is a long established traditional style botanic garden exhibiting a primarily exotic plant collection. Kershaw Gardens have been developed more recently to display the endemic flora of Central Queensland.
Townsville: A masterplanning strategy has been implemented in Townsville to upgrade existing parks into a composite Botanic Gardens. The Palmetum contains one of the world’s best palm collections, Anderson Park will display dry tropics flora, and Queens Park will display the heritage flora of the ‘British Empire’. Bowen: During the last decade a new Botanic Garden has been developed around the shores of a large inner city lagoon extending to the coastal headlands and foreshore. The garden has a mixed native and exotic theme. Tweed Caldera: This new Botanic Garden was commenced in 1999 as a botanic garden exhibiting the endemic flora of the Tweed Caldera and northern New South Wales Maroochy Bushland: Maroochy Bushland was opened in 2001 as a botanic garden exhibiting the endemic bushland flora of the Sunshine Coast region. Its development will continue based on a well-conceived masterplan. Great Sandy: Great Sandy Regional Botanic Gardens was opened in 1974 as a regional botanic garden exhibiting the flora of the Wide Bay region. Its development is continuing and it has established itself as a tourist attraction in the region. Recent masterplanning will guide its future development. Mackay: Stage One development of the Mackay Regional Botanic Gardens opened in 2002, and stage two is scheduled for 2006. It will be classed as a regional botanic garden exhibiting flora of Mackay region. Master planning conducted in 1999 will guide ongoing development. Cooktown: Established in 1878, three years after the colonists arrived at Cook’s Town to make their fortune on the Palmer goldfield, these botanic gardens are the second oldest and the most northerly in Queensland. Initially proposed to create employment for prisoners, the colourful flowers and tropical foliage of European, native and exotic plants provide a welcome respite for travellers. Monsoon Tropical Botanic Gardens, Mareeba: This project of national significance has been proposed, with aims to establish a first class Tropical Botanic Garden in Mareeba with a major focus on northern Australia’s Wet / Dry Monsoon tropics.
saltwater creek: offers a habitat experience
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If this eventuates, the links between the Mareeba Gardens and Flecker Botanic Gardens would require further detailed investigation to ensure a complementary relationship.
1.2.2.3 Cairns Region The proposed ongoing development of Botanic Gardens in Cairns will become the central focus for the botany and horticulture of the region supporting the National Parks, Environmental Parks and other similar reserves. With the exception of the remnant ecosystems on the site, the Gardens should not attempt to explicitly reproduce or copy the composition of the natural vegetation communities. One important role of the Gardens is to interpret through research, and display the potential that selected plants from the various communities have for use in ornamental horticulture and in allied environmental areas such as erosion control. Consequently the Gardens will become the first point of contact for the definition of a regional landscape character established by the increased and appropriate use of the regional flora. Therefore it is important that strong links be established between the Gardens and all other major parks and reserves in the region to ensure optimum interchange of information, expertise and botanic material.
1.2.2.4 City Parks and Open Spaces The City of Cairns has a number of significant parks that will complement or provide alternative functions to the Botanic Gardens. A specific intent of the masterplan is the retention of the site as a major asset within the city’s open space and recreation network, and is not solely a facility for botanic and ecological assessment. It is also desirable to consider the existence of, or planning for, linear open space linkages joining the facility to the regional open space system and to natural wildlife corridors. Although the site is almost wholly surrounded by urban development, any available linkages will also facilitate pedestrian access to the site separately to the road access, and increase the overall potential to create pedestrian and recreation linkages and possibly to preserve bio-diversity.
1.2.2.5 Functions of a Botanic Garden
1.2.2.6 Benefits of a Botanic Garden
Traditionally, the title and status of a Botanic Garden has been accorded to only those facilities incorporating an appropriate herbarium. Regional Botanic Gardens, including Arboreta, will keep adequate records, undertake appropriate research and perform several other important functions: • The most fundamental is the collection and display of living plants organised to demonstrate their natural form and properties; to identify their potential for use in amenity horticulture and landscape design, whether the interest be in their functional value, shade, shelter or ornament; in biological science and education; or personal aesthetic enjoyment; • The plants displayed to be individually identified, labelled and appropriate records kept; with voucher specimens lodged in an Herbarium and / or the State Herbarium; • The Gardens should be carefully planned and designed relative to site opportunities and constraints as they relate to the collection and its particular functions; • The opportunity to see living plants displayed in cultivation, described and explained by interpretive aids, will provide opportunity for Australia’s increasingly urban population to appreciate the natural diversity and horticultural value of the natural flora; such displays will also promote awareness of the need for conservation and environmentally sustainable development; • The educational role of Botanic Gardens in conservation is particularly significant; a Botanic Gardens is definitely not a substitute for the preservation of natural populations in the wild but should provide for the ex situ conservation of rare and endangered species; • The horticultural advisory role of Botanic Gardens directly relates to experience gained in growing plants in cultivation, for display and for other purposes. Specific horticultural research would identify the potential for a range of commercial purposes, such as cut flowers or dried ornamental materials; • The Botanic Gardens provides a supply of plants and support facilities for scientific (including pharmaceutical) research; • Few tourists, whether intrastate, interstate or international, will have the opportunity to gain an understanding of, or observe a comprehensive selection of the native flora of this large and diverse continent. A national system of Regional Botanic Gardens and Arboreta will facilitate this.
The development of a Botanic Gardens has numerous short and long-term benefits, which result directly from the planning, design, construction and operation procedures. The following are some of the more significant: Environment Benefits • To be a practical means of preserving aspects of the national and regional bio-diversity; • To stimulate a wider awareness of and caring for the environment; • To provide interpretive data to increase awareness of the values of native plant communities and ecosystems; • To create positive community focus for the conservation movement; Community Benefits • To provide expansive areas of attractive open space for passive recreation use by the local community and by various visitors; • To provide a source of specific information about plants and their uses; • To create a centre for education and research into botany, horticulture and landscape; • To provide demonstration gardens which assist the local community to establish appropriate home, commercial and industrial environments suited to the local conditions; • To carry out research to assist industry in environmental awareness, e.g. mining rehabilitation, ornamental horticulture; • To provide facility for local schools and colleges to use for education in botany, biology and other related subjects; • To provide a focus for various benefits of a social nature, such as projects for implementation by the handicapped; • To promote a Friends of the Botanic Garden group which offers a valuable community service opportunity for those with specific interest in botany, horticulture and the environment, as well as for the retired or others not currently in the workforce.
freshwater lake: an important ecosystem
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Economic Benefits • To become a major element attracting tourists to the area, with consequent stimulus to the local economy; • To stimulate the development of related and flow on projects in the locality, e.g. additional accommodation; • To stimulate provision of new infrastructure; • To provide a long term planning and construction strategy for a large open space area which will enable the responsible Local Government to organise associated long term budgets with consequent economies of scale; • To assist in the development and introduction of Australian plants to horticulture and the promotion of their use in the nursery and landscape industry and the general community. Political Benefits • To provide one of the fundamental expressions of Nationalism through the preservation and interpretation of Australian plant material and environments; • To be the subject of applications for funding from Local, State and Federal sources; • To appeal to the ‘green vote’ with resultant political gratitude.
1.3.0 GOVERNMENT CONTEXT
• Establish and maintain a diverse range of nature-based recreation opportunities in the region that provide for recreational, social, cultural and tourism needs on a sustainable basis, consistent with the protection and management of the natural environment and cultural values; • Foster a community ethos based on conservation principles and achieve active community involvement and support for the conservation protection and management of the regional environmental and natural resource values; • Meet current and future community needs through coordinated and timely planning and provision of social infrastructure to maintain and enhance quality of life values; • Develop a strong, sustainable arts, entertainment and cultural industry to provide community and industry access to appropriate facilities and service programs to support the economic development of the region; • Create a distinctive, sustainable and unique network of high quality, diverse and safe destinations and sites for visitors to the region that provides a range of tourism experiences and ensure visitor safety and well-being; and • Maintain and enhance the region's position as a leading international nature-based tourism destination through sustainable nature-based tourism opportunities and practice.
1.3.1 State Government Priorities The project is consistent with Queensland Government priorities, in particular: Community Engagement and a Better Quality of Life: The proposal will serve to develop cultural and arts facilities by developing existing and new facilities and providing a range of community services, developed with community input. Valuing the Environment: The project will raise awareness of the unique regional environment that surrounds and encapsulates the precinct by providing residents and visitors to Cairns with an innovative and ecologically sustainable way to learn about their environment. Building Queensland’s Regions: The project will assist the Cairns region to capitalise on its unique natural resources by developing and protecting them so that they become accessible to the entire region for enjoyment. FNQ Regional Plan: The project is consistent with the aims of the FNO Regional Plan, particular the aims to:
1.3.2 City Council Context 1.3.2.1 Cairns City Council Corporate Plan The Cairns City Council’s Corporate Plan 2004-09 seeks to create a city that provides expanded opportunities for recreation and cultural activity for all. Strategy 6.6.5 in the Plan seeks completion of the integration of Council’s community arts program into the Tanks Art Centre and redevelopment of this Site Precinct. Furthermore Strategy 7.5.1 recognises this project, as being important in acheiving an expanded and enhanced public infrastructure and service base offering great support for Cairns’ growing economy. The project is designed to:
1.3.2.3 Sport and Recreation Strategic Plan The Sport and Recreation Strategic Plan 2004 supports the concept of the development and enhancement of linkages for pedestrians and bicycle use, particularly in the City area. It also provides support for arts and cultural facility development where the community is involved in the planning stages.
1.3.3 Council Departments All Council departments will have varying application and responsibility to a greater or lesser extent in the continuing planning, management and operation of the Botanic Gardens. Council officers, representing most departments, have been involved in discussions or have provided information during the preparation of this study.
1.3.4 TTNQ Tropical Tourism North Queensland will provide a pivotal promotional and informative role through its tourist targeted publications and promotions.
1.3.5 Steering Committee and Reference Group It is recommended that a Steering Committee with an associated advisory (non-managerial) subcommittee or reference group be established to coordinate the planning and management process for the Site Precinct. The Committee could be chaired by the General Managers of City Works and Services and City Development, and comprise personnel representing the directorates of Corporate Services, City Works & Services, and City Development. Representatives of associated organisations such as the Friends of Flecker Botanic Gardens and Volunteers of the Tanks Art Centre, and individuals who may be appropriately skilled to provide expert advice and guidance, could be invited to sit on a sub-committee of the Steering Committee as a reference group.
• Promote existing services and facilities; and • Increase community awareness and participation by creating a defined precinct that offers the full spectrum of activities.
The group’s role would be to provide a forum from a potential broad range of disciplines into the detail planning, development and ongoing management.
1.3.2.2 CairnsPlan
The group could also provide input, information sourcing, research and advice to inform the development of a necessary Management Plan for the Site Precinct.
CairnsPlan, the new city planning scheme required by the Integrated Planning Act 1997 was launched in March 2005. It recognises the role the precinct plays in providing cultural and recreational pursuits and has designated the land accordingly.
centenary lakes walking trail
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To act as a task force to oversee or provide: • Executive Reports to Council • Organisation Plan and Responsibilities • Managerial Process • Design Process • Quality Assurance • Activities / Tasks, Schedules and Budgets • Community and Interested Associations Consultation
1.4.0 ACADEMIC CONTEXT
1.4.1.3 Intellectual Resources
1.5.0 CORPORATE CONTEXT
1.4.1 Tertiary Education Generally
The availability of a wide and varied intellectual resource at the regional tertiary education facilities suggests that there is potential to use this opportunity to influence the planning, design and implementation of the Botanic Garden / Tanks Art Centre / Centenary Lakes. This opportunity will provide a diverse range of facilities and expertise that will contribute to the development of a unique physical environment.
1.5.1 Corporate Sponsorship
A close relationship of the Botanic Gardens with regional University and vocational education and training providers could lead to numerous opportunities for mutual benefit. The principal academic institutions in the immediate region are: • James Cook University, Cairns Campus • Tropical North Queensland Institute of TAFE
These objectives are to address key issues: • masterplan interpretation, development and review • Cost Analysis • Tourist Promotion • Funding Sources • Botanic, Scientific, Educational, Cultural and Recreational Content • Cultural application, art involvement and participation • Construction Staging
1.4.1.1 Education and Interpretation
1.4.2 Primary and Secondary Schools
It is possible to maximise the benefits of the Botanic Garden / Tanks Art Centre / Centenary Lakes in providing education and interpretation in botanic aspects, as well as the extensive range of arts-based activities, as displayed through the establishment of a range of appropriate research and development initiatives. This can relate to the student body as well as the general community.
The development of specific educational programmes set in botanic gardens can be a successful way to introduce the science of botany and horticulture as well as the creative arts to students in an innovative and ‘user friendly’ way.
1.3.6 Regional Relationships The Wet Tropics bioregion includes a number of local authority areas. Although the Regional Botanic Gardens is located at Cairns, it is anticipated that any research and horticultural development undertaken at the Gardens would have a spillover benefit to other local authorities. The anticipated concentration of expertise, particularly on regional endemic flora and its use in amenity horticulture, could provide an invaluable resource for local authorities. Cairns City Council should investigate the potential of participation or support for the ongoing development of this regional asset, if established with other local authorities there could be mutual benefits with the other Councils gaining access to the Botanic Gardens horticultural expertise. A simple example would be the trialling and recommendation of suitable street trees that are practically, climatically, environmentally, and economically suitable for the region.
1.4.1.2 Research Specific research into many areas of botany, horticulture and environment can be carried out by academics and students as well as the corporate sector. These research programmes can create unique and innovative plant trial areas, which can be interpreted for the observer as integral parts of the overall experience and value of the Botanic Garden / Tanks Art Centre / Centenary Lakes. Additionally, specific involvement in the broad areas of multimedia production, theatre and dance can be carried out by academics and students. Combined activities can create unique community events, which can be developed as integral parts of the overall experience and value of the Botanic Garden / Tanks Art Centre / Centenary Lakes The Institute of TAFE and the Secondary Schools could participate in various operations and personal development through such activities as: • plant collection, recording and providing specific ecological and horticultural advice; • ecological or horticultural research; • horticultural maintenance; • plant and nursery production; • fine arts, sculpture; • multi-media and graphic production; • music production and events; • creative dance and theatre.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Many botanic gardens and some art centres have developed special programmes using the resource of active retired teachers to provide an innovative and valuable service in many areas of the school curriculum. For example the Brisbane Botanic Gardens has found such programmes to be an effective public relations and education tool. Currently, students are charged a small fee per field trip. The programme ‘Lessons in the Gardens’ is so popular that in excess of over 400 schools and 20,000 children have used the programme during the past three years. It is planned to progressively increase the participation of students with a consequent positive economic return for the Gardens. Integration of the Botanic Gardens and Art Centre with the various academic facilities can provide an excellent means to increase the interaction between this complex and the general community, local schools, and other education facilities. There are examples of involvement of regional schools participating in various curricula-based activites in association with Flecker Botanic Gardens. Specific training programmes of a short or long-term nature and the use of special vacation schools focussing on particular subjects of relevance to the Botanic Gardens are examples.
There are numerous opportunities to involve the corporate sector (as well as philanthropic families and individuals) in the sponsorship of various Botanic Gardens and Art Centre facilities. In other examples, major sponsors have contributed toward the construction and or maintenance of a range of elements at all scales, and by the donation of materials and services. Such sponsorships will need to be suitably acknowledged. It is recommended that identification of sponsorship opportunities and methods are a specific component of the proposed marketing and promotion strategy. The following have been identified: • Cairns Chamber of Commerce and Industry • Ergon Energy • Cairns Post and other local newspapers • Local and Regional Shopping Centres • Queensland Nursery Industry Association • Urban Development Companies • Building and Development Contractors • Individuals
1.5.2 Corporate Research There is potential to involve the corporate sector in various initiatives in research and development, which can collectively assist to establish specialised elements primarily in the Botanic Garden and utilise available expertise and experience, for instance: • To offer research and development in primary and secondary industry e.g. restoration planting for land rehabilitation, pastoral and agricultural research, medicinal uses of plant material, acid sulphate soil disturbance; • To carry out specific research into amenity horticulture - cut flowers, new garden specimens and shade trees for specific purposes, etc.; • To research and develop ways to utilise local flora to create a character and sense of place appropriate to the region and Cairns particularly; • To research suitable tree species for use throughout the streets of the city; • To research lawn grasses suitable for domestic, commercial and recreations areas of the city.
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1.6.0 INSTITUTIONAL CONTEXT
1.7.0 COMMUNITY CONTEXT
To liaise with various professional, commercial and social institutions for mutual advantage and to utilise their expertise and influence to enhance the development of the complex, including the following:
1.7.1 Community Awareness
1.6.1 Botanic Gardens
collins avenue
• • • • • • • • • •
Queensland Nursery Industry Association Horticultural Research and Development Corporation Parks and Leisure Australia Australian Institute of Landscape Architects Australian Institute of Horticulture Rare Fruit Council of Australia Landcare, Cairns District Australian Forest Growers - Queensland Chapter Urban Development Institute of Australia Urban Design Alliance
The community is not generally aware of the special qualities and relevance of facilities such as Botanic Gardens and Art Centres. Gardens are seen primarily as a place for passive recreation and cultural events rather than for their role in botanic, horticultural and scientific research and demonstration. Art Centres are seen primarily for one-off events and frequently as facilities for esoteric and other than mainstream activities. In order to reach the public, the recreational and educational facilities of the Botanic Gardens and Art Centre should be clearly stated in positive and applied promotional material. The use of specific advertising techniques to compete with aggressively advertised alternative recreation is essential. Without such a programme, many young people will be unaware of the values and benefits that, to them, become associated with older generations and cultural ‘stuffiness’.
1.6.2 Art Centre • • • •
Arts Queensland Australia Council Festivals Australia Regional Arts Australia
This is unfortunate, because many of these same young people are increasingly interested in the whole environmental ethic and recreation opportunities. In modern western society, passive recreation is in direct competition with active recreation and the Botanic Gardens and Art Centre must compete or be bypassed by society.
1.6.3 Other Art Centre Other non-local stakeholders which may possibly relate to the Art Centre include these Queensland peak bodies: • Queensland Performing Arts Centre • Queensland Art Gallery • Brisbane Powerhouse • Judith Wright Centre • Youth Arts Queensland • QMusic • QCAN • RGAQ • QPix • PFTC • Brisbane Festival
BOTANIC GARDENS/TANKS/CENTENARY LAKES
1.7.2 Community Information The Botanic Gardens and Art Centre is a resource of specific community services that have the potential to make an important, if sometimes subjective, contribution to the quality of life. The following are the major opportunities potentially available: Botanic Garden: • A herbarium of native and cultivated plants to be available for public consultation; • Libraries of botanical and horticultural reference books, associated with other city libraries, to be available to members of the public, not necessarily on a loan basis; • Exhibitions, both local and visiting, should be arranged or assisted by the Botanic Gardens when appropriate, to increase botanical or horticultural interests; • Public lectures on botanical and horticultural topics be provided to interested groups; • Advances in information technology can be utilised for dissemination of data , either directly on site or website ;
• Community involvement should be fostered in the Gardens either through horticultural societies or through the Friends of the Botanic Gardens organisation; • Advisory service to home gardeners by letter, telephone and personal enquiry; • As well as professional publications, the Gardens should aim to produce popular material. Fact sheets are an inexpensive way of publishing small amounts of accurate factual material; • Support should be given for specifically skilled Gardens staff to prepare information for publication in local newspapers or television. Art Centre: • Libraries of reference books, associated with other city libraries, to be available to members of the public, not necessarily on a loan basis; • Exhibitions, both local and visiting, should be arranged or assisted by the Art Centre when appropriate, to increase the range of cultural interests; • Public lectures on various topics be provided to interested groups e.g. multi-media and graphics, theatre production; • Information technology can be utilised for dissemination of data on request, either directly on site or by website reference; • The Centre should continue to produce informative material. Internet web sites are fast becoming a convenient mode of information dissemination to the majority of the community, though fact sheets are still a relatively inexpensive way of publishing small amounts of accurate factual material for general use.
1.7.3 Community Involvement The ongoing development of the Botanic Gardens and Art Centre can be greatly assisted by the community, both individually and through specific organisations. Care should be exercised to ensure that well-meaning community projects do not compromise the overall quality of the facility through inexpert design, construction and maintenance. Community groups have the potential to become involved in various ways for mutual benefit. The following groups have been identified:
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1.7.3.1 Horticultural / Environmental Interests
1.7.3.4 Community and Service Clubs
• • • • • • • • • • • • •
• • • •
Cairns Garden Club Australasian Native Orchid Society Depts of Natural Resources and Primary Industries Environmental Protection Agency Greening Australia Cairns and Far North Environment Centre Wet Tropics Management Authority Cairns Branch Rare Fruit Council of Australia Inc Society for Growing Australian Plants, Cairns Branch Friends of the Botanic Garden Australia’s Open Garden Scheme Palm and Cycad Society Bromeliad Society
Apex Lions Quota Rotary
1.7.3.5 Other • • • • • • • •
Guide Dogs for the Blind Association of Qld Individual Estate Bequests Cairns and District Senior Citizens Clubs Sporting Wheelies and Disabled Association Paraplegic and Quadraplegic Association of Qld Scout and Guide Movement Event Organisers: MAD and Stageworks Plant Supply and Nursery Industry
1.7.3.2 Culture and Arts Interests • • • • • • • • • • • • • • • • • • • • •
Bonemap CAFNEC Cairns Art Society Cairns Camera Group Cairns Celebration of Film Cairns Cultural Coordination Society Cairns Folk Club Carma End Credits Film Club Festival Cairns Indigenous non-represented Artists MusiCairns Northern Circus Alliance Persons with disablilities, individuals, schools, special needs Queensland Arts Council, Cairns Branch TAFE / JCU Art and Music departments Theatrical Societies The Upholstery Visual Arts Association of Far North Qld Volunteers of the Tanks Art Centre Young individual non-represented Artists
1.7.3.3 Wildlife Interests • Bird Observers Club of Australia, Ornithological Society • Wildlife Care Services • Wilderness Society
Most of these groups can be encouraged to be involved with the development of the Botanic Gardens and Art Centre for mutual benefit. Consequently it is important to investigate and promote opportunities for involvement as well as identifying potential support groups, corporate sector participants and individuals.
1.7.4 Community Benefits When developed in an appropriate manner, the Botanic Gardens and Art Centre has the ability to be used to enhance the quality of life for local residents, to attract visitors and be the interface between the environment, the arts and the community. Elsewhere, there are many examples of increasing use of community venues such as Botanic Gardens, by the community for theatre, cultural and musical events and for family celebrations such as weddings, birthdays and reunions. These complementary uses should be particularly encouraged in this precinct.
Gardens generally and the plant collection particularly, it is possible to stage events which encourage specific visitation on an irregular basis throughout the year.
1.7.5 Stakeholders It is important that the principal stakeholders in the development of the Botanic Gardens and Art Centre are suitably coordinated and encouraged to support the continuing development of the precinct. Particularly during the formative stages, stakeholders can make a major difference to the success of the establishment process. Principal stakeholders include, but are not limited to: • Cairns City Councillors • City Council departments • Qld Department of Natural Resources • Queensland Parks and Wildlife Service • Tropical Tourism North Queensland • Cairns Convention Bureau • Community groups, ATSI and other indigenous groups • Adjoining Residential and Resort Developments • Education Facilities
1.7.6 Relevant Community Groups 1.7.6.1 Friends of the Botanic Gardens Most Botanic Gardens establish a community group of interested people with skills and interests appropriate to assisting with the establishment, management and operation of the gardens. This facility is fortunate to have such a group. The ‘Friends of the Flecker Botanic Gardens’ is an organisation of enthusiastic volunteers dedicated to the ongoing development of the Botanic Gardens in Cairns. The group has successfully lobbied to secure a development mandate for the Gardens, as well as forging towards the development of a major display venue.
The use of the Botanic Gardens for major community events can place an inappropriate impact on the plant collection through physical damage, soil compaction, the need to remove vegetation to suit specific event structures (marquees and stages), and interruption to participation of other patrons. While it is important to encourage community support and use of the Botanic Garden, it should not be to the detriment of the basis of the Garden and the plant collection. Appropriately managed within its carrying capacity,
tanks: artefacts are important historical references
BOTANIC GARDENS/TANKS/CENTENARY LAKES
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The role of the Friends Group is to foster community and industry interest in the development of the Botanic Gardens, and can also include the following: • To provide expertise and support for the establishment, continuing development and maintenance of the Gardens; • To represent the interests of the group at steering committee level; • To foster community involvement in the development and associated activities of the Botanic Gardens; • To raise funds for the development of the gardens and any future ongoing development initiatives; • To stimulate interest and community awareness of various activities associated with the entire facility, through all forms of marketing, advertising and media; • To liaise with other Botanic Gardens ‘Friends’ groups in creating a cooperative and unified Botanic Gardens network; • To provide assistance to the Curator in field trips, species collection, identification, database records and herbarium procedures; • To provide assistance to the interpretation of the collection as volunteer guides for individuals and groups. As development of the site starts, the role may also include fund raising, staffing of particular functions, promoting and helping to plan ongoing development. Successful examples elsewhere and the support received so far ensure this will continue as a valuable enterprise.
1.7.6.2 Society for Growing Australian Plants The SGAP Cairns Branch is part of an Australia-wide volunteer community organization whose vision statement is ‘Preservation by Cultivation’. SGAP group members could possibly contribute to the future development and operation of the Gardens by providing voluntary services in the following areas: • Representation on a steering sub-committee; • Specimen collection from throughout the region; • Data recording of the plant collection until such time as permanent staff adopt this role; • Environmental monitoring during development phases; • Provide voluntary guides to visitors to the precinct; • Provide a link between the facility and Council to the community; • Facilitate the involvement of the community in the cultural and recreational activities in the Gardens; • Facilitate opportunities for community involvement in a wide range of activities to suit all interests and abilities;
• • • •
Promote the Gardens; Raise funds for specific projects; Make applications for funding and sponsorship; Volunteer on-site work.
1.7.6.3 Volunteers of the Tanks Art Centre Volunteer members could possibly contribute to the future development and operation of the Centre by providing services in the following areas: • Representation on a steering sub-committee; • Provide expertise and support for the establishment and continuing implementation of the Centre • Provide a link between the Centre and Council to the community; • Facilitate the involvement of the community in the cultural and recreational activities; • Facilitate opportunities for community involvement in a wide range of activities to suit all interests and abilities; • Promote the Tanks; • Raise funds for specific projects; • Provide voluntary guides to Centre visitors; • Volunteer on-site work.
1.7.7 Community Consultation Process To ensure ownership and acceptance of the masterplan, a number of community consultation activities have taken place. Directly affected residents and the Cairns community have been included in this process.
1.7.7.1 Consultation and Public Meetings During the course of the planning phase of this commission, a four phase consultation process was conducted. Phase one commenced with Consultants writing to individuals and organisations with an existing or potential stakeholding in the project. Approximately 40 stakeholders were sent letters describing the objectives of the commission and project expectations. They were invited to contribute to the planning process and requested to respond with any comments, ideas or issues. Unfortunately only 20% responded and the majority of responses simply acknowledged the correspondence. The remainder provided limited information to assist the planning process.
Phase Two was an information gathering exercise where a questionnaire was mailed out to over 3000 households in the Edge Hill / Whitfield area and made available on Council’s website, libraries and reception. Print media was also utilised to reach the wider community. A display at the annual Garden Show raised the level of interest with user groups. A total of over 300 responses were received in this phase. Phase three consisted of invitations to interested parties to comment on the draft area masterplan. Again, the invitation was mailed to the residents of Edge Hill and Whitfield inviting them to view the draft area masterplan at the Cairns Show, Tanks Market Day and Council’s libraries, reception, Botanic Gardens Administration and Restaurant. Only 29 responses were received during this phase. Although only a small response, the feedback offered in this consultation process was invaluable in assisting the design team to assess community feeling for the site’s development. Phase four of the consultation was the release of the Council adopted draft masterplan. 39 responses were received during this phase where the print media was utilised to raise the level of interest in the community. A newsletter was produced and mailed to all of the stakeholders. The Neighbours of the Botanic Gardens at this stage raised their objection to a number of issues particularly the closure of Macdonnell Street. It came to Council’s attention that a number of components of the masterplan were misunderstood. To counteract this perception in the community, Council will distribute a detailed newsletter, aiming to disseminate positive information about the masterplan and the improvements the area will undergo as a direct result of the masterplan. Council intends to produce regular newsletters to ensure the community and residents are kept informed of the project’s progress.
tanks: frainage is an important issue
BOTANIC GARDENS/TANKS/CENTENARY LAKES
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1.7.7.2 Community Submissions Feedback received from the community over the four phases had common themes which became more specific in each phase. Most submissions were complimentary of Council and the masterplan. Some issues identified include: • the need for additional carparking • consideration of the impact on resident amenity • the need to slow traffic and increase safety on Collins Avenue • limit commercial activities • some comments were of an operational nature • Macdonnell Street closure • vegetation concerns with realignment of Collins Avenue • suggestions on possible display techniques • incorporate history of site into development • gardens should be representative of the local flora • suggesting that skills were available in the community that could be available on a voluntary basis, if requested by Council. A database containing all submissions can be located in Council’s SKIDS system, Document Number 764215.
1.7.7.3 Community Questionnaire As part of the phase two consultation process, consultants prepared the aforementioned questionnaire in order to elicit community responses to the notion of developing further the botanic and cultural facilities of this entire precinct. The questionnaire was prepared as a short form with general multiple choice type answers, some specific questions, and the capacity for respondents to elaborate and offer comments. An analysis of the responses and comments received follows. The Sample: The respondents were unevenly distributed across all ages and gender imbalance was also obvious, with almost 2 times as many female respondents as male. The greatest number of respondents was in the female 35-54 years age groups. The lowest group of respondents, at less than 2%, was the 1524 years age groups, with slightly more males than females responding. Due to the sampling method, it is not unexpected that 96% of respondents were local Cairns residents, with the remaining 4% being tourists from elsewhere in Australia. There were no international residents as respondents. Only 20% of respondents volunteered their name or contact details to the survey.
Visitation: Nearly all respondents visit a Botanic Gardens or other cultural facilities on a regular basis, with more than half of them visiting at least 4 times per year. Only about 9% never visit such public facilities. 96% of respondents were local residents and presumably this is reflected by the relatively high visitation rates listed. 92% of respondents attest to visit Flecker Botanic Gardens regularly. Slightly fewer at 69% visit the Tanks while 79% visit Centenary Lakes. 66% of respondents regularly use the Red or Blue Arrow walks. This indicates that a high percentage of the respondents are those who are interested in the precinct and are keen to assist by offering their opinion to this stage of the planning process. Only 1% of respondents don’t visit a Botanic Garden annually, whereas 36% visit a Botanic Garden more than 10 times/year, 35% visit more than 4-10 times/year, and 23% visit 1-3 times/ year. Similarly, but with slightly lower visitation rates, respondents attest to visit a cultural facility at the following frequencies: 18%: more than 10 times/yr, 28%: 4-10 times/year, 28%: 1-3 times/year while 8% do not visit a cultural facility. This is an important response as it indicates a degree of understanding of botanic gardens and art / cultural facilities by the respondents and the popularity of this particular facility. Botanic Features: The responses indicated that more than half of the respondents (64%) want to benefit from the botanic gardens as a resource to learn about natural habitats and their interpretation, about techniques for establishing home gardens (59%), and interest in specific plants for specific uses (66%). Many respondents considered that collections of rare and endangered plants, particularly plants from the Wet Tropics region, would be a valuable feature. Fewer than half of the respondents (40%) consider controlled environments such as glasshouses or shade houses to be of interest.
Responses to the questionnaire are interesting as they indicate that the general public is concerned about native flora and especially local habitats, and seeks interpretive information. Cultural and Lifestyle: As well as the botanic aspects, respondents also considered that a number of other activities would be appropriate in the development. 88% preferred relaxing recreation activities, whereas only 38% considered informal active play would be suitable. Further responses indicated that a playground in such a facility was also inappropriate. More than half of respondents would like to see the restaurant or similar facility retained and developed, and a similar percentage would like to see picnic facilities included. Many respondents however reported that the vector problem was of concern and prevented greater visitation of affected areas. Cultural activities such as entertainment, theatre, sculpture and exhibits rated positively at 64%, though a relatively low 28% of respondents indicate a desire for organised functions i.e. receptions. More than half of the respondents (63%) want to use the botanic gardens for education and research, with a horticultural / botanic reference facility e.g. library and other educational programmes. Slightly less than half consider the botanic gardens could be used for specialist meeting rooms e.g. gardens clubs, environment groups. 1% of respondents considered that part of the site could be used as a dog exercise area. The concept of developing walking trails to access the entire facility appealed to 84% of the respondents while only 11% felt the need to have drive-through access. More than half of respondents (59%) would like to see exercise facilities through the site; some reported that this would ease congestion on the Red and Blue Arrow Trail and possibly improve safety on Collins Avenue. Passive recreation was highly rated at 82% as the proposed activity.
tanks 1 and 2: removal proposed
BOTANIC GARDENS/TANKS/CENTENARY LAKES
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Friends Groups: A disappointing number of respondents (17%) would be willing to join the ‘Friends of the Botanic Gardens’, with many able to provide specialist advice or other assistance. An even smaller number (6%) would become a ‘Volunteer of the Tanks Art Centre’ General Comments: Less than a quarter of respondents added extra comments to help express their opinions. A summary of these opinions, in no particular order, follows below. These comments, which include both positive and negative reactions and the analysis of the community responses to the questionnaire were instrumental in setting planning objectives for the study proper. • Avoid over-development, and retain unique tropical character. • Boardwalks and pathways must be safe and accessible. • Clean up Centenary Lakes area including the lake and address mosquito problem. • Close Collins Avenue to through traffic, create more parking spaces. Encourage walking not driving. • Close Macdonnell Street. • Consider gardening methods such as permaculture. • Create a canopy walk. • Create a memorial park and a childcare centre. • Create a visitors centre. • Create more parking for Red and Blue Arrow Trail. • Create pedestrian access from McPherson Close and adjacent suburban areas. • Develop a community garden. • Develop a dedicated function/conference centre rather than have these events in public spaces. • Develop the area using native Wet Tropics plants. • Do not over-commercialise the precinct. • Don’t change the Gardens, get rid of the Tanks. • Don’t change the Tanks. • Don’t encourage group tours. • Don’t spoil Centenary Lakes with vehicle access through the park. • Emphasise local environment; not Asian, European or American gardens. • Encourage horticultural exhibitions. • Expand the restaurant facilities. • Extend precinct to Sheridan Street and beyond, including access to train line.
• Focus on botany, education and interpretation activities. • Improve the botanical display and name more plants in the Gardens. • Include the Greenslopes Street activities in this plan. • Increase bicycles, reduce vehicles. • Increase botanic activities rather than cultural (Tanks) activities. The environment is the area’s strength. • Increase disabled/wheelchair access. • Increase fruit tree numbers. • Increase parking but not at the expense of trees. • Increase walking trails and exercise trails. • Install traffic lights at Collins Avenue / Sheridan Street intersection. • Keep the restaurant the size it is. • Kiosk/restaurant should be retained in its current location. • Maintain Edge Hill as a village. • Make Collins Avenue one way. • Make picnic shelters less inviting to itinerants. • Make this a ‘locals’ venue; don’t develop as a tourist feature. • Minimise disturbing noises, particularly early morning maintenance activities • More flowering trees. • More public transport. • Move Collins Avenue to the south to provide more pedestrian space near the Tanks and separate traffic from parking areas. • No new buildings. Improve and maintain existing facilities. • No playgrounds. • Parking is a problem and needs to be increased and managed. • Plant trees to encourage bird life. • Preserve the quiet and natural environment. • Provide a dog exercise area. • Provide lockers for tourists’ use. • Remove no large trees. • Remove the Botanic Gardens fence, to improve the beauty of the Gardens. • Retain the natural landscape, not more manicured gardens. • Speed of vehicles along Collins Avenue needs to be reduced, and Greenslopes Street should be encouraged for greater use for commuter access. • Widen Collins Avenue for increased parking.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
1.8.0 DEVELOPMENT OBJECTIVES This masterplan has been prepared to guide the integrated development of the Botanic Gardens, the Tanks Art Centre and Centenary Lakes. The following general objectives have been considered in the planning process.
• Promote research into specific projects, such as the potential to use local species for amenity horticulture to enhance urban, rural and tourism related projects in the region; • Maintain the Gardens as part of the National System of Regional Botanic Gardens.
1.8.1 All Areas:
1.8.3 Tanks Art Centre
• Develop an integrated relationship between the site and the surrounding locality through appropriate open space and activity linkages; • Ensure an appropriate relationship between all activity areas, maximising the distribution of visitation throughout the site; • Establish a common theme for the site based on integrated arts and botanic opportunities, yet create identifiable precincts for the main use areas; • Create safe linkages throughout all precincts of the site; • Manage vehicle activity for safe passage of pedestrians and cyclists throughout the site; • Retain the existing parkland character and recreational aspects of the site; • Promote the facility as a major tourist attraction for the region; • Create a combined Visitor Centre as a key attraction for local residents and visitors; • Utilise all available areas of the entire combined site to encourage its broader appeal and integrated usage, with ‘magnets’ to attract visitation throughout the site.
• Augment the city’s art-based activities with the amalgamation of Tanks Art Centre and Graft’n’Arts; • Provide facilities for a range of artistic expression, musical and performance activities to be carried out on site; • Encourage, through participation, career opportunities for a broad range of art and cultural based activities; • Provide suitable facilities to attract the cultural exchange of performers, musicians and artisans from other parts of Australia and the world.
1.8.2 Botanic Gardens • Collect, display, interpret and research native plants of the Cairns region and suitable introduced (exotic) species from other regions of Australia and the World; • Represent the diverse range of regional plants in habitat settings where possible; • Create the opportunity to establish a local Herbarium and associated administrative and operational facilities, and to maintain a comprehensive system of records to ensure the scientific value of the collection; • Label individual plants and provide easily accessible interpretive and educational data on specimens, plant communities and natural associations;
1.8.4 Centenary Lakes • Establish exhibitry and infrastructure to effectively display, compare the similarities and compare the differences of the saltwater and freshwater lakes; • Encourage greater usage and occupation of the Lakes precinct as a recreation opportunity for the city’s open space network; • Augment the botanic display characteristics of the Site Precinct, using existing land and water areas to optimum advantage; • Create a strong entry zone to the precinct, encompassing the adjacent Greenslopes Street; • Maintain effective environmental management of the Lakes.
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INFRASTRUCTURE AND LAND USE ANALYSIS 2.0.0 INFRASTRUCTURE, LAND USE ANALYSIS
LOT 346 ON RP 711610: Freehold / Depot and Dwelling LOT 471 ON RP 729462: Freehold / Depot and Dwelling
2.2.1.1 Strategic Plan
2.1.0 LOCATION AND LAND USE The study site is located in the northern Cairns suburb of Edge Hill extending from Goodwin Street on the northern boundary to Greenslopes Street on the southern boundary. The natural watercourses Saltwater and Lily Creeks form the eastern boundary, and McCormack Street is the western boundary. Residential land uses immediately abut the combined site to the north and west. Refer Appendix 8.02 and 8.03 for existing land use diagrams. Property descriptions of the site’s parcels are listed as follows and as illustrated on the appendix 8.04:
LOT 2 ON RP 736788:
Freehold / Vacant Land
LOT 350 ON NR 3374:
Commonwealth of Asutralia Land extends from Greenslopes Street to Collins Avenue via Lot 615.
LOT 343 ON NR 6739:
Crown Land with Sucha Singh Chohan as Trustee. The stated purpose of this Lot is Memorial.
LOT 1 ON RP 717796:
Freehold / Vacant Land
ROAD RESERVE:
Study area includes road reserves: • Collins Avenue • McCormack Street • Goodwin Street • Macdonnell Street • Un-constructed reserve on west bank of Saltwater Ck.
2.1.1 Description: 1.2 TENURE/PURPOSE LOT 8 ON RP 737210: Freehold / Substation / Park LOT 400 ON NR 7222:
Crown Land with Cairns City Council as the Trustee. The stated purpose of this lot is for Recreation.
SUB-LEASE OVER LOT 400 ON NR 7222: A sub-lease in favour of Namekaw Pty Ltd for the purpose of a kiosk is current. Expiry date: 31.12.05. LOT 615 ON NR 7386:
Crown Land with Cairns City Council as Trustee. The stated purpose of this lot is Local Government and the subpurpose is Botanical.
LOT 349 ON RP 715416: Freehold / Art Centre LOT 424 ON RP 718008: Freehold / Art Centre
An assessment of the various designations allocated to the study area by the current Planning Scheme is detailed below: The entire study area is included within the Major Open Space Designation with the exception of these lots: • Lot 8 on RP 7377210 (substation) included within the Medium Density Residential (400 persons/ha max) Designation. • Lot 346 on RP 711810 and Lot 471 on RP 7200462 (Tank and Dwelling) within the Low Density Residential (60 persons/ha max) Designation. The Strategic Plan also nominates Greenslopes Street defining the southern boundary of the study area as a sub-Arterial Road. Major Pedestrian / Cycleway Networks are identified by the Strategic Plan as extending over the site.
2.2.1.2 Zoning The entire study area (including the road reserve on the west bank of Saltwater Creek) is included within the Open Space Zone with the exception of these lots:
2.2.0 PLANNING ZONES AND TENURE 2.2.1 Town Planning Scheme (2004) These elements from the recently superceded Planning Scheme for Part of the City of Cairns are relevant because the Integrated Planning Act allows for development applications to be lodged for consideration under the superceded Scheme until 28 Feb 2007.
• Lot 349 on RP 715416 (Art Centre) is zoned Special Purpose • Lot 424 on RP 718008 (Art Centre) is zoned Conservation • Lot 346 on RP 711610 and Lot 471 on RP 7200462 (Depot and Dwelling) are zoned Special Purpose.
2.2.1.4 DCP4 – Hillslopes The sections of Lot 400 north of Collins Avenue are included within the Major Open Space Designation. Lot 349 on RP 715416 (Art Centre) is within the Special Use Designation, whilst adjoining Lot 424 is within the Conservation Designation. The balance of the study area is excluded from the provisions of DCP4.
2.2.2 CairnsPlan 2.2.2.1 General A second State Interest Check review of the draft CairnsPlan was conducted and completed during the study (based on the draft version in November 2004). CairnsPlan was adopted by Council on 27 January 2005 and its implementation commenced on 1 March 2005. The review included an assessment of planning approvals required for the uses and activities proposed by the masterplan and ongoing discussions with Council officers. On this basis, no further assessment of the then current Planning Scheme was undertaken.
2.2.2.2 Planning Allocations Planning Areas and Overlays: The study area forms part of the Inner Suburbs District Plan. Within this Plan, the entire study area with the exception of Lot 424 on RP 718008 has been included within the Open Space Planning Area.
2.2.1.3 DCP2 – Height and Bulk of Buildings • • • •
Strategic Plan Zoning Plan DCP2 - Height and Impact of Buildings DCP4 - Hillslopes
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The entire study area is included within Precinct 6 with the exception of Lot 424 on RP 718008. This lot has been excluded from the provisions of DCP2.
Lot 424 has been included within the Conservation Planning Area. The masterplan does not propose any uses or activities for this lot.
2.01
Overlays: The following overlays are relevant to the masterplan Area: A. Hillslopes - excluded from provisions B. Vegetation Conservation / Watercourse Significance. The following designations are identified within the study area: • Vegetation with Key Conservation Value • Vegetation with Moderate Values • Vegetation with Low Values • Category 1, 2 and 3 Watercourses
amenities building: not totally compliant with current CPTED principles
tanks: preserve existing artwork mural
C. Historic Cultural Heritage Areas The formal gardens, existing Tank Arts area and access to the Red and Blue Arrow Trails north of Collins Avenue are within a Character Precinct. Significantly, Tank 1 located on Lot 346 on RP 711610 has been excluded from the Character Precinct Area.
J. Pedestrian and Cycle Movement Overlay Both Collins Avenue and Greenslopes Street are identified as District Routes. The existing major paths within the site have identified as Neighbourhood Routes. K. Connectivity Overlay The main existing cycle and pedestrian path extending through the site and the southern side of Collins Avenue has been identified as Open Space links. These links connect with other Open Space areas to the east and south. L. Road Hierarchy Overlay Collins Avenue has been identified as a Collector Road and Greenslopes Street has been identified as a Sub-arterial Road. An un-constructed road reserve adjoining the western boundary of the site is identified as an Access Street.
D. Potential or Actual Acid Sulphate Soil Overlay The section of the study area on the north side of Collins Avenue is below the 20m contour line. The section of the study area on the southern side of Collins Avenue is below the 5m contour line. This has implications on the excavation or filling of land within the study area.
2.2.2.3 Statutory Planning Considerations and Approvals
E. Bushfire Risk Analysis Overlay The central part of the site is within the Medium Risk Hazard Area
Relevant Uses: Based on the range of uses and activities proposed by the masterplan, the following use definitions are relevant:
F.
G.
Q100 Flood Levels Overlay Study area excluded from provisions Obstacle Limitations Surfaces Overlay Study area is located within Inner Horizontal Surface 46.0
AHD. H. Australian Noise Exposure Forecast 2005 Overlay The eastern edge of the study area is located between the 25 ANEF and the 20 ANEF contours. The balance area of the site is outside the 20 ANEF contour. I. Primary Light Control Plans/Bird Strike Hazard Overlay The entire site is within the 0 to 3km Bird Strike Area and within a Light Intensity Area.
General: Given that the Draft CairnsPlan became operational in March 2005, the assessment of the planning approvals required for the uses and activities proposed by the masterplan was based on the then current version (November 2004) of the Draft CairnsPlan and further discussions with Council officers.
‘Park’ means the use of premises for recreation, aesthetic appreciation or environmental protection. The use includes facilities for the enjoyment and convenience of users of the park such as kiosks, picnic places, scenic lookouts, shelters, children’s play areas, car parking areas and public toilets.” ‘Tourist Attraction’ means the use of premises for an activity or range of activities designed and operated primarily to attract tourists. The use may include interpretive facilities, retail outlet for the sale of souvenirs and similar items, kiosk, restaurant, administrative office and manager’s residence. The use includes facilities commonly described as pioneer village, sanctuary and animal park, theme park, waterslide or zoo.
‘Indoor Sport and Entertainment’ means the use of premises for sport, physical exercise, recreation or public entertainment predominantly within a building. The use includes facilities commonly described as sports centre, gymnasium, amusement and leisure centre, cinema, dance club, music club, nightclub, reception room, theatre, convention centre or function centre. ‘Outdoor Sport and Recreation’ means the use of premises for sport, physical exercise, recreation or public entertainment predominantly outdoors. The use includes facilities commonly described as racetrack (for cars, motor cycles, horses, dogs, etc), showground, theme park, pony club, commercial sports ground and other facilities based on the appreciation and enjoyment of the natural features of a locality. ‘Restaurant’ means the use of licensed or unlicensed premises for the provision of meals or light refreshments to members of the public for consumption on or off the premises. The use includes facilities commonly described as bistro, bar and grill, café, milk bar, snack bar, coffee shop, tearoom, takeaway, drive through food outlet or fast food outlet. ‘Shopping Facilities’ means the use of premises for the display and retail sale of goods and for personal services such as betting (in the form of a TAB agency or similar facility), hair and beauty care, laundering and dry cleaning and other customer services. The use includes the hiring out of small domestic items such as appliances, entertainment, sporting and health equipment and the exchange of domestic items and clothing. The use includes facilities commonly described as shop, supermarket, department store, stall, market, showroom or salon. ‘Public Utility’ means the use of premises for the provision of public facilities and services such as emergency services, water, sewerage, electricity, gas, telecommunications, transport, drainage and refuse collection and disposal. ‘Car Park’ means the use of premises for the temporary parking of motor vehicles where this parking is not provided as part of the premises for some other purpose. The following comments are noted in relation to the range of uses proposed within the intent of the above use definitions:
mc cormack street: offers additional carparking capacity
BOTANIC GARDENS/TANKS/CENTENARY LAKES
2.02
Most of the uses and activities proposed by the masterplan can be considered to be either part of or ancillary to the principal focus of the masterplan area for botanic garden purposes and recreation purposes. Guidance in this regard is provided by the administrative definition within the CairnsPlan for ‘ancillary’ noted as follows: ‘Necessarily associated with, but incidental and subordinate to, the principal use.’
existing botanic gardens office
botanic gardens: plant production
• Having regard to the definition for ancillary use, the following aspects are noted in relation to the range of uses and activities proposed by the masterplan: • The ground level and elevated walkways, display areas, interpretive areas and maintenance compounds can be considered as being ancillary to the Park use; • The sale of goods directly related to the gardens, including publications, maps and interpretive material can be considered as being ancillary to the park use; • The limited sale of drinks and light refreshments (kiosk) during the hours of operation for the gardens can be considered as being ancillary to the park use; The operation of the car park on the Tank 1 site can be considered as being ancillary to the park on the basis that there is no charge for the use of the car park and that the car park is principally used for visitors to the garden area. • The uses that are not within the definition of Park or considered ancillary to the park use include: elements of the Tanks Art Centre and Graft ‘n’ Arts building. This can be defined as ‘Indoor Entertainment’. • The restaurant is a separately defined. Whilst the current restaurant is determined as a ‘kiosk’ as part of the sub-lease over Lot 400 on NR 7222, the upgrading and expansion of the restaurant as part of the masterplan would require the activity to be separately defined. Assessment Levels: The uses and activities proposed by the masterplan can be encompassed by the definitions for: • Park • Restaurant • Indoor Sport and Recreation (Tank Arts Centre and Graft ‘n’ Arts Building)
Based on the initial Level of Assessment table for the Inner Suburbs, the following requirements are noted for the uses and activities within the Open Space Planning Area: Use • Park • Restaurant • Indoor Sports and Entertainment
Assessment Level Exempt Impact Assessable Impact Assessable
It is noted that given that as no use or activity is proposed for Lot 424 on RP 718008 (included within the Conservation Planning Area), the identification of planning approvals on this lot is not required. Whilst the Park use is identified as exempt development within the Open Space Planning Area, the works associated with the proposal will be subject to the provisions of the overlays. Overlays of significance in this regard include: • Vegetation Conservation / Watercourse Significant Overlay in relation to works with areas of Key Conservation Value or Moderate Value; • Potential or Actual Acid Sulphate Soil Natural Overlay in relation to works, including excavation and filling below the 5m contour line. Given the requirements specified by performance criteria for the codes attached to the overlays, the assessment level for the ‘Park’ activity would be elevated to Code Assessment.
2.2.2.4 Other Approvals Road Openings and Closures: As shown by the masterplan, it is proposed to close the section of Macdonnell Street from Goodwin Street to Collins Avenue. It is also proposed to realign Collins Avenue between Macdonnell Street and Tank 1. This realignment will involve road openings and closures for this section of Collins Avenue. Discussions with officers from the Department of Natural Resources and Mines indicate that the assessment process for road openings and closures is between 12 to 24 months. A number of uses and activities are proposed within the road closure areas.
It will be necessary for the Crown to agree to the lodgement of any planning applications for land encompassing the road closure areas. Advice from the Department of Natural Resources and Mines officers indicate that the Crown is unlikely to agree to the lodgement of such application(s) until after advice is provided by the other service agencies. This can be expected midway through the road closure and opening process. Based on advice from the Department of Natural Resources and Mines it is noted that the pedestrian overpass may be considered as part of road infrastructure and therefore no specific action or approval is required. However this is to be determined by the Department upon review of the final masterplan. Clearing of Native Vegetation: Within the provisions of the Vegetation Management Act a significant part of the study area has been identified as having Regional Ecosystem status, including Endangered (Dominant) Vegetation. It is noted that the extent of vegetation identified by the Department of Natural Resources and Mines mapping is similar to the vegetation areas identified by the Vegetation / Watercourse Significance Overlay within the CairnsPlan. Discussions with Officers from the Department of Natural Resources and Mines confirm that approval is required to clear any native vegetation defined by the Vegetation Management Act, however this department is a reference agency in this matter. The Act is controlled by Environmental Protection Agency, whose approval must be sought. The EPA should also be contacted in regard to the approvals required under the Cultural Heritage Act 1992. Discussions with the Council officers also indicate that, given the significance of the vegetation identified within the study area, any works requiring the clearing of native vegetation will require approval from the Department of Natural Resources and Mines, independent of any other requirement to require planning approval for the proposed uses or activities. Creation of New Crown Reserves: The proposed road closures and openings will require a comprehensive review of Crown Reserve Areas forming part of the study area.
tanks: highly appropriate integrated art
BOTANIC GARDENS/TANKS/CENTENARY LAKES
2.03
Discussions with the Department of Natural Resources and Mines officers indicate the following changes are required to the Crown Reserves as part of the implementation of the Masterplan: • Possible re-survey of the reserves to accommodate the road closures and openings and the issue of new lot plans; • Review of the stated purpose of the reserves to ensure that the range of proposed uses and activities accord with the purpose of the reserve; • In particular, it is noted that the purpose of the sub-lease over Lot 400 is for a kiosk; • Given the proposed expansion and upgrading of the existing kiosk to a restaurant, it will be necessary for the Department to determine if a new sub-lease is required and appropriate. The Department of Natural Resources and Mines officers also advised that the masterplan adopted by Council would be used as the basis for reviewing both the reserve areas and the purpose of the reserves. Significantly, each investigation by the Department of Natural Resources and Mines will also identify and address any Native Title issues in relation to the Crown Land, including reserves and road reserve areas. Native Title investigations are not required for freehold land, but Council may consider it appropriate to undertake such investigations as part of the masterplan implementation, especially works proposed in road reserves. However ATSI Culture and Heritage may exist on freehold land and searches are recommended.
Areas encompassed by the proposed extensions to the lakes have been identified as being a potential acid sulphate area. Accordingly, regard should be given to State Planning Policy 2 / 02 ‘Planning and Managing Development Involving Acid Sulphate Soils’.
2.3.2 Whitfield House Also significant in the consideration of the proposed expansion of the lake areas is the identification of any ‘body of water, including, for example, an artificial lake that has, or would have after the change, a total surface area of more than 5000m’ within the Integrated Planning Regulation. The lodgement of a planning application would therefore trigger referral co-ordination by the Department of Local Government, Planning and Sport and Recreation for the lake expansion area.
Each investigation should be undertaken as part of the masterplan implementation and prior to undertaking any further detailed design. In particular, each investigation should be undertaken in relation to structures and surrounding land associated with the former oil storage tanks located within the study area. Lake Expansion: As shown by the masterplan, it is proposed to expand both the freshwater and saltwater lake areas.
The residential property locally known as Whitfield House abuts the northern boundary of the Tanks site. It has a Residential One zoning but a commercial use permit for catering activity and a caretaker’s residence. During the course of this study the property was offered for sale and its acquisition for use within the redeveloped proposal was considered. Possible uses may have included: Graft’n’Arts wet activity area; administration complex; maintenance compound site; environment centre; or as a visitor’s short term residence. During the course of the study, acquistion of the land was not effected.
2.3.0 ADJOINING LAND USES The site is located within a predominantly residential sector of the city. Existing surrounding land uses generally do not detract from the ongoing function, activity and development of the proposed facility, though there are particular precincts which will require attention to ensure the quality and integrity of the site as a botanic and cultural facility is maintained.
Vehicle entry to this site currently traverses through the Botanic Gardens / Tanks site from Collins Avenue, and just east of Macdonnell Street. This masterplan proposes that, based on the current usage levels of access to the property, this entry will be maintained in an equivalent location but aligned to suit and establish pedestrian priority through the precinct.
It will be necessary to ensure that these uses either continue or that any change is not detrimental to the progressive establishment of the complex. The nearby land uses are primarily residential, education and recreation.
However any future change to the use and/or access requirements including public vehicle accessibility to the property suggests that a discreet and alternative entry may be necessary. This could be established either directly from Goodwin Street or possibly from the residential access easement to the east of Whitfield House. Further careful design consideration of this critical shared entry precinct will be required.
2.3.1 Residential Land Use Contaminated Land Investigations: As part of the implication of the masterplan, investigations should be undertaken to determine any land or building contamination issues.
There are a number of land use options for consideration including: enhancing the gateway to the site; additional carparking; redevelopment as accommodation for visiting dignitaries.
Residential areas abut the northern and western boundaries, and abut Collins Road in the eastern sector of the site. Currently the Botanic Gardens and Centenary Lakes offers these residents in particular a significant recreation and ‘natural’ resource. The Botanic Gardens site abuts the Lakes Resort and Spa (a unit development offering short and long term rental accommodation) along its south-eastern boundary, to the east of Lily Creek. Two lots zoned ‘Low Density Residential’ exist on the southern side of Collins Avenue at its eastern end. Under the new Cairns Plan, these lots are zoned ‘Open Space Planning Area’ which provides an opportunity to incorporate the area into the Botanic Gardens site.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
2.3.3 Educational Land Use Existing educational facilities in Edge Hill and adjacent suburbs are within walking distance of the site. The Botanic Gardens / Tanks Art Centre / Centenary Lakes precincts can offer teaching faculties and student bodies a significant education and recreation resource.
2.3.4 Greenslopes Street ‘Cultural Precinct’ In recent years several facilities have been developed along the southern side of Greenslopes Street, to the south of the study area. These include such community facilities as Rondo Theatre, Bridge Club, Gem Club, Serbian Cultural Centre, Eisteddfod Centre, Little Theatre, Choral Society. Locally this area has been named ‘Cairns Cultural Precinct’ however with the influence of the Tanks Art Centre and the intent of this masterplan such a precinct would include a broader area than this section of Greenslopes Street. A more expressive visual recognition than the current small ‘entry feature’ walls along the roadside is recommended to emphasise the importance of the Greenslopes Street precinct.
2.4.0 ROADS AND TRANSPORT 2.4.1 Primary Site Access
Noise attenuation methods to minimise the impact of activity in the Tanks precinct may also be necessary.
Collins Avenue and Greenslopes Street are integral components of the study area. Collins Avenue is a two-lane distributor road which provides the primary access into Flecker Botanic Gardens, the Tanks Art Centre site and to the McCormack and Macdonnell Street accesses into the Botanic Gardens site. It meets Sheridan Street in a non-signalised intersection to the east. Greenslopes Street is a two lane sub-arterial road with a signalised intersection at Sheridan Street providing access to and egress from the southern area of the site for both inbound and outbound directions. Service vehicles access the Centenary Lakes site from Greenslopes Street.
Investigation of the Whitfield House property owner’s responsibilities in regard to vehicular and pedestrian accessibility and noise amenity is warranted. Approval or licensing of any proposed development on this site may require a more thorough consideration of the use and its likely impact on the Botanic Gardens /Tanks Art Centre development.
Collins Avenue carries around 5,000 vehicles per day while Greenslopes Street carries about 6,200 vehicles per day. Both streets are likely to experience some growth in volumes in the future but at a moderate rate. Greenslopes Street traffic levels are likely to increase more than those of Collins Avenue due to its predominate sub-arterial function. Parking is provided for the Collins Avenue Precinct at onstreet locations in Collins Avenue and on the eastern side of McCormack Street.
2.04
There is also a small off-street gravel car park that provides access to the existing pedestrian entry to the Red and Blue Arrow Walking Trails. Community responses during the consultation period included numerous comments and suggestions regarding the road network. These have been carefully considered and where possible and appropriate, incorporated as necessary into the planning process.
Unformed tracks allow service vehicles to access portions of Centenary Lakes, entering from Collins Avenue and Greenslopes Street. No other formed roads exist, requiring current maintenance staff to traverse the remainder of the site across the lawns.
2.4.2 Secondary Site Access
Gardens maintenance staff will require circulation paths of sufficient width to allow light vehicular movements. It is recommended that vehicles such as the more versatile quadwheeled tray back utilities be utilised by maintenance staff for access and to convey materials throughout the site.
Currently there is no other vehicle access to the site. In order to encourage visitation and meet operational requirements, it is essential to provide appropriate bus, coach and maintenance vehicle access to the site.
Heavy vehicular access to the new maintenance compound location will be necessary for delivery of materials and a road is proposed for this action.
Occasional site access is required for the staging of events within both the Botanic Gardens and Tanks areas. Regular deliveries to the retail and commercial areas will also require consideration.
Consultation with the community during the masterplanning study determined that public vehicle access into the site was not desirable, but if required, deserved careful management and minimal impact on the site.
Regular access by large vehicles such as tour coaches or delivery vehicles are not compatible with a concept for a precinct that highlights a recreational and nature based experience and contains relatively closely spaced ‘people’ nodes. This is particularly so for this site due to its small size and narrow depth. Consideration of alternate site access and a less intrusive road network is recommended, and a concept that provides for amenable access from nearby on-street locations is preferred. In the case of coaches a remote lay-by area is desirable while amenable pick-up and drop-off facilities should be provided.
Location
Formal*
Informal
Collins Avenue
42
90
McCormack Street
60
0
MacDonnell Street
32
0
Goodwin Street
7
0
TOTAL (Spaces)
141
90
Table 2.1 Current Parking Provision, Collins St Precinct * Includes kerbside parking in residential areas of Goodwin, Macdonnell and McCormack Streets
2.4.3 Internal Access - Vehicles Currently, internal access within Flecker Botanic Gardens and Tanks Art Centre is limited. Service access into each site is possible though due to the existing development and inherent features such as large trees, vehicles are unable to traverse through each site area. Internal access should be maintained with minor enhancements to cater for occasional access associated with events. This lower level of service to occasional vehicles is considered an appropriate trade-off with the site constraints.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
2.4.4 Parking Current parking provision can be separated into the two major precincts of Collins Avenue, including the Botanic Gardens and Tanks Art Centre, and Greenslopes Street servicing the Centenary Lakes recreational areas. During the major annual event, Carnival on Collins, the Greenslopes Street precinct is used as a major parking area for the Collins Avenue Precinct. Parking near the Botanic Gardens is primarily on-street parking on Collins Avenue and McCormack Street. Parking on the eastern side of McCormack Street, adjacent to the Gardens is paved with grass pavers and is used by staff of the Gardens and the maintenance crew operating from the Gardens Compound. Parking directly servicing the Tanks Art Centre is limited to formal parallel parking on Collins Avenue. A small gravel car park serves the Red and Blue Arrow Trail. During ordinary days the parking in the Collins Avenue precinct is adequate. During working hours the parking spaces are filled by staff and visitors while after hours they are filled by recreational walkers and joggers accessing the Arrow walking trails and surrounding pathway network. During evening events and weekend daytime events, parking levels are inadequate as users seize all available roadside space in Collins Avenue and immediate surrounding streets. Typical events of this size are: • Tanks Market Days (last Sunday of each month, June to November), • Shakespeare in the Gardens (14 nights in September) • Movies under the Stars (monthly for 9 months) • Major showings or events at Tanks Art Centre (at least monthly, maximum of 350 persons per tank) Each of these events typically demand around 200 parking spaces. Their frequency suggests that this number should reflect the design case for current parking demand for events. Ordinary parking levels are difficult to quantify without the benefit of actual figures for current or proposed staffing requirements for the Graft’n’Arts centre. The additional demand created by the increased patronage of the area is also difficult to quantify.
However, it is expected that ordinary parking should be provided for about 100 vehicles in formal spaces that do not impact on local residents. The current parking provision in Collins Street Precinct is presented in Table 2.1. Consideration needs to be made for coach parking. Current usage includes tourist coaches with a lesser usage by school buses. There is currently no formal provision for bus parking however incorporation of 5 spaces is considered a minimum number required by the plan. The Greenslopes Street Precinct has very moderate demand for parking and is primarily used by picnickers and other recreational users, primarily during weekends and weekday evenings. A small sealed area caters for a six vehicles while the wide grassed verges affords nose-in parking during events.
2.5.0 CYCLEWAYS AND FOOTPATHS There is a network of cycleways and footpaths throughout the study area that cater for routes both into the parkland and paralleling the road network. Cairns City Council has recently updated its strategic planning for Cycle ways and Pathways in the Cairns Pedestrian Movement and Cycle Travel Strategy (2004). This strategy defines target standards for both on-road and off road facilities for pedestrians and cyclists as well as defining strategic routes of importance at the local and district level.
2.5.1 Cycleways Cycleways are constructed along Collins Avenue adjacent the roadway and some linking pathways between Collins Avenue and Greenslopes Street that serve a dual use with pedestrians. The District level network has key strategic north-south and eastwest links. The north-south link joins the recently constructed Aeroglen link pathway and the North Cairns link pathway between Anderson Street and Greenslopes Street. The link between Greenslopes Street and Collins Avenue is currently catered for by a 2.0 m wide pathway that includes a 1.0 m width bridge across Saltwater Creek.
2.05
The road network caters for the east-west links. Collins Avenue has an off-road pathway paralleling it on the southern side. This link extends between the Saltwater Creek bridge and McCormack Street and varies in quality between 2.0 m concrete path to a widened road shoulder. Facility for cyclists on Greenslopes Street is limited to informal narrow road shoulders and narrow bridge crossing of Lily Creek. The concept for the cycleway network therefore should provide for on-road provision of cycle lanes on both Collins Avenue and Greenslopes Street and a north-south cycleway connection between them through the Centenary Lakes area. Links to the Aeroglen and North Cairns cycle ways should also be provided with suitable facilities for road crossings of Collins Avenue and Greenslopes Street.
2.5.2 Footpaths Desire lines for cycle and pedestrian travel are typically similar at the local level and paths are typically formed as dual-use pedestrian facilities. Therefore the strategic network for pedestrian paths matches that of the cycleways. Within the precincts a network of pathways has been developed, but does not provide comprehensive access to all areas. Refer page 8.10. Some pathways have been paved using either insitu concrete or unit pavers such as precast concrete or brick pavers. There are numerous examples of pavements, especially insitu concrete, which have been lifted by adjacent tree roots or dropped through subsidence. These areas require replacement or reconstruction to remove safety and liability concerns.
Existing Circulation refer 8.10
Origin / Destination
Comment
Day Frequency
City Via Route 7
Direct
Hourly
City via Route 5A/6/6A
Walk from Pease Street (10 minutes)
30 mins
Machans Beach
Direct
Hourly
Festival Fair
Walk from Pease Street (10 minutes)
30 mins
Table 2.2 Public Transport Services
Some pathway areas are constructed with a decomposed granite surface. While this is desirable as a natural texture, it delivers extensive maintenance problems, especially following periods of rain, with staff having to spend considerable time to re-pack or re-lay the surface. Reconstruction of the paths using a more permanent surface is desirable. In addition to the links within and among precincts, network paths for pedestrian movement are required between and along Collins Avenue and Greenslopes Street. A further east-west link between Woodward Street and the Centenary Lakes Precinct would also be beneficial to local connectivity, particularly for the recreational network.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The north-south link pathway is likely to attract considerable usage during early evenings and following events. Traffic volumes and the hierarchical importance of the link will justify lighting of the pathway. Paths separated from Collins Avenue or Greenslopes Street would also require consideration for standalone pedestrian lighting. The importance of the north-south link pathway for pedestrians and cyclists will require selection of a width that affords an amenable environment for all users. Accordingly a minimum width of 4.0 metres should be adopted for a shared pathway.
2.6.0 SET-DOWN AND PUBLIC TRANSPORT Both Collins Avenue and Greenslopes Street are public transport routes and receive regular bus services as part of Sunbus Route 7. Pease Street, between Collins Avenue and Greenslopes Street, is service by Sunbus Routes 5A, 6 and 6A. Bus stops are currently provided near the entrance to the Botanic Gardens in Collins Avenue and to the south of the study area in Greenslopes Street. Sunbus Route 7 is a service originating at Machans Beach and terminating at Earlville Shopping Centre. It is a one-hour turnaround route that passes through Edge Hill, City Place, Westcourt Plaza, TAFE and Festival Faire. The service loops into Edge Hill via Collins Avenue, Pease Street and Greenslopes Street from the Captain Cook Highway / Sheridan Street. Service frequency is about hourly during daylight hours. Sunbus Routes 5A, 6 and 6A connect the areas of Whitfield, Brinsmead and Edge Hill with the City via Festival Faire Shopping Centre. The service loops through the major service areas and a section of this includes Pease Street between Collins Avenue and Greenslopes Street. Service frequency is about half-hourly during daylight hours and about hourly until 10pm. The two services cannot be considered to be complementary for nearby destinations as the minimum wait for connections is 15 minutes and up to 45 minutes. Accordingly public transport access to the precincts can be summarised as Table 2.2.
The Strategy did not anticipate any new attractors in Edge Hill. As with most community facilities, servicing of the precinct by public transport must be considered. It is recommended that these stops are preserved in similar locations to ensure public accessibility is maintained. A set-down area is required for buses and coaches, typically during the daytime. This area should also be sized for use for public set-down and taxi services. A Queensland Rail rail line runs parallel to Sheridan Street in the east of the precinct. This line services the Cairns-Kuranda tourist route as well as freight transportation. An opportunity exists to incorporate this line into the transportation servicing of the precinct. A new station platform, concourse, and vehicle access would be required.
2.7.0 INFRASTRUCTURE SERVICES 2.7.1 Electricity Supply Both Collins Avenue and Greenslopes Street contain both highvoltage and low voltage reticulation within the road corridor. A prior initiative has seen the power undergrounded from McCormack Street to the eastern side of the Tanks Precinct on Collins Avenue. The Botanic Gardens and Tanks Precincts have electrical service connections. Electrical services are provided from Greenslopes Street to public conveniences in the Centenary Lakes Precinct in both the Freshwater and Saltwater Lake areas. There are no constraints to electrical connections. However significant increase in loading (e.g. airconditioning of large volumes) may require new transformers and upgraded connections and on-site reticulation. A large brickwork electrical substation at the corner of McCormack Street and Collins Avenue presents some constraints to Collins Avenue alignment and cross section.
2.7.2 Lighting The longer-term plans for the public transport system, within the Cairns Integrated Public Transport Strategy (2003), show no increased frequencies or amendments to existing bus routes.
Roadway lighting is provided along both Collins Avenue and Greenslopes Street to an unknown standard. Lighting of Collins Avenue between the Tanks and the Saltwater Creek bridge is sparse and unlikely to perform to a suitable category.
2.06
Lighting between McCormack Street and the Tanks is likely to be to a satisfactory standard. The pedestrian crossing opposite the Botanic Gardens appears to be satisfactorily lighted however no detailed assessments were made. All lighting between McCormack Street and the Tanks is supplied via underground reticulation.
2.7.3 Sewerage Supply
Greenslopes Street appears to be satisfactorily lighted via overhead reticulation. However a detailed review of traffic and lighting standards should be made during any significant upgrading.
Sewerage services cover the Botanic Gardens and western Tanks areas on Collins Avenue. The eastern end of Collins Avenue, near to Tanks 1 and 2, is serviced by a local reticulation system for which service plans are not available. The area between Tanks 2 and 4 on teh northern side of Collins Avenue is currently not serviced. Development west of Tank 4 will require gravity reticulation to the minor residential networks on the western side of Saltwater Creek. The requirement to pump effluent may introduce constraints to loadings.
Themed pedestrian lighting via feature poles and luminaires are provided along Collins Avenue from the Pease Street roundabout through to Tanks. It is likely that this was designed to modern standards under a prior initiative to improve safety of the link.
Any development on the southern side of Collins Avenue may be difficult to service with current infrastructure using traditional gravity systems. There are no other constraints that would limit foreseeable development.
No other pedestrian-only lighting is provided in the precincts. The Greenslopes Street road lighting is unlikely to provide a suitable level of pedestrian lighting more than a few meters from the road pavement.
The sewerage service to the public amenities block in the Freshwater Lake Precinct is currently pumped from site. Any future sewerage services in either the Saltwater or Freshwater precincts will require pumping to either the rising main or the area serviced by gravity sewerage to the south of Greenslopes Street.
Only occasional roadway lighting exists around the local streets surrounding the Botanic Gardens as is typical of historical streets in the area. These streets are often used for event parking during night time activities and have no separate pedestrian lighting. Key issues for lighting and public safety aspects to be considered in the concepts are:
The security CCTV fibre-optic network is based on the near-CBD areas. It is proposed in the near future to extend the network along the Esplanade from the CBD as far as Smith Street with the final Foreshore Enhancement Project. The concept therefore should provide to extend the network to include the Collins Avenue precincts and the link pathway between Collins Avenue and Greenslopes Street.
2.7.6 Irrigation Portion of the Botanic Gardens site has partial coverage with a semi-automatic irrigation system utilising pop-up and spray.
The sites afford ready access to traditional fixed-line communications. Cairns City Council runs two fibre-optic networks. One is for the wide area network (data) and the other for security services including camera feeds. The current Council data network extends from the City to the Council Depot in McNamara Street. Ultimately it is proposed to extend it to the Collins Avenue Council facilities and the horticultural maintenance facility.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
For planning purposes, until flood modeling of the area can confirm, it is suggested that the minimum structure floor levels be adopted as RL3.8m, representing components of 100-year average recurrence interval immunity with tailwater components for storm tide level and sea-level rise. For roadways, where a lower level of immunity is appropriate, a minimum design level has been adopted as RL3.3m which may approximate a 20-year average recurrence interval flooding level.
2.8.0 STORMWATER RUNOFF DRAINAGE
2.9.0 EXISTING BUILDINGS AND STRUCTURES
The topography of Mt Whitfield to the north of the precinct directs stormwater runoff through the site and into water bodies on site, including the stream through Flecker Botanic Gardens, the stream through the Gondwana Garden, the lowland swamp area south of Collins Avenue, Freshwater Lake and to Saltwater Lake.
2.9.1 Building Assessment
Stormwater runoff collection occurs at the south-eastern corner of the existing Flecker Botanic Gardens, and at road pavements, and is collected at gully inlets at various locations along the roads through the precinct.
2.7.5 Communications and Security • Roadway lighting to be upgraded along Collins Avenue between Tanks and Saltwater Creek • Roadway lighting is to be upgraded to streets immediately surrounding the active precincts where night time parking is typically demanded to provide pedestrian amenity • Pedestrian lighting should be provided to any off-road paths along Collins Avenue and to the major north-south link path between Collins Avenue and Greenslopes Street. • Lighting should be provided to any off-street parking areas and their links to major pathways.
Flooding drainage has not been investigated in the vicinity of Centenary Lakes. The highest recorded flood level from 1968 indicates levels of RL3.3m (AHD) at the south west corner and RL2.8m (AHD) at the north east corner of the Centenary Lakes Precinct.
It is recommended that a comprehensive plan for irrigation of the entire site be developed using computer assisted technology to manage water use and distribution. Water sources for irrigation supply should also be further investigated. Refer section 4.6.2.5.
2.7.4 Water Supply There are no constraints to potable water supply. There are adequate mains to provide for connections at Collins Avenue or Greenslopes Street for conceivable loadings.
2.8.1 Flooding Drainage
Anecdotally the culvert crossings under Collins Avenue are under-sized for the water volume received during large storm events. Upgrading of these culverts in the medium to long term should be considered. Stormwater collection points are potential pollutant sources impacting on the water quality of the lakes and waterways. The provision of gross pollutant traps and other stormwater quality improvement devices at appropriate locations should be incorporated into the final concept.
Refer to appended schedules describing existing buildings and current situation.
2.9.2 Contamination Issues No detailed assessment of contaminates or soil sampling was carried out at the concept stage. However some obvious issues arise that will require direct consideration during concept development. Contaminates are known to be in all Tanks areas as a result of their prior use as a diesel fuel storage facility. Accordingly any new use will require a review of the need to clean up the sites. Contamination is likely to be within the tanks themselves, any pipe work, valve pits and pump houses and in the earth surrounding these areas. Whether formalisation of any remediation is necessary will depend on legislation however some cleanup targeted toward these issues will be required to meet general obligations. An Environmental Risk and Likely Impact analysis will be required prior to the use. Tanks 3, 4 and 5, were originally constructed with asbestos roofing. While Tanks 4 and 5, the most westerly, have been reroofed during a past upgrading but Tank 3 remains sheeted with asbestos. It will be necessary to formally remove this sheeting prior to any public use.
2.07
PHYSICAL CONDITIONS ANALYSIS 3.0.0 PHYSICAL CONDITIONS ANALYSIS 3.1.0 PHYSIOGRAPHY The topography of the Cairns region consists of a coastal plain that includes beaches and dunes, river deltas, bays, estuaries and wetlands, rolling foothills and mountain ranges. Much of the eastern portion of the City is coastal plain (less than 5m above sea level). The topography rises through rolling foothills to the scarps of the ranges to the west. This range of altitudes and range of soil types combine to produce a diverse range of habitats which underpin a unique environment.
3.2.0 TOPOGRAPHY At a relatively small area of 42.23 hectares, the combined site offers little in the way of diversity, and generally does not exhibit the regional range of differing and distinct landscape units that typify the physiography of the region. Slope Analysis Diagram refer 8.14 The southern sector of the site is dominated by the influence of water, with separate water bodies generated by or affecting the site landform. This site straddles Saltwater Creek and the water bodies known as Freshwater Lake, Saltwater Lake and Lily Creek. Several distinct basins are created by the natural and modified topography of the site, establishing opportunities for a dynamic and visually interesting landscape. A summary of the site landform follows. Refer 8.14. The northern side of Collins Avenue is relatively narrow and rises up towards Mt Whitfield. Construction of the Tanks in WWII required substantial earthworks, leaving almost shear rock-faced embankments. The Flecker Botanic Gardens site exhibits minor undulations and topographical changes associated with the stream through the Gardens.
The southern side of Collins Avenue through to Greenslopes Street is relatively low lying and generally flat, with the majority of the landform being 2-2.5m above high water level. The exception is a relatively steep 3-5m embankment on the southern side of Collins Avenue at the western end of the site. It is presumed that this embankment was formed in the formation of the road.
3.2.1 Slope Analysis Slopes within the site range from relatively level ground adjacent the water bodies to sheer embankments on the north side of the Tanks. The slope analysis drawing indicates a broad assessment of the topography encountered on the site. Refer to appended Figure 8.14 It should be noted that survey data for the entire site was not available during the course of the study. For this analysis, levels on the site were interpolated from aerial photography; consequently the slope analysis is indicative, but sufficient to identify the basic landform.
There are extensive linear areas of steep land that are generally located along the scarp embankments down from Mt Whitfield. The analysis diagram indicates that moderate to steep gradients cover approximately 15% of the site. Much of the balance of the site or approximately 10% is characterised by the gentle to moderate slopes that variously follow along Collins Avenue and the botanic gardens site. Water bodies cover the remaining 5% of the site area.
The indicative slope analysis / constraints has been based on criteria in the disabled access requirements of Australian Standard AS 1428.1 1992. • Gentle gradient: less than 1 in 20 (accessible incorporating ramps, no steps) • Moderate gradient: 1 in 5 to 1 in 20 (generally accessible with steps and ramps) • Steep Gradient: greater than 1 in 5 (inaccessible without steps) The site has significant areas of level to gentle grades, primarily south of Collins Avenue. The analysis diagram indicates that gentle gradients cover approximately 70% of the site.
botanic gardens: tropical characteristics
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.01
3.3.0 HYDROLOGY
3.3.3 Other Water Influences
The site is considerably influenced by water bodies within or adjacent its boundaries. It has the considerable advantage of sustaining both fresh water and saline water.
Mt Whitfield to the north of the site generates a significant volume of stormwater runoff which impacts the site in numerous locations.
3.3.1 Major Streams
Runoff from the mountain gives rise to a small watercourse, Fitzalan Creek through the Flecker Botanic Gardens which carries stormwater, based on seasonal rainfall. This stream is a desirable landscape element within the Gardens, but requires management and some bank stabilisation to minimise erosion due to its concentrated narrow streambed. This stream discharges to the wetlands south of Collins Avenue.
The tidal creeks Lily Creek and Saltwater Creek traverse the site and together drain an area of some 13 sq km with much of that catchment at no more than 1.0-2.0 metres above maximum tide. Consequently, such land is prone to flooding under tropical rainfall events particularly when associated with adverse tidal effects.
steps: prohibit disabled access and should be replaced with more suitable access methods
These waterways may require attention e.g. flood mitigation procedures, to cope with storm occurrences. Continued silting of the canals has also reportedly been a problem in the past and will continue in the future together with prolific mangrove bank growth tending to narrow and choke the canals by natural reclamation. The streams create various issues and opportunities in relation to site planning, including: accessibility; information and interpretation; incorporation within the circulation network.
3.3.2 Lakes
tanks: wall enveloped by buttress roots of banyan tree
Centenary Lakes was apparently created in 1975 / 76. This includes two shallow artificial lakes, one saltwater and one freshwater, located astride Saltwater Creek. Freshwater Lake was established by construction of a weir across a small tributary of Saltwater Creek, having reportedly been a mangrove saltmarsh. The lake was originally quite shallow and numerous problems such as prolific weed growth and invasive shoreline vegetation resulted from the initial construction and various actions have been carried out to ameliorate the conditions. The origins of Saltwater Lake are unknown, however anecdotal reports suggest that this lake was originally fresh, but was flushed with salt water to eradicate prolific weed problems. Studies conducted by MacKinnon in 2000 report that there remain major concerns with the lakes and natural processes that require ongoing monitoring and attention.
Similarly, the small watercourse known as Crowley Creek traverses the natural forest adjacent Macdonnell Street, also discharging south of Collins Avenue. Runoff from other sections of the mountain discharges via stormwater pipes under the road into low-lying lands. These streams discharge into the pandanus and melaleuca wetlands and eventually into Freshwater Lake or Saltwater Creek.
3.3.4 Water Quality The 2000 MacKinnon report makes little comment on water quality in the lakes, citing insufficient sampling. Routine monitoring of water quality in the lake is recommended, and this is considered essential for the management of this lake given the risk of algal growth and eutrophication. Seasonal and long-term weather influences impact on the site stormwater situation to varying degrees and at varying times. It is reported that at some times the level of water in the creeks and wetlands is reduced to quite shallow depths.
The lake acts as a nutrient trap receiving nutrients from stormwater runoff directed from urban development. This function is not compatible with the primary roles of the lake as an aesthetically pleasing recreational facility and as an ecosystem with features similar to natural freshwater coastal plain lagoons which are now rare in the Cairns region. The management of the lake should aim to reduce the amount of phosphorous entering the watercourse, and to remove sufficient phosphorous to lower the trophic status of the lake. In the long term, lake management should aim to remove at least as much phosphorus from the lake each year as is bought into the system from outside. A comprehensive study is recommended to assess the environmental benefits of this action and other suitable methods of water quality improvement.
3.3.5 Lake Size In order to improve water quality, increasing the area and depth of the lake and regulating macrophyte vegetation has been offered as one method. However, due to the current configuration and bathymetry of the lake, there may be limited opportunity to implement this recommendation. However while high nutrient levels remain, there is an appreciable risk of algal growth, eutrophication, and deterioration of the aquatic ecosystem. This study recommends that further investigation of the lake and its size be considered to assess the possibility of enlargement and assist in reducing nutrient levels, providing diverse habitat for a stable aquatic ecosystem, and improving the aesthetic appeal of this part of the site.
3.3.6 Flood Levels It is recommended that in these drier times consideration be given to recirculation of water from Freshwater Lake into the streams which discharge into the wetland areas. This would have the effect of replenishing the wetlands to maintain their environmental condition, and to strip any nutrient load which may have built up in the lake waters.
Flood information indicates that the highest recorded flood level is approximately 3.3m in this section of the creek system. A recurrence of this flood would inundate much of the low-lying areas of the site south of Collins Avenue and is a constraint to be considered in the masterplanning process. Portions of this area of the site are recommended for development i.e. the maintenance compound and nursery area. It will be necessary to elevate this facility above the flood plain if it is to be located here.
collins avenue: proposed alignment corridor
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.02
A flood study will need to be conducted to investigate issues relating to filling in the floodplain, finalise design levels and how this can be incorporated.
3.3.7 Weed Control It is reported that past management of the weed problems in the lake to date has concentrated on reactive ‘in lake’ measures such as chemical spraying and physical removal of weed. Actions such as these provide only temporary respite and the weed quickly returns to choke the lake. Permanent reduction of weed problems in the lake cannot occur until the emphasis is shifted from directly controlling weeds to focus on lowering the nutrient loading which is acknowledged as the main cause of the problem. Botanic Gardens Landscape Analysis Diagram refer 8.12
3.4.0 VISUAL CONTEXT 3.4.1 Character
These views are generally restricted to glimpses only, as the density and extent of vegetation precludes expansive views. Limited views into Freshwater Lake are possible from Greenslopes Street, though it is difficult to appreciate other water bodies from external areas. Views into the Tanks precinct are limited. Existing concrete bund walls constructed in association with the Tanks prohibits views of ground level activities. The combined factor of the overall layout of the entire site and the density vegetation limits views into and throughout the site. There is little legibility, an important and desirable trait of complex open space facilities. This can give rise to a perception of visual uncertainty and a concern with personal safety. This needs to be addressed in site layout, or crime prevention through environmental design.
The topography and existing vegetation creates a site with considerable and dramatic visual qualities.
3.5.0 GEOLOGY AND PEDOLOGY Collins Avenue is acclaimed as a highly scenic thoroughfare, especially for motorists, and according to anecdotal evidence this is a particular reason why this road is so heavily trafficked. Its meandering road corridor and overarching tree canopies are highly attractive and expressive of the site’s character.
tanks amphitheatre: greater use is encouraged
Greenslopes Street is more open, with a broad corridor devoid of the tree canopies seen on Collins Avenue. This road has the potential to assume a more interesting character, reminiscent of a boulevard, but requires a more substantial planting regime within the corridor, and other key street furniture elements to establish a greater visually appeal.
3.4.2 Views The dense vegetated nature of the site does not permit extensive open views throughout any of the individual precincts. Instead, the natural forest, groves of trees, and gardens form a series of outdoor ‘rooms’, and these offer a diverse range of visual opportunities. Long expansive views are possible from various vantage points around the lakes, and along the two main road corridors. Views into the site precincts are possible from various locations, principally along the main road corridors. tank 4: considerable display opportunities
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.5.1 Geology The Cairns Wet Tropics bioregion has physiographically developed as a rugged and geologically diverse terrain with some striking landform features. The region’s terrain can be divided into a number of physiographic regions, including the highlands in the west and the coastal plains in the east. The highland is formed on acid volcanic rock and is a zone of rugged topography with deeply incised gorges, precipitous slopes, and ridgelines that have been etched from granitic, basaltic and metamorphic rock types. The coastal plains vary in width, being relatively flat and low lying in the south of the region and becoming increasingly nArrow to the north as a consequence of the proximity of the MacAlister Range. The coastal plain, the majority of which is only a few metres above mean area level, is punctuated by isolated hills adjacent the coast. These hills, including Mt Whitfield adjacent the study area, are a dramatic element in the visual landscape of the region. To fully appreciate the evolution of the unique natural features in this landscape, it is necessary to consider the vastness of the geological time scale. Around 400 million years ago in a time period known as the Devonian, sediments were deposited off an ancient coastline.
With time, these sediments eventually consolidated to form sedimentary rocks. In the early Carboniferous period, about 40 million years later, sediment accumulation ceased and with movements in the Earth’s crustal plates, heat and pressure changed the chemical composition and structure of the sedimentary rocks under a process called metamorphism. The shales, schists and quartzites of this formation were created. With continued compression, these rocks were uplifted above sea level, and now form a significant proportion of North Queensland’s coastal escarpment. In the late Carboniferous period 300 million years ago, crustal heating created pools of molten lava. From the magma bodies that cooled slowly in the Earth’s crust, large mineral grains crystallised and gradually solidified into coarse grained rocks known as granites. For over 100 million years, the north eastern part of Australia was geologically stable and the major landscape shaping process was erosion. In the Cretaceous period about 100 million years ago, the eastern portion of Queensland’s coastline was fractured when plate movement in the earths crust, opened what is now the Coral Sea Basin. Fragments of crust to the west of the fracture dispersed and were depressed and those to the east were domed and uplifted to form and the highland regions of North Queensland’s coastal escarpment. This was a period of greatly accelerated erosion in the catchments of the major river systems and sediment was deposited onto what is now the coastal plain. From about 100 million years ago to possibly less than 15000 years ago, a period of volcanic activity occurred in the region and numerous volcanic vents formed in the area. During this volcanic episode, sequences of basaltic lava were poured down the deep valleys of the various river systems. In the time since the river valleys were filled with lava, river courses have incised deep gorges into the basalt, and the thick basalt flow sequences are often exposed along the watercourses. Erosion of these basalt walls is greatly enhanced by the tropical climate which has annual extreme flooding events. Spectacular waterfalls often mark the upstream limits of erosion in these basalt filled valleys. There are notable changes in the appearance of the vegetation throughout the region, and these are reflected to a degree on this site. Many of these differences are related to nutrient availability and soil physical properties which are directly related to the underlying geology.
3.03
Cairns city exists mainly on dune deposits of the Quaternary, fringed by alluvium to the immediate west and estuarine/swamp deposits to the immediate north and south. The elevated formation to the north of this site appears part of the PalaeozoicMesozoic Hodgkinson Formation.
3.5.2 Pedology The most common soils lie on the metamorphic hills. These are duplex soils, which have distinct loamy surface-soil and clayey sub-soil. These soils tend to be quite acid i.e. pH 4.5 which can make them less fertile. The sands of the dunes and beaches (Regosols) are derived from coastal fluvial processes lie along the east coast of the city.
Tanks Site Analysis refer 8.13
The soils of the more urbanised parts of the city would be metamorphic hills, fine textured alluvia, or dunal sands depending on elevation, topography and proximity to the bay. Low lying areas are likely to be the fine textured alluvia. Other soils, such as the red clays, occur on steeper slopes further from the coastline. Lithosols are shallow infertile soils found on the summits and steep slopes of the lower hills. These soils tend not to show horizons and often contain significant proportions of rock. Some of the most fertile soils are the small terraces of Alluvia deposited beside the rivers and streams.
saltwater lake: a comprehensive display opportunity is recommended to compare and contrast the different lakes habitats
Table 3.05 Buildings Existing
A comprehensive soils study of the site has not been carried out, however the 2000 MacKinnon report describes soil characteristics from core samples taken as part of the lake management study. This suggests that the soils underlying the higher parts of the wetland area i.e. in the Pandanus Swamp Forest would belong to the Buchan Soils group. A sample in this vicinity produced a thick organic layer over a grey-brown silty loam with increasing clay and coarse sand. A sample taken closer to Freshwater Lake produced a thicker organic layer overlying brownish-yellow sand. This is typical of the Hull Soil group which are rudimentary podsols formed on beach ridges and which vary in degree of profile development. The water table in the samples was extremely close to the surface. The soils in the Flecker Botanic Gardens site area generally have a surface layer of dark coloured, loamy clay rich in plant roots and soil fauna. The quality of existing vegetation suggests the soil to be reasonably fertile and capable of sustaining a range of vegetation with appropriate nutrient application.
This excludes areas south of Saltwater Creek where anecdotal reporting indicates that soils closer to the surface consist of poorer quality soils. These may be the result of importations of spoil material to raise the general ground profiles of the area. The stunted growth habit and apparent health of the vegetation planted in this area suggests the quality of this spoil is not conducive to plant growth. This suggests that during the ongoing development of the Botanic Gardens site: • additional soils testing and mapping would be beneficial; • pH modification and the addition of organic matter is recommended in developing massed planting areas; • application of nutrients may be applicable; fertiliser application will require management to avoid water quality problems and contamination of ground water; • testing of subsoils be undertaken for design of major constructions such as buildings, structures, boardwalks, etc.
3.5.3 Potential Acid Sulphate Soils In the region there are extensive low-lying areas containing soils associated with mangrove and ti-tree wetlands. Development of these low-lying soils can expose potential acid sulphate subsoil that when moist and exposed to air begins to produce acid. This acid can be washed into surrounding waterways harming the flora and fauna. These soils containing iron pyrites were laid down some 6000 years ago when the sea levels were higher. The areas where they were laid down were then shallow marine lakes. Subsequently, the sea level has fallen and new sediments have been deposited over these soils. The subsoils were kept anaerobic (oxygen depleted) by the high water-table, preventing the acid products forming. Disturbance of these soils and exposure to the air results in chemical reactions that produce acid which needs to be treated or managed to prevent environmental harm. The areas of fine textured alluvia, including this site are potential areas with acid sulphate soils and subsoils. Anecdotal reports indicate that evidence of potential acid sulphate soil has been found in the vicinity of mangrove wetlands adjacent Saltwater Creek. This situation should be further monitored and assessed. The presence of potential acid sulphate soils will influence the construction methods of any structures along the wetlands and watercourses. It will also require further assessment when major earthworks proposed for the Freshwater Lake enlargement is considered.
3.6.0 ABORIGINAL HERITAGE This study does not include investigation or reporting on the aboriginal cuoture and heritage which may exist on the site or adjacent areas. However it is known that there is a heritage of aboriginal habitation of the area, including groups such as Djabuganydji, Gungganygji, Yiginydji, and Yirrgandji. It is recommended that aboriginal descendants continue to be encouraged to participate in the development and management process for the site. It is important to ensure that the cultural traditions associated with their use of the regional vegetation be incorporated and interpreted in the collection and in the development generally. It is important that relevant elements of these significant cultural activities and influences be incorporated as appropriate into the site to augment the study of economic botany and plant introductions. The original Aboriginal residents of the region would have utilised many of the endemic plant species as food sources. Other uses would have been the making of tools and for medicinal purposes.
3.7.0 EXISTING VEGETATION 3.7.1 Natural Regime The environment of Cairns consists of a wide range of landscapes, habitats, micro-climates and land uses, ranging from the coastal dunes, mangroves and waterways, through to the cane lands in the fertile valleys, the mountains and rainforests in the west of the city, and rapidly urbanising areas. The reasons for this diversity begin with the formations of the land itself, its geomorphology and its soils. The soils, in conjunction with the climate, support different communities of plants. It is acknowledged that the land area was once covered with forest and bushland, including tropical lowland rainforest, wetlands, mangroves, eucalypt woodlands and rainforest. However, through the process of European settlement and perhaps earlier with Aboriginal activity the original vegetation cover has been partially cleared.
freshwater lake
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.04
3.7.2 Vegetation Management Act
3.7.3 Botanic Collection
The site has remnants of intact habitat as well as areas of partially degraded vegetation. The condition of these habitats varies. There are tracts of land which appear to have been totally cleared of any natural forest.
As the site already supports a long time use as the Flecker Botanic Gardens there has been considerable replanting of endemic, other native, and introduced species as part of the collection regime.
A review of the Status of Regional Ecosystems v4, compiled under the Vegetation Management Act 1999, indicates a substantial portion of the site is classified ‘Endangered dominant’. Specifically this includes the lowland swamp forest and melaleuca wetlands in the Centenary Lakes precinct south of Collins Avenue. The mapping for this document has been determined from aerial analysis.
The existing collection is basically described on page 8.15. Unfortunately there are incomplete records of species on site, though a wealth of unwritten knowledge is possessed by various staff members.
Existing Buildings refer 8.11 The mapped zoning for this classification covers an extent of site proposed for realignment of Collins Avenue. The proposed road corridor includes a large number of endemic palm and tree specimens, and other specimens of varying horticultural quality which have been introduced to this site and theoretically would not satisfy the classification of ‘endangered’. This requires more detailed assessment and review of the accuracy of the mapping. The road corridor alignment illustrated on the masterplan aims to minimize loss of trees, especially endemic vegetation which occur in this zoning. Any clearing, including clearing of nonendemic specimens which may be necessary within these areas, will require approval under the Act. Detailed deisgn is required to determine the most appropriate route to minimise tree loss. greenslopes street: opportunities for a more dramatic urban corridor
There is also a portion classified as ‘Not of Concern’ which includes a mangrove wetland to the eastern of the site, immediately south of Collins Avenue, and along Lily Creek. Although this is so marked, the masterplan does not propose any intrusion into this area of the site. The remainder of the site area is classified ‘Cleared or nonremnant vegetation’.
Particularly noteworthy is the decline of the Southern Cassowary in the Mt. Whitfield Conservation Park, on the northern boundary of this site. This potential local extinction has been precipitated by pressures from domestic and feral animals and a loss of habitat and habitat corridors linking the area with more extensive blocks of forest. Other species that currently occur on Mt Whitfield, such as the Tree Kangaroo and Striped Possum, may also decline and disappear as a result of similar pressures. Connectivity between communities, is therefore of prime importance.
3.8.2 Wildlife Habitat Several published brochures readily available to visitors describe locations of various specimens throughout the site and these are quite useful to amateurs and enthusiasts. Some of the plants in the collection are considered endangered, vulnerable, rare or restricted in their natural occurrence.
3.7.4 Weed Species Some small in area sections of the site have been colonised by weed species, both native and introduced, to the detriment of the naturally-occurring and more desirable species. Their removal under a comprehensive and coordinated management plan is recommended.
3.8.0 FAUNA Although no specific field observation has been undertaken as part of this study, it is anticipated that the site would be inhabited by a number of fauna species, particularly birds, aquatic and water-edge mammals, reptiles and invertebrates. Anecdotal evidence suggests that nocturnal arboreal mammals have been sighted in the lowland forest in the Centenary Lakes precinct.
The wetland, water body and forest areas constitute a significant opportunity as fauna habitat. In particular, specific human related activities should be minimised or prohibited as they may create either disturbance to nesting sites, disturbance to feeding areas, loss of habitat values, pollution or degradation of water quality, or loss of food sources or substitution of natural sources. The following recommendations are made to suggest how birds and other wildlife may be attracted to the site, and to maintain or improve the existing environment quality: • • • • •
maximise the water bodies for waterfowl; create islands for protective breeding sites; create a diversity of habitats for land birds; artificial nest boxes to be placed in suitable trees; retain as much undergrowth and natural vegetation as possible for protection; • retain endemic vegetation i.e. trees, shrubs and grasses; • monitor and eradicate feral predators; • thick planting along water edges to create protected nesting sites, and limit pedestrian access.
3.8.1 Wildlife Corridor This site is one of a few remaining sites in the city precincts of Cairns which have the potential to contribute to a wildlife corridor i.e. Cairns Central Swamp which links almost to the CBD. Due to continued development of residential areas, such wildlife corridors are reducing year by year.
In the future, management strategies such as snake population control and monitoring, maintenance procedures to provide buffers, and visitor education may need to be instigated.
existing plant production area
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.05
large extent by the presence of this protective canopy.
3.9.0 CLIMATE AND MICROCLIMATE 3.9.1 Regional Climate
3.9.4 Air Movement
The Cairns region has a typically tropical humid and balmy climate. The major climatic elements are rainfall, temperature, humidity, evaporation, winds and cyclones.
Winds: Winds in the area are predominantly south-easterly, with a strong southerly component during the winter months. Two directional air movements between the land and the sea, that is sea breezes (SE, E, NE and N winds) and land breezes (NW, W, SW and S winds) are also of primary importance. In summer, the cool air over the sea flows in to replace the rising hot air from the land. These sea breezes are particularly strong in the afternoon, when the differences in temperature and pressure between the land and the sea are the greatest. In the winter months, the cool air over the land moves to replace the warmer air from above the sea. Winter mornings experience the strongest land breezes.
3.9.2 Rainfall The average rainfall for the city is 1990mm. Table 3.1 chart displays the typical rainfall patterns. The dominant rainfall occurs in the summer period from November to March when 80% of the average annual rainfall is received. During the summer season, rainfall intensities are high, reaching a peak during January to March. Botanic Collection refer 8.15
The highest 24-hour rainfall record for the study area is 426 mm. The driest months are June to September. Table 3.2 details rainfall extremes. Typically rain showers during summer occur at various times throughout the day, often unexpectedly, and last from a few minutes to several hours. It is desirable to create shelter in various locations throughout the site to provide respite for pedestrians caught in the rain.
3.9.3 Temperature and Humidity
tanks: dramatic natural influences
Mean monthly maximum and minimum temperatures are presented in Table 3.3. Extreme temperatures are shown in Table 3.4. It shows that summer temperatures are moderate because they are tempered by sea breezes. Highest maximums however, can reach to 40°C during the summer months. Winters are mild and sunny with an average maximum of 26°C in August. Minimum temperatures are mild with night time winter lows seldom being below 8°C. Frosts are unlikely. Humidity varies during the year with winter averages of approximately 56% and summer averages of 65 - 69%. The annual evaporation at Cairns averages 2000mm. The evaporation losses for each month vary considerably from summer to winter with monthly averages of 250mm in January to 150mm in July. A theoretical net water deficit can be expected in the winter months with evaporative loses exceeding rainfall.
Strong hot northerly winds can have a significant impact on vegetation within the area, especially in the establishment stage of new plantings. Cyclones: Cyclones form over tropical oceans to the north and east. Cyclones tend to be more frequent in January to April with March having the highest frequency, and can inflict catastrophic damage to vegetation and structures. Structural design will need to comply with design parameters developed to resist cyclonic wind loads. It can be expected that at times damage to or loss of individual specimens or entire sections of the plant collection could occur from cyclonic damage.
The site has been divided into three major microclimatic zones based on the results of the visual survey and vegetation mapping. Canopy Zone, Minimum Exposure: The dense vegetation canopy offers considerable protection from sun and westerly winds. This zone is suited to the establishment of a closed forest environment of shade-loving understorey species with a high foliage canopy. Discontinuous Canopy, Average Exposure: There are two main areas on the site where discontinuous canopy is obvious. These areas offer a considerable degree of shade to the understorey but also restrict the favourable easterly sea breezes. Open Zone, Maximum Exposure: The most exposed areas of the site are classified as the open zone, where there is minimum protection from the effects of the sun and to the effects of the westerly winds. Possible methods of amelioration include shelterbelt planting and increased canopy vegetation for shade. While it desirable to increase the shade available for personal comfort, it is also desirable to permit large areas to receive maximum sun exposure for optimum horticultural display. A balance of opportunity is required.
3.9.5 Microclimate Sunshine: The dense tree canopy and generally southern orientation creates a site with low to moderate exposure to sunshine with minimal areas receiving full sun exposure. Despite the high level of canopy cover, the intense sun exposure and high UV levels subject visitors to the site with little relief from the effects of summer sunlight. Master planning needs to consider opportunities for natural and artificial shade. Microclimate varies considerably throughout the site and the surrounding precincts. The factors which influence this microclimate include: the topography, the hydrology, exposure to wind and sun, and the presence or absence of a protective canopy. The influence of each of these factors is ameliorated to a
saltwater lake: picturesque setting
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.06
Monthly Rainfall Data 500
25
450 400
20
350 15 Raindays
Rainfall
300 250 200
10
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sept
Oct
Nov
Dec
Ann
No
%
Mean Rainfall
386.6
453
420.3
197.7
93.2
46.5
28.7
27.9
34.6
39.6
94.4
180.4
2002.8
61.8
100
Median Rainfall
331.2
402.9
376
167.1
86.7
34.6
22.6
20.4
18.8
28.1
65.5
127.2
1938
61
Decile 9 Rainfall
646.7
788.9
790
403.3
186.5
96.9
58.7
63.6
86.4
91.1
241.7
363.7
2791.7
61
Decile 1 Rainfall
114.9
165.8
128.3
61.6
26.9
8.7
4.6
3.4
1.3
4.1
13.3
40.6
1265.9
61
Mean No. of rain days
17.8
19.1
19.1
17.8
13.6
9.6
8.8
8.1
7.6
8
10.1
13.7
153.4
61.8
100
1417.4
1287
1127.5
550.6
322.3
144.2
145
140.2
103.2
204.5
372
919.4
61.8
100
86.1
30.4
27.8
15
3.2
3.2
0
0
0
0
3.2
9
61.8
100
368.3
286.3
402.8
185.8
89.6
69.6
31
63.2
80
86.6
185
230.1
402.8
61.8
100
Highest Monthly rainfall
150 100
5
50 0
0 January
February
March
April
May
June
July
August
September
October
November December
Lowest Monthly Rainfall Highest recorded Daily Rain
Months
Raindays
Rainfall
Table 3.1
Table 3.2
Monthly Rainfall Data
Monthly Rainfall means
Average and Extreme Monthly Temperatures 45 40 35
Deg C
30 25 20 15 10 5
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sept
Oct
Nov
Dec
Ann
No
%
Mean Daily Max Temp
31.4
31.1
30.5
29.2
27.6
25.9
25.7
26.5
28
29.5
30.6
31.3
29
61.6
100
Mean Daily Min Temp
23.6
23.7
23
21.6
19.8
17.7
17
17.4
18.6
20.6
22.3
23.3
20.7
61.7
100
Mean 9am Air Temp
27.6
27.1
26.4
25
23.2
21.1
20.5
21.5
23.6
25.8
27.3
28
24.8
63
100
Mean 9am Wet Bulb Temp
24.2
24.3
23.6
22.2
20.4
18.2
17.5
18.2
19.5
21.4
22.9
23.8
21.4
62.8
100
Mean 3pm Air Temp
29.9
29.6
29.2
27.9
26.4
24.8
24.5
25.3
26.6
28.1
29.2
29.8
27.6
62.9
100
Mean 3pm Wet-Bulb Temp
24.9
25.2
24.4
23.1
21.6
19.8
19.1
19.5
20.4
22
23.4
24.4
22.3
62.8
99
0 January
February
March
April
May
June
July
August
September
October
November December
Months Mean Daily Max
Table 3.3
Mean Daily Min
Highest Max Temp
Monthly Mean Temperature and Humidity
Lowest Min Temp
Table 3.4
Average and Extreme Monthly Temperatures
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.0.7
39
16
13
14
23
15
04 03
12 11
09
39
02
02b
05b 05a
02a
40
39
03
05c
06
39
10
10
MASTER PLANNING PROCESS 32
17
28
4.0.0 MASTER PLAN 30
39
4.1.0 THE VISION
18
4.1.1 Principal Elements The background analysis and inventory process has identified a number of elements and requirements which specifically influence site planning. The resultant masterplan builds on many of the existing site elements and situations to create a specialised facility with a wide range of opportunities for environmental, botanic and horticultural preservation; research, development and display; recreation, performance and entertainment. 33 The masterplan illustrates the proposed planning concept for the Botanic Gardens, Tanks Art Centre and Centenary Lakes incorporating the following principal objectives and elements:
39 18
24
4.1.2 Principal Aims
39
water course oppertunities: natural character
26
23 • Develop a quality, leading regional-level cultural and environmental precinct for Cairns. • Maintain the site as a passive activity facility as part of the 22 city-wide open space and recreation network. • Establish an invaluable community facility which enhances lifestyle and assists to establish a strong ‘sense of place’ for 37 3 9 recognition and acknowledgement. Cairns through wide
4.1.3 Major Design Issues to Resolve In discussion with Council’s Steering Committee and stakeholders, and following analysis and investigation of the site, the following list was compiled as illustrative of the main issues requiring resolution during the planning and design phase. Each point is followed by a brief explanation of the outcome. Parking: As with most community-attended facilities, the need to
prime display gardens
27
19
35
28
31
01
BOTANmaximise IC GAtheR number of available carparking bays is necessary. DENS should Detail design processes this a priority objective. / TAconsider N K S / CEN 045116 21.01 TENARY MP10 LAK ISSUE
B SCA LE 1:1 000@
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A KA 0E S
39Arts Centre: Cairns City Council established Integrated Regional that an integrated regional arts centre is required to be situated at the site, comprising Graft’n’Arts activities and the existing Tanks Art Centre facilities. The planning and design obligation thus being to determine the most appropriate location and usage of the joint facility. 07
Facility Entry: Consideration of the most appropriate location for entry to the Botanic Gardens and to the Tanks Art Centre is essential, particularly in regard to linkages to locations beyond this site, and to the immediate vicinity of the facility.
Investigation of previous studies, and research and discussions with Council staff, indicated that use of the existing20 Tanks building would not adequately accommodate the specific requirements of 21 the activities. Separate accommodation for these activities was determined as necessary. 8 As the available site area is limited, the opportunity to0house new facilities in this precinct in close proximity to the Tanks and the administration building is limited. The selected option was to increase the effective area of the site by relocating Collins Avenue and establishing the required activities along the road corridor. 29
Visitor Centre: Consideration of the most appropriate location 19 25 for the Visitor Centre, Administration Offices, and Curator’s office is a key element in the planning process. The existing building is regarded as too small, despite having already received various ad hoc extensions. Similarly, Tanks Art Centre administration required new accommodation to replace its existing unsuitable offices in the old pumphouse. Given the required level 3of4development and the desire for this facility to present an integrated entity, it was determined that a joint centre to administer the major activities was appropriate. After consideration of various options and locations it was determined to establish a joint facility as a Visitor 39 Centre for the entire precinct, at a location between the two major site precincts and activity areas.
ES MAS
TERPL A
N
26
01 Co llin In respect of the proposed location of the Visitor Centre, the 02 Vis s A itor Ce major entry is best located in close proximity. The entry needs to 02a Tan ks 02b Bo Art convey with anticipation the opportunity of what lies ahead. tanic Ga 03 Re dA 04 Ma rrow cdonnell Development of Integrated Facilities: Reviewers of current 05a Ca teri 05b Pri ng Hub patterns of use typically perceive a disparate relationship nting Hu b 05c We tA between the current Flecker Botanic Gardens and Centenary 06 Ea ctivity H stern Ca Lakes. Visually there is no obvious linking relationship with the 07 Saltwate r Pa Tanks. The site inherently contains three distinct and different 08 Main r Creek tenance land uses developed at different times, with different objectives09 Restaurant Co 10 Tan ks P and with different aesthetic styles. It is imperative though that1the 1 Tank romenad s 12 Am Precinct development of a cohesive community facility is perceived, with phitheatr e 13 Co a common theme linking all areas. ns 14 Pri ervatory me Disp lay 15 Pri me Disp Area lay Area Consideration of the various uses of each precinct established 16 Ma intenan a need to view the three precincts as one site, with ‘honey17 Palm an ce Compo d Cycad 18 Ea Coll st West pots’ located throughout the site to draw people seamlessly Ped 19 Bo tanic Wa estrian from precinct to precinct. The amalgamation of the Tanks lk 20andPla nt P 1 Man roduction Nurse Botanic Gardens administration into a combined Visitor 2Centre grove In te 2 establishes the integration at the highest level. Closure of2 theLakes Interp rpretive L retive Ce 23 Bo ntre at Landin Macdonnell Street supports this direction also by allowing g 24 Fan reshwate r La 24a La unencumbered transition from precinct to precinct. Improved kes Pavil ke Extension 5 this Saltwate ion pedestrian access across Collins Avenue is desired, 2and r Lake 26 Gre enslope E xtension is created by additional at-grade crossings and an elevated s Street 27 Ba Bouleva mb 28 Ov oo Collection crossing adjacent the Visitor Centre. erpass a nd Eleva 29 Bu ted Board ffe 30 Fo r Revegetation rest Loo Connectivity: Similarly to integration, the need for3 ‘connectivity’ kout 1 Coll ins Avthe e Gatew is paramount. This refers to creating linkages to areas 32 Cbeyond ay East ollins Av e 3 Avisitors site, to promote opportunities for local residents3and boriginato Gateway West l Plan 34 access all precincts of the city with relative ease. Economic Bo t Use Collection 35 Str tany Wa ea lk 36 Mt m Display Whitfield 37 Am Revegeta en tion 38 Ve ity Horticulture ctor Con and Play trol, Wate Are 39 Info rS rmation Nodes a upply (Not Sh 40 To nd urist Rail way Stati Shelters on
4.01
Analysis of existing conditions and review of concurrent studies and accessibility reporting by others provides the impetus for linkages to precincts beyond the study area, allowing for pedestrians and cyclists. Appropriate marking of such linkages is also recommended to establish a knowledge of the connectivity network. Increased Horticultural Display: While the existing Flecker Botanic Garden is well renowned for its quality display, it is a very small Botanic Garden in national and international terms. Increased horticultural display is desirable. In this suburban setting where the facility is landlocked, the opportunity to increase the size of the display is limited to the available land area. A combination of actions was investigated, including relocation of existing buildings and non-display activity areas, closure of the adjacent Macdonnell Street, and relocation of Collins Avenue to complement the display and activities associated with the Tanks as described above. Kiosk/Restaurant: The existing kiosk is well patronised throughout the year; however it is relatively small in size, with a limited kitchen, and cannot cater for many events which would desirably be conducted there. A location for the venue, an indicative design layout, and provision of facilities is required.
bird hide: example of structure to allow viewing of fauna habitat
Investigations into patronage of the existing facility, its desirable and well-appreciated ambience, the desire to create a range of facility locations throughout the site, and the need for street access for servicing and desirable night time use, were considered during the planning. Options for locations were considered, in context of other facilities and their relationships, as well as the factors described above. Maintenance Compound: The existing maintenance compound covers almost 15% of the Flecker Botanic Gardens site. It utilises land which has been considered to be more effective as botanic display and includes facilities which need not be located in such a high profile or central location. Greenslopes Street: Greenslopes Street is the southern boundary of the site area, linking the existing ‘cultural’ precinct to the proposed redevelopment and exhibits development potential to rival the appearance of Collins Avenue.
Consideration of the street as a major vehicular thoroughfare has demanded a strategic approach and a long term expectation that this will increase in vehicle usage. A boulevard approach to the development of the roadway has been determined appropriate to reflect the importance of the corridor. Significantly though, planning ensures that this road does not form a boundary to the adjacent open space and linkages. Conservatory: Recent times have seen the desire for a new conservatory building to replace the existing old orchid house and fernery. While design concepts have previously been prepared, consideration is required to ensure the optimum location, form and character is achieved. Opportunities for the conservatory have resulted in the option for its development in the location initially proposed by the Friends Group. A relationship to the prime display garden is significant and appropriate. Distinctive Character and Amenity: Of course tropical North Queensland has a distinctive character not to be ignored. Identification of the precinct with the character and charm of the tropics is essential. The redevelopment of the site obviously requires some changes to the existing conditions, supplemented with new elements as necessary to achieve the accommodation requirements. Retention of the existing landscape and built character and ambience of the site is the intent of the plan, and elements have been included to achieve that aim. Where additional elements are introduced which may change the existing character to its detriment, all efforts need to be directed to reinstate the desired character. Safety and Security: Given the nature and potential users of the site, crime prevention methods are mandatory to ensure the safety of all visitors to the site. Planning using the principles recommended in ‘crime prevention through environmental design’ guidelines has been employed to ensure the safety of users of the site. Night time activity areas are adequately lit; and camera security is added to prime areas of concern. Fencing is included in areas where security of the collection or definition of precincts is necessary.
Accessibility: Users of the facility need to be able to access all areas on site. The plan allows for ease of access of the majority of the site by visitors of all ages and abilities. Many areas of previously inaccessible areas will become accessible for able-bodied and disabled visitors, youth and aged. The exception remains some areas of the site where the inherent landform simply prevents cost effective, practical access. All new built elements will be fully accessible.
4.1.4 Analysis Analysis of the site and its context was conducted by all members of the consultancy team. The site is complex, featuring significant tracts of natural environment, land uses of various stages of development, functions relating to a broad range of activities, and the complexity of transport corridors. Analysis data and opportunities plans are appended to this document.
4.1.5 Site Planning Process During the course of the planning study for this site a number of alternate strategies for the layout and land use were considered. These are appended for reference. The planning concept involved achieving the requirements of the brief and objectives described throughout this report. A clear aim was the logical use of the entire site and maximising the accessibility throughout all appropriate areas. The strategy options investigated a number of different site layouts for the major components e.g. buildings, activity areas, road corridors, collections, linkages to existing and future elements. The options were formulated within the consultancy team and discussed with the Steering Committee. Ultimately a decision was made at the Committee to accept a modified version of the strategy option A, and the appended Development Strategy Diagram was prepared and adopted. Consequently, detail of various accommodation options were prepared and discussed with the Committee, and a conclusion was reached, leading to the development concept plan. Each option is included for information.
tropical characteristics to maintain the natural landscape
BOTANIC GARDENS/TANKS/CENTENARY LAKES
4.02
Figure 4.1
Accommodation Option 1
Figure 4.2
Accommodation Option 2
These figures illustrate early planning options for the various facilities to be accommodated in the precinct. The options include the possible inclusion of whitfield house.
Figure 4.3
Accommodation Option 3
BOTANIC GARDENS/TANKS/CENTENARY LAKES
4.03
4.1.6 Development Sequence The suggested sequence of development is identified through an itemised cost estimate for construction of separable phases, over an indefinite period of time. This is addressed in Section 7 of this report. It should be realised that masterplan documents and related cost estimates are only tools to assist progressive development and are always subject to change and revision as specific detailed planning or budget changes identify constraints and opportunities.
The road pavement will be drained by the use of kerb and channel and capture pits. The kerbs will also serve to reinforce the parking restrictions over much of the length.
4.1.7 Landscape Character
The full suite of services will require consideration during the realignment including water supply, telecoms, underground and overhead electrical reticulation and street lighting.
Through its development as an integrated botanic garden and cultural centre, the masterplan maintains its park-like character, allowing visitors to the Gardens to walk through the many different precincts, whether they wish to appreciate the botanical features, or the visual interest of art elements and sculpture or simply admire the park and its range of landscape spaces.
The existence of services create a costly impediment to the development if they are all to be relocated. Consideration should be given to both retaining them in their existing location, but with access rights suitable to the owners, and fully relocating them to the revised location of the reserve.
4.2.0 VEHICLE ACCESS AND CIRCULATION 4.2.1 Collins Avenue Realignment The realignment has been designed to provide a moderate speed environment of 50 km/hr between Saltwater Creek to the east and the McCormack Street roundabout to the west to match the speed limit. This has been achieved by a combination of elements including continuously curvilinear alignment and vertical and horizontal displacements. A 40km/hr speed limit should also be considered.
natural landscape characteristic example
The concept provides for full integration of cyclist lanes over the length of the upgrading. These will be 1.5 metres in width to match the requirement for the speed environment.
The proposed roundabouts at McCormack Street and at the Eastern Gateway Carpark entry will be designed to reduce speeds to less than 40km/hr to assist in maintaining the moderated speed environment. The alignment provides for suitable sight distances to pedestrian crossing areas. Set down and bus stop locations are provided with adequate sight distances to afford safe merging opportunities. As a result of the curvilinear alignment and as an amenity objective, parking will not be allowed on much of the alignment. This may need to be reinforced by regulatory signage. Any proposed widening to cater for parking opportunities will need to consider sight distance and environmental constraints. It is likely that on-street parking will need to be right-angle nosein to minimise impacts. Pedestrian linkages will also require consideration.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The road is to be treated as an parkway road. It requires innovative consideration to minimise impact on the adjacent natural environment, in respect to the pavement subbase and stormwater drainage to preserve the water table and natural flows.
4.2.2 Macdonnell Street Closure The desire to achieve a cohesive, integrated public facility that is the most safe and people-friendly means that the master plan recommends the closure of Macdonnell Street between Collins Avenue and Goodwin Street. This solution also allows the extension of Botanical Gardens display and entertainment area. The closure will affect vehicle accessibility to 76 residences and therefore redistribute around 500 vehicle trips per day to the alternative access to Collins Avenue via McCormack Street. The redistributed traffic will increase traffic mainly on the lower areas of McCormack Street but also on the linking streets of Goodwin, Stuart and Walsh Streets. However the total volume of traffic on all of these streets will remain very light by residential street standards. The increased traffic will also impact on the waiting times at the intersection of Collins Avenue and McCormack Street. A review of the effects on waiting times using a TEE intersection model shows that the traffic levels on Collins Avenue are so light that the increase in waiting times would be immeasurably small.
The proposal to provide a roundabout treatment at the intersection of McCormack Street and Collins Avenue will not only ensure that waiting times are lessened over the existing case but will improve accessibility and safety of minor leg movements to or from McCormack Street. Around 30 on-street parking spaces adjacent to the Botanical Gardens will be lost as a result of the closure. These spaces are currently not formalized by linemarking. These are to be replaced by formal on-street parking in Goodwin Street and supplemented by further development of off-street parking in the precinct. The visual impact of new carparks could be ameliorated by the use of ‘grass pavers’ or similar pavement treatment. The formal closure of Macdonnell Street will need consideration of services contained within the road reserve. The services within the road reserve include gravity sewerage, water supply and overhead electrical reticulation. This section of Macdonnell Street also provides a stormwater flowpath from the upper areas of Macdonnell Street to the Centenary Lakes area. Accordingly, it is likely that both overland and underground drainage provision will be required subsequent to the road closure. Alternatively, redirection of drainage flows could be effected to the nearby Crowley Creek, a natural watercourse to the east.
4.2.3 Vehicle Access to Site Public vehicle access is provided at a roundabout at McCormack Street to on-street parking and a tee junction at the Eastern Gateway off-street carpark. The entry into the Eastern Gateway or carpark provides for all movements with the exception of ‘right-in’. This movement is provided by a nearby u-turn facility for westbound vehicles. A number of staff carparks and access to Whitfield House is afforded near to the proposed visitor centre. This access is proposed to cater for all movements to the east and west. No intersection treatments are warranted to limit through traffic impedance due to the low speed environment and low incident and turning volumes. Service and maintenance vehicle access to the Tanks recinct is provided at the eastern end with access to all areas via the public pathways on an irregular events basis.
4.04
Ordinary commercial deliveries are provided for by a single regulated commercial space in the set-down area.
Dedicated or Formal
Adjacent or Informal
Collins Avenue
155
0
McCormack Street
35
25
Macdonnell Street
0
10
Goodwin Street
48
7
TOTAL
238
42
Table 4.1
Available Parking opportunities
The service and maintenance vehicle access at the Botanic Gardens precinct is provided via accesses from McCormack Street and Goodwin Street. Both accesses afford all movements up to single-unit truck size. The McCormack Street access is primarily for regular maintenance access while the Goodwin Street access is proposed for occasional access for events. The only public area that is dislocated from a roadway sufficiently to require consideration of fire truck access is the tanks in the Tanks Precinct. Adequate access can be achieved by the maintenance access. Supplementary access to critical reach areas around Tank 5 can be achieved through the Whitfield House access at the west of the Tank 5.
4.2.4 Parking The concept affords the formal parking provision in accordance with Table 4.1. The increase of 41 dedicated spaces over current parking provisions is offset by a reduction of 48 ‘adjacent’ spaces. The ‘dedicated’ parking of Table 4.1 includes formal spaces directly servicing the Tanks and Botanic Gardens Precincts. This parking type does not impact on any on-street functions of adjacent residents. The ‘adjacent’ parking of Table 4.1 includes on-street parking that includes on-street parking outside resident’s homes in the area immediately surrounding the Botanic Gardens and Tanks Precincts. high quality tropical collection display
The design case adopted for parking was selected to accommodate common event sizes with a ‘no worsening’ of current parking spread to surrounding streets. This has been achieved. However an issue with amenity does arise with respect to the location of the parking that may give rise to some additional parking spread for some events focused on the Botanic Gardens Precinct. The dedicated parking numbers include the development of new off-street parking at the Eastern Gateway carparks. These may not be as amenable as local streets surrounding the area, however the constraints of the site dictate that the parking could not be provided closer to the main focus of activities in the Tanks and Botanic Gardens Precincts.
The ordinary level of car parking demanded during daytime activities for staff, students and visitors is likely to be adequate without overspill to surrounding streets. Off-street parking for five buses or coaches is provided in the Eastern Gateway carpark i.e. at the eastern end of Collins Avenue. Disabled parking is provided only at on-street, nose-in parking in McCormack Street and off-street at the Eastern Gateway carpark. Two carparks are to be provided at each location. Clusters of parking are provided adjacent to family areas fronting Greenslopes Street and the Maintenance Compound.
4.2.5 Major Events There is currently a small number of major annual events requiring closure of Collins Avenue. Most obvious is the annual ‘Carnival on Collins’ during which time this road is closed to traffic.The event is open to the public from 9.00am to 4.00pm. Traffic management on Collins Avenue consists of ‘Local Access Only’ at Sheridan Street and Pease Street and full closure between the Red and Blue Arrow Trail carpark access and the private accesses west of Tank 2. The concept is compatible with current traffic management and affords the ability to close Collins Avenue with suitable turn-around points at the McCormack Street roundabout and the Eastern Carpark access. The major parking area for the event is in Greenslopes Street where users can park nose-in on the grassed verge and walk through the Centenary Lakes area to Collins Avenue. Indications from the 2004 event were that the area of Greenslopes Street between Lily Creek and Pease Street was fully utilised during peak times. An estimate of vehicle numbers parking in this area is around 450. If the event continues to grow, insufficient parking will be afforded in nearby on-street parking. In addition, the ultimate cross section for Greenslopes Street will not accommodate parking as it does now. A likely parking management solution is to provide dislocated parking at nearby Watson Park or the Cairns North Reserve playing fields. Each of these areas necessitates a walk of around 800 metres to the event. A shuttle bus route from Tobruk Pool to the Eastern Gateway carpark could be implemented with the concept providing adequate turn-around facilities for buses.
4.2.6 Short Term Coach Parking The closure of Macdonnell Street may create issues of concern to some users of the area, including coach drivers who operate tours of the Gardens complex, and who may have used Macdonnell Street to negotiate parking for their coaches. Aware of this situation, and the need for short-term unattended coach parking which cannot be managed by the proposed longer term coach parking at the eastern end of Collins Avenue, the masterplan proposes the following options. Coaches travelling west from Sheridan Street could park on Collins Avenue east of the existing Flecker Botanic Gardens main pedestrian entry. Visitors are then able to cross the road and walk to the Visitor Centre / main entry area. Approximately three vehicles can be accommodated. The existing commuter bus set-down would be retained. Departing coaches would continue westward, before returning to Sheridan Street via Greenslopes Street. Another option is the use of shared parking bays with time limit options for cars versus buses in Collins Avenue.
4.2.7 Maintenance and Delivery Vehicles Circulation Heavy vehicles requiring entry to the site for maintenance and delivery purposes are able to access each precinct via a number of gateways. These are noted on MP22 and illustrate that there are few locations on site which cannot be readily accessed. The maintenance compound will require most heavy vehicle access and has a dedicated road from Greenslopes Street. Smaller maintenance vehicles required to service the complex will of course need to access most areas of the site. The primary pedestrian circulation network will be used to convey service vehicles throughout the site. It is recommended that vehicles such as the more versatile quad-wheeled tray back utility buggies be utilised by maintenance staff for access and to convey materials throughout the site. These will need to be licensed for on-road use as it will be necessary to traverse public roads for full access to all areas. All primary and most secondary pathways will generally be suitably wide to allow access by service vehicles such as utility buggies, mowers and trailers. Pushcarts and wheelbarrows will allow servicing of gardens throughout the tertiary path network.
contrasting floral display characteristics
BOTANIC GARDENS/TANKS/CENTENARY LAKES
4.05
primary pathway network
4.2.8 On Site Transport System
4.3.2 Primary Pedestrian Circulation Network
4.3.4 Tertiary Pedestrian Circulation Network
Due to the relatively small site, it is not intended to permit private vehicles to traverse the site. However as the facility develops, it is conceivable that a small-scale motorised transportation system may be utilised to transport visitors throughout some areas. The potential to establish such a specialised transport system presents an opportunity for entrepreneurial involvement in the Botanic Gardens and a potential revenue source. Such a facility will assist visitation by providing ease of access throughout the extensive and topographically varied site as well as effectively creating a ‘ride’, which will appeal to all age groups.
The primary pedestrian network provides a link to all precincts of the Botanic Gardens. A series of circuits is established by the masterplan to facilitate optimum pedestrian access.
The third circulation network forms a sometimes complex system of small paths, steps and ramps providing access within the various site location and plant communities. The routes are specifically integrated with the detail design of the gardens layout and consequently will be constructed in a range of materials appropriate to the specific character. This would include pavers, insitu concrete, timber boardwalks and gravel or decomposed granite. The paths will be of varying width, generally 1-1.5m and where necessary with steps and other informal access methods.
The transportation may consist of a small rubber-wheeled vehicle, with or without multiple carriages, driven by a Gardens employee or guide, but able to negotiate the primary, and perhaps some of the secondary, pathway networks. A nominal cost may be charged to visitors to ride the vehicle. Consideration could also be given to a pay-for-use wheelchair hire facility.
4.3.0 PEDESTRIAN ACCESS AND CIRCULATION 4.3.1 Pedestrian Circulation A hierarchical network of pathway trails and circuits is planned within the principal display areas linking the Visitor Centre with the various site areas. Refer MP22. The pedestrian circulation system has been planned relative to the site constraints and the plant collections to provide a range of differing experiences via a primary, secondary and tertiary path network.
secondary pathway network
Appropriate designs and construction methods which relate to specific site zones, the particular character of the plant community or art zone, and the intended use of the specific pathway needs to be considered in the selection of surface finish and construction materials.
The primary network of pathways are recommended to be a minimum of 2.5m wide to facilitate access by larger groups (schools and tour groups) as well as access for smaller maintenance vehicles. The entire primary circulation network should be disabled accessible in accordance with relevant Australian Standards, and the Building Code of Australia, and afford an appropriate, compliant degree of slip resistance. The pathways include paved areas and timber boardwalks. The paved areas need to have a hard wearing surface to resist scour and erosion, and to cope with large volumes of pedestrian and service vehicle traffic. The surface needs to have a degree of ‘flexibility’ to allow for re-laying if tree roots uplift the pavement. Precast unit pavers are most appropriate to satisfy these requirements. Insitu concrete paving may also be used but proximity of adjacent trees and potential root problems needs to be considered. Paving design needs to be appropriate to the layout of the pathway, but typically could include contrasting colour bands associated with building alignments, furniture features, or changes of direction or elevation. Lighter colours are preferred in paver or insitu concrete selection. Pavements in intense use areas such as the Visitor Centre and main arrivals precincts will be of higher visual interest and quality, including mosaics, special concrete paving units, insitu textured coloured concrete and the like.
4.3.3 Secondary Pedestrian Circulation Network The pathway network will form a series of circuits of varying themes and lengths to create interest and diversity for visitors. This network will need to be progressively planned in detail as an integral part of the development of the various horticultural zones and garden areas throughout the site. Safety features such as non-slip surfaces will need to be incorporated in relevant areas.
tertiary pathway network
Site topography will require that various innovative and safe methods be designed to provide equal access opportunities for visitors of all ages and capabilities.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
This secondary network basically integrates with the primary circulation system but offers more variety of experience and indirect access between different plant communities and activity areas. Disabled people should be able to utilise most, but perhaps not all, of this pathway network system. The path width would be 1.5m minimum. Pavement materials would be similar to the primary network.
4.3.5 Red and Blue Arrow Trail Realignment As described elsewhere in this report, the carpark and main access to the Red and Blue Arrow Trail, and to a proposed new Yellow trail (refer Cairns North Sport and Recreation Master Plan) is relocated away from the current location to originate at the proposed carpark at the eastern end of Colllins Avenue. This will achieve a reduced impact on the major use area of the Visitor Centre, and particularly the vehicle access to the existing offstreet carpark near Tank 5. It will also allow easier access from a proposed carpark on the southern side of Collins Avenue and the proposed Green Arrow Fitness Trail. Access to the existing trail through the Gondwana area will still be possible, and made more accessible with construction of a stair or ramping path from the eastern end of Goodwin Street and new on-road carparks in that location. However the main walk will be constructed on the alignment of an old overgrown road platform / terrace cut into the embankment immediately adjacent Collins Avenue, east of Tank 3. This can link up to the existing trail north of Whitfield House. As a tertiary trail, a gravel or compacted earth surface would generally suffice, though in some steeper areas or areas subject to concentrated runoff, a more resilient paved surface may be more appropriate. Due to the steep topography along the intended route, it is also likely that some flights of steps may be required to negotiate the gradient. Any steps should be constructed in runs of minimum 2, maximum 4 risers, have generous tread width, and be well marked or signposted. An allowance is included in the budget estimate for upgrading of the existing trail, to increase its safety. Regrading of certain sections, compaction of the trail surface, reconstruction of bridges and crossings, and removal of obstructions is essential; detailed assessment is required.
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An outdoor shower is located in the vicinity of the eastern carpark to allow Trail users the opportunity to refresh following exercise. Minimal water-use shower equipment is recommended, with water collected for recycling as irrigation use.
4.3.6 Green Arrow Fitness Trail A new trail is proposed, to complement the existing Arrow Trails. It is located in the Centenary Lakes precinct, and forms part of the botanic gardens’ collection walking network. It has the added feature of fitness equipment to provide an alternative but complementary exercise opportunity. The intent is to encourage recreationists and existing Trail users to access the Trails from Greenslopes Street and reduce the vehicle impact on Collins Avenue.
3.8 Cycle Facilities MP21 illustrates how the planned cycle facilities will integrate with the Strategic Cycle Network. The concept completes formal linkages between the North Cairns Cycleway and the Aeroglen Cycleway. Bicycle crossings are provided across Collins Avenue at Saltwater Creek and across Greenslopes Street at Lily Creek.
As the majority of the complex is not intended to be fenced there is minimal emphasis on entries to the Centenary Lakes precinct. The Prime Display Areas and the Tanks will remain fenced and have defined entry gateways. At the main entry near the Visitor Centre, a focus such as a prominent sculpted piece creates an appropriate sensory experience for visitors, announcing the entry to the precinct.
Within the site, bike lanes are provided on Collins Avenue that link with the north-south spine cycleway routes. Cycle lanes are also proposed in the ultimate plan for Greenslopes Street along with improved crossings of Lilly Creek and Saltwater Creek. Bike racks are proposed at all major site accesses.
The existing gated entry to the Flecker Botanic Gardens will remain, though existing secondary entries to the east and west of this entry on Collins Avenue will be closed.
4.4.0 DEVELOPMENT COMPONENTS
A new entry to the Prime Display Areas will be created to allow access from Goodwin Street, a bridge across the gully will provide direct access to the conservatory entry.
4.4.1 Sheridan Street Gateway Integration Approximately 10-12 fitness stations can be located around the circuit in positions adjacent the pavement; suitable equipment would be chosen to satisfy the skills of a number of users and provide a balanced exercise workout. Additional stations are proposed for installation on the lower sections of the Red and Blue Arrow Trail linking to the new carpark. A brief analysis is required of the fitness equipment most appropriate to the expected demographic and physical requirement.
As described above the Collins Avenue / Sheridan Street intersection is an important one, and its prominence and significance suggest it needs to be considered from a strategic urban design viewpoint. No doubt there will be pressure in the future to ‘upgrade’ this traffic precinct to ensure ongoing efficient vehicle movements. However it is equally important that areas such as this do not become tributes to urban infrastructure design, and spoil the qualities of the urban character so admired and sought in regional centres.
4.3.7 Pedestrian Amenity
In this instance any future road works design needs to consider the importance of this gateway to the city and integrate the principles of appropriate civic design to any infrastructure requirements.
MP20 identifies the major pedestrian links within the study area and their linkages to local routes. At the district level the concept provides for improved pathways along Collins Avenue that are dislocated from the roadway, new links from Woodward Street through to both Collins Avenue and Greenslopes Street and an improved, safer trunk link between Greenslopes Street and Collins Avenue. The link between Greenslopes Street and Collins Avenue has been straightened to afford maximum visibility from the roadways and minimise any security camera monitoring needs. It will also be lighted to a high standard at night. The masterplan recommends lighting of the pedestrian link between the Botanic Gardens and Tanks Precincts through to and including the proposed Eastern Gateway Carpark. Improved lighting is proposed in McCormack Street and Goodwin Street to cater for pedestrian safety at night.
Signage will be situated at each entry to provide directions and information to visitors. At the main entry to the Visitor Centre precinct is an ideal location for a sculptural element as dramatic focus. This suggests an exciting notion, which will be designed to celebrate the diversity of the region, perhaps encompassing the perception of nature within the urban context of the city.
4.4.3 Visitor Centre Node, and Western Entry
4.4.2 Entry Experiences
The Visitor Centre is an important precinct for visitors to the Gardens. It is the central node for information, activity, gathering and administration for both Tanks Art Centre and the Botanic Gardens. The building is designed as two single-storey ‘wings’ either side of the pedestrian promenade and main entry; a lightweight roof connects over and provides shade. The node also incorporates public amenities, and a souvenir or retail shop. Although not illustrated in the concept plans, a suitably sized retail shop could be included in either wing or in a centrally accessible location. A small kiosk could also be considered for inclusion, also perhaps in the central atrium space.
There are several approaches and entries to the Gardens / Tanks complex. The main entry for the general public will be at the western side of the Visitor Centre. Additional entry ‘gateways’ or approaches are situated at various locations around the site. A less formal though equally important entry will be created at the eastern end of the Tanks Promenade, inviting visitors into the complex from the Sheridan Street approach.
The complex is prominently positioned on the main pedestrian promenade linking the eastern and western sides of the site, and is the launching point to access an overhead walkway linking to the southern precincts of the site. It is centrally located for access from and to carparking areas, bus set-down, and all areas of the Gardens and Tanks activities. Refer MP11.
Similarly, planning to support the visual importance of the precinct needs to consider opportunities to upgrade the appearance of land uses and other built environment elements in this vicinity, and reinforce the character being created in other sections of this urban highway landscape.
public art elements are important in the cultural landscape
BOTANIC GARDENS/TANKS/CENTENARY LAKES
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4.4.4 Restaurant The existing dining facility is retained in its existing location with recommendations to increase its capacity to restaurant capability, yet retain its charm and delightful ambience. The masterplan illustrates a larger building on much the same site, planned with two dining areas. One will be a covered open area slightly larger than existing, the other will be covered and with operable walls to allow for enclosure if required but generally to create a balmy tropical space focusing towards the prime display gardens. A full commercial kitchen and cold room will be included. The opportunity for open air dining, perhaps under umbrellas as existing, would be desirable too. One of the reasons for upgrading the capacity is to allow for an increased range of services and patronage, including at night. However, a particular requirement is that the complex needs to be secure after hours. A secure fence, so designed to have a more aesthetic impact, will be used to enclose the building at night with pedestrian access only from the controlled gateway immediately to the south west of the building on Collins Avenue. During the day, open sliding gates would allow free access through the space. The building design utilises ‘blade’ walls as the main visual structural component to establish a relationship with the adjacent conservatory and emphasise the architectural theme. The character will be tropical, and use landscape elements of foliage, colour and water to advantage. Careful design consideration and operational procedures are required to minimise the impact on neighbouring residential areas, in particular, noise. Licensing of the venue should enforce appropriate conditions to maintain a ‘good neighbour’ policy.
4.4.5 Conservatory The Conservatory, located at the focus of several vistas, is the heart of the Prime Display Area gardens. The design adapts the existing conservatory concept plans to take increased advantage of an existing embankment, further excavated and modified to increase the effect of the dramatic change of level. The structure features a series of blade-like columns radiating from a central focal point, expressed with a grove of palms. A ground level walkway leads to a timber ramp cantilevering out over the embankment, exaggerating the height to ground level.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
A series of roof layers at different levels would create a dynamic internal character. The roof would consist of lath, shade cloth or in some cases possibly sheet metal or other opaque membranes. A vibrant water source in raised ponds leading to a waterfall over the embankment acts as a barrier to restrict pedestrian access to an entry gateway. Should a pay-for-entry situation be considered appropriate, a toll can be applied at a single entry gateway. A suitable sturdy fence, designed to match the fragile beauty of the plants within, would control access as necessary. The intent of the conservatory is to provide controlled climatic conditions and a degree of surveillance for some of the more precious and fragile specimens such as ferns, orchids and other epiphytes. These would be displayed in a manner such that physical access to the more precious plants is difficult, to minimise damage or theft.
4.4.6 Amenity Horticulture Throughout the precinct along the northern side of Collins Avenue and at the western end of the site are gardens which are intended to be retained as the main tropical amenity horticulture collection, to display the ‘best of the best’ species of plants for tropical regions. These include a range of native and introduced plants to demonstrate what can be achieved horticulturally in residential, commercial and institutional gardens. The available area will increase considerably with the removal of the existing maintenance compound and relocation of the aboriginal plant use area. The key location is the prime display area focussed between the new restaurant and the conservatory. Landform in this vicinity can be exaggerated to create a spiralling ramp leading to an arbour and restful seating courtyard area, as the focus of the space. Garden walls of varying heights, and an ornamental stream and cascade add visual interest and when combined with high quality plant specimens create dramatic landscape space to highlight the tropical gardens. The stream links with the pond at the conservatory, visually and physically uniting the ‘magnets’ in this area of the Gardens. Colour, flower and foliage species currently and will continue to adorn this area of the Gardens and make it a dramatic showcase. Interpretive and directional signage is an integral component.
4.4.7 Tanks Promenade and Sculpture Walk The realignment of Collins Avenue primarily creates the opportunity to expand the botanic collection and allow for the expansion of the integrated Tanks Art Centre / Graft’n’Arts activities and facilities. The masterplan recommends the current road alignment be converted to a high quality landscape space incorporating a range of applicable site activities. As a reflection of the artistic theme of the environs the promenade will develop with one purpose being a sculpture walk, including permanent or ephemeral pieces, particularly those that also reflect the botanic nature of the site. Other features will include pavements, shelters, gardens and lawns, shade trees and furniture. It is also intended that the area be designed to allow for market activity on a regular basis, and a series of three-phase power outlets will be included for that purpose.
4.4.8 Prime Display Areas One of the most interesting reasons to visit a botanic garden is the opportunity to view plants and landscapes from all parts of the world. This precinct of the site is retained as a series of themed spaces featuring comparative tropical plants from around the world, extended to display the landscapes and gardens of those countries of Cairns’ sister cities which are climatically suitable for the collection. The gardens will showcase native Australian plants that are suitable to the particular garden’s theme, as well as plants native to each garden’s country. Appropriate signage is essential to establish the link.
4.4.9 Tanks 3-5 Internal Refurbishment The Tanks provide unique attributes and character to the site and are a significant drawcard to the continued use of the site for community activities. While new structures will generally house the Graft’n’Arts activities, the Tanks however require refurbishment to varying degrees to continue to provide useful service. Each of the Tanks will be fitted with appropriate service infrastructure such as three-phase power outlets, communications and data networks. This is considered a priority and may require review of the proposed phasing for budgetted expenditure, or consideration of funding from other capital works sources.
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Tank 3: is proposed as an events / function space and requires most construction activity; it is necessary to remove the asbestos roof sheeting and construction of a new roof with a more dynamic profile is proposed. This will allow visitor access up to suspended observation decks at higher levels of the structure, via ramping pathway constructed internally. The decks on the north and south of the tank allow visitors to appreciate their location on this diverse site between Mt. Whitfield and Centenary Lakes. The internal columns are retained and the remainder of the space is untouched, keeping intact the versatility of the space for any desired event activity.
Budget allowance is included for constructing new pedestrian pavements throughout the Tanks environment, as well as upgrading drainage, and stabilising the rock embankment behind the tanks. Pavement layout and design needs to be related to the Promenade outside the walls to ensure a seamless transition.
4.4.11 Old Pump House Currently used as Tanks administration, this building will be refurbished to house a display of the local area and interpreting the history of the Tanks and their part in the regions’ war effort.
4.4.14 Steel Tank Redevelopment Option As an integral objective of establishing a series of ‘magnets’ strategically located around the site and to encourage increased and repeat visitation, it is suggested that an alternative option for Tank 2 is development as an educational / tourism based venture. One such use could include an exhibition centre or theatre devoted to environment-based education or information. The Wet Tropics region has much to offer; a joint or entrepreneurial venture could see this building converted to, for example: a theatre in the round featuring 360 degree viewing capacity; or static and interactive displays.
4.4.12 Activity Hubs Tank 4: is proposed as a gallery space with display/storage partitions constructed as mobile elements to allow maximum flexibility in the space. Removal of the existing internal partitions is recommended, though retention of the existing characteristic heritage elements i.e. old wharf timbers and equipment, is not necessarily required. Tank 5: is proposed for use as the performance space with retention of the existing suspended timber stage. Temporary storage and dressing areas would be replaced with permanent fit-out structures. Seating is planned as mobile concertina-type seating able to be wheeled closer to or further from the stage as necessary, to suit the performance and activity.
4.4.10 Tanks 3-5 External Development The incorporation of the Tanks visually and physically into the overall fabric of the redevelopment is achieved by the penetration through the concrete bund wall in various locations, strategically linked to activity either side of the wall. Overhead canopies are constructed out from Tanks 3 and 5 to draw visitors to the entries from the Promenade area. These will be lightweight structures, reflecting the proposed structure of the Visitor Centre roof and positioned on visual axes related to other parts of the site. Tank 4 also has canopy, though smaller in length suiting the immediate environment and proximity to the pump house building. Gates will be necessary to ensure security is maintained where the bund wall is penetrated. These will be specifically designed to match the other characteristic art-derived features existing on site. There is a great deal of inspiration to direct the theme of the sliding gates.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Activities associated with Graft’n’Arts relocation to this site are accommodated in independent hubs constructed to interface with each side of the bund wall. Each hub is a secure building, single storey, with double skillion roof forms. Materials are sympathetic to the site development and its contemporary themes. Each hub would be equipped with communications, data, and power supplies. Functions of the hub, or pods, are: • Catering: secure space housing equipment and facilities to allow catering services to ‘bump in’. Vehicle access to each side of the hub is possible for maximum accessibility. This is located near Tank 5 where it is expected most functions involving catering would be held, though the location permits easy access to other areas including the Visitor Centre. • Print Studio: secure work space located near the old pumphouse, replacing an existing demountable building in this location. • Wet Area Workspace: large space adjacent Tank 3, replacing the existing timber and tin structure. Screens will visually secure the space yet allow it to assimilate with the remainder of the Tanks activities.
4.4.13 Tanks 1+2 Removal As part of the planning process, it is acknowledged that the provision of additional carparking spaces is desirable in such a community-oriented facility. The masterplan proposes the removal of steel Tank 1 and perhaps Tank 2, for the benefit of carparking bay provision. This is intended to cater for motorists visiting the Botanic Gardens / Tanks Art Centre / Centenary Lakes, and for Arrow Trail users. The site contains existing natural escarpment landform and will need to be levelled. It must also be inspected for possible contamination once the tank and its base structure is removed.
It is anticipated the structure would require: a new roof, new floor and other rehabilitative actions. The building could become a ‘must see’ building for visitors to North Queensland and its location adjacent the airport access drive interchange and the main highway north from the city suggests it could be developed as a significant iconic structure in the tourism framework. A more dramatic roof form, perhaps a tall spire or similar eyecatching focus, and a highly inviting appearance would attract public attention. The building needs to stand as a gateway to the precinct. An indicative concept design plan illustatring the retention of the tank and the remainder of the site as a carpark is included in the appendix for reference. During the course of the study, it was established in discussions with Queensland Transport that possible future transport links may require use of land adjacent Saltwater Creek; for that reason the masterplan sufggests the use of Tank 2 for any possible development rather than Tank 1 which is closer to the creek.
4.4.15 Secondary Maintenance Compounds The masterplan relocates the main maintenance activity facility to the south of Saltwater Creek. While this area is obviously not one of the large key areas requiring maintenance, it delivers the best opportunity for expansion of the facility to meet the needs of the entire site, as well Mt Whitfield and Cairns Central Swamp. However a number of satellite compounds are recommended to allow for storage and activity throughout the broader site. A secondary or second in size compound is located at the entry to the existing Gardens entry in McCormack Street. This would comprise a fenced compound, amenities building, small equipment store, and an office / communications centre.
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4.4.16 Interpretive (Information) Nodes Central to the overall theme of the Gardens is the provision of public awareness and education in a park environment. The masterplan advances the traditional concept of interpretation into the era of tomorrow’s technology. Throughout the site are a series of nodes where visitors can receive information specific to the particular area of the Garden. This includes interpretive and educational material such as: information about the plant community, what’s currently in flower or fruit, unusual characteristics of the plants, where examples of the natural habitat can be found in the region, or where more information can be realised. This information will be displayed using latest technology, such as provided by touch-screen used successfully elsewhere in the city and movement activated voiceover; and with a central station located in the Visitor Centre administration area, can be updated simply and regularly. It also allows for provision of as little or as much information to be gained by the inquisitor. The interpretive facility of the Gardens can be ‘value added’ with the incorporation of general and specific fauna-related educative information. Several fauna parks and cultural parks operate in the region. A highly educational collaborative venture with one or more of these organisations could realise a distinctive interpretive facility, displaying the natural fauna-flora and flora-culture relationships that exist in our environment and heritage. This proposal could be developed as a reciprocal arrangement.
This would be a display centre to provide educational support, and to provide interpretive information to a range of users and park visitors, students at all levels, and general public. As a key purpose would be educational, it could offer ‘rangers’ or other dedicated staff to provide necessary trained assistance to visitors. In this regard the provision of the resource and staff would best be facilitated through joint venture with a State-funded agency. The facility is illustrated to be established in conjunction with the proposed boat launching to achieve an integrated visitation experience.
4.4.18 Boat launching facilities The future may see the installation of boat launching facilities on Saltwater Creek to allow visitors to traverse the Gardens by boat. This approach would enable visitors to have the option of an exciting mode of transportation through the site, and experience a close-up view of the natural habitats of the region. A risk assessment would be required to measure the possibility of any threat to the public. Pontoons would be the preferred landing facility at each end of the run. An environmental assessment would be needed to determine the application process, specific requirements for boating on the creek including any necessary dredging and widening of the stream, and any rehabilitative action following implementation of the infrastructure.
4.4.17 Lakes Interpretive Centre
4.4.19 Forest Lookout
The presence of both salt and fresh water bodies on one site, and in close proximity, is quite exceptional to boast in inner city open space parkland. This feature should be celebrated and the masterplan proposes the establishment of an environmental ‘magnet’ on the southern side of the site.
The occurrence of two lowland forest types on the site is also quite exceptional to boast in inner city open space parkland. Again, this environmental feature should be celebrated and the masterplan proposes the establishment of another environmental ‘magnet’ on the southern side of the site.
Situated on the banks of Saltwater Creek, and with bridge access over the creek linking pedestrians to the saltwater and freshwater lakes, the masterplan recommends a centre dedicated to displaying and interpreting the qualities, attributes and unique features of the lakes and this site.
Situated amidst the melaleuca and pandanus forests, the masterplan recommends a lookout structure to take visitors high into the canopy of this remarkable environment, and to display and interpret the qualities and unique features of the species and their habitat. The lookout would be associated with a boardwalk nominally 2.5m above ground weaving through the forest as a canopy walk displaying the rich botanic nature of the forests.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
This would be related to the Lakes Interpretive Centre to provide educational support, and to provide interpretive information to a range of users and park visitors, students at all levels, and general public. Similar to above, as a key purpose would be educational, it could offer staff to provide information and assistance to visitors. In this regard its provision could be facilitated through joint venture with a State-funded agency.
4.4.20 Main Play Area Currently two small play areas comprising off-the-shelf equipment exist adjacent the picnic shelters in Centenary Lakes. The masterplan recommends the installation of new equipment into a single location. The design of the play area would be themed to suit the botanic environment, and would encourage active participation by children in an educational manner. It is anticipated that the facility would be relatively small in scale, but well executed using custom-designed equipment. As the parkland also has the function of providing recreation opportunities, the rationale is that any equipment will be used by casual park visitors as well as botanic garden visitors. This may also include computer-operated activities to complement the physical activities.
4.4.21 Interpretive Node Play Areas Integrated with the interpretive nodes, childrens’ activities would be created to provide a source of enjoyment and maintain ongoing interest for children visiting the Gardens. The concept is to involve children throughout the Gardens with their parents or carers. The interpretive node play would be limited to smallscale hands-on activities requiring children to inquire and think about their environment.
4.4.22 Mangrove Interpretation link The diversity and occurrence of different mangroves on the site is also quite exceptional to boast in open space parkland so close to the inner city. Yet again, the recommendation is that this environmental characteristic should be celebrated and the masterplan proposes the establishment of a mangrove interpretive area.
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Of course there are other such informative centres in the city region, at the airport and on the Cairns Central Swamp, however to be able to exhibit such environmental diversity as these species as well as the aforementioned habitats, it is almost obligatory to take advantage and boast about it. The masterplan illustrates what would be a unique viewing platform: with an elevated boardwalk leading from a major pathway winding through the mangrove canopies, ramping down to a pathway excavated one metre below ground to enable viewing of the saltwater marshes and mangroves almost at lake water level. This juxtaposition of opposite viewing opportunities would express the remarkable environment, and display and interpret the qualities and unique features of the species and their habitat. This would be related to the Lakes Interpretive Centre to provide educational support, and to provide interpretive information to a range of users and park visitors, students at all levels, and general public.
4.4.23 Primary Maintenance Compound and Plant Production Nursery The Botanic Gardens / Tanks Art Centre / Centenary Lakes requires a suitable enclosed facility to carry out necessary site maintenance procedures. The current facility is reported to be quite small and unable to allow staff to achieve all necessary activities and tasks. A design objective of the masterplan is to maximise the operational procedures, and to minimise disturbance to the display activities of the botanic gardens site, the recommended site for a new maintenance compound is south of Saltwater Creek, with entry from the new service vehicle road from Greenslopes Street. This area is currently undeveloped open space; reportedly having poor quality soils and with a history of exhibiting reduced quality plant growth. While the area is potentially regarded as valuable open space for community recreation, it is recognised that open space areas south of Greenslopes Street are amply suitable to fulfil that requirement.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The complex will house maintenance and storage facilities in a series of single storey workshops and buildings. An office and communications room, first aid and rest room, toilets and showers, and kitchen area would be provided for staff amenity. Sheds will contain service tools and equipment, vehicles and related machinery. Chemical and fertiliser storage can be accommodated in purpose-built stores with necessary containment bunds in accordance with Workplace Health and Safety standards. A series of bins will contain landscape materials, such as soils and mulches, which can be delivered to site in bulk as required. It has also been a requirement to establish a location for Council to accommodate a production nursery to replace a current smaller scale facility in the northern suburbs. It is advantageous to locate this in co-existence with the maintenance compound as there are duplicitous uses with these facilities. The masterplan illustrates a series of production houses in conjunction with a shade house structure, featuring a gradation of shade cloth densities to suit a production process. Stock trays and plant size ranging from small pots to semi-advanced plants can be grown on here. The intent is to utilise this facility to propagate stock for use in Council’s park and gardens, street trees, and other landscape related projects organised by Council. An additional benefit of this location is that it allows the general public to understand how such facilities operate and the benefits of facilities in caring for the environment. While it is not expected that this will provide a direct-to-the-public sales outlet, it is feasible that members of the public could influence the use of particular plant species by general approval of plants in the Gardens. It is also possible that trials of plants in the Gardens can influence the species and types of plants, which are propagated and produced for use throughout the city. Waste water from the compound and nursery must be suitably treated before entering natural watercourses or other systems. Generally, water emanating from such facilities is nutrient-rich and would cause environmental harm to natural systems. The masterplan proposes that waste water and run off is directed to a nearby settling pond and treated by circulating through macrophytes to strip nutrients before allowing the water to enter Saltwater Creek.
A comprehensive environmental plan and monitoring procedure needs to be undertaken to ensure compliance with Environmental Protection Agency’s high standards and requirements in this critical issue. Cognisant of this workplace facility’s proximity to the nearby residential buildings the following design principles are recommended to minimise any impact on residents’ amenity: • incorporate buffer planting in early stages to establish a visual screen along the eastern perimeter, incorporating mounded landform to ensure soil quality; • plan the building design and setout such that any noise generated within is not projected towards the east; • use paved surfaces to landscape materials storage and vehicle paths to minimise dust particulates becoming dispersed; • encourage workplace practices that minimise noise generation.
4.4.24 East West Pedestrian Link Access through the site from east to west is proposed, to coordinate with the forest lookout structure. Where possible the link could be an at-grade pathway, however it is expected that much of the length would be elevated boardwalk, nominally 400-500mm above ground. Signage would be provided, and occasional small roof structures to provide shelter for walkers in case of sudden downpours.
4.4.25 Botanic Walk (north south axis) This is a major access linking Greenslopes Street and Collins Avenue and will be designed as a broad pedestrian boulevard with high pedestrian amenity. It will also be accessible by service vehicles and perhaps open to Police vehicles, but not general public vehicles, so will be at least 3.5m wide. The concept of the ‘botanic’ design of the walkway is to symbolise this as a link between the Cairns Central Swamp in the south and Mt Whitfield in the north, and recognising the botanic nature of the environments of the district, with several of the microcosms existing on the site. Small blade walls astride the path and the pavement itself can be incorporated into the botanic themed approach. Seating is required and shade shelters in appropriate locations.
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This link will be lit at night to provide suitable pedestrian safety. The link is also realigned as a straight run to maximum visibility. A gatehouse at the Greenslopes Street entry formalises this southern approach to the site, where information is provided for visitors to Botanic Gardens / Tanks Art Centre / Centenary Lakes.
4.4.26 Foundation Pathway The concept of a ‘foundation’ pathway being developed is recommended. This would include a section of pathway, to be commenced in one of the early stages of construction, appropriately embellished with plaques, mosaics or other inserts in the pavement to signify the contribution of members of the community. For example, individuals or groups could buy pavers or plaques. This would be a suitable fundraising cause, as well as gain community involvement in the site’s development. Similarly, school groups could make tiles to be inserted in the pavement. This would also create community involvement in the overall precicnt’s development, but should be carefully directed to ensure a high quality result. A section of the proposed Botanic Walk would be suitable, needing to be designed to suit the described theme, and to suit vehicular access.
4.4.28 Overpass and Elevated Boardwalk Accessibility is a key objective of the masterplanning strategy. With the realignment of Collins Avenue to a lower profile in the vicinity of the proposed Visitor Centre and that complex being in an elevated centralised location, an overhead link can be established to take advantage of the relative height difference and to create seamless access from one side of Collins Avenue to the other. This would be a 2m wide walkway with the necessary 5.5m clearance over the road. On the north side the overpass links to the Visitor Centre. On the south side the overpass allows stair access to the display gardens, and continues as an elevated boardwalk structure. This links with the forest lookout and doubles back to meet Collins Avenue at an existing pedestrian crossing. This would allow a short circuit walk featuring a number of habitat areas of interest.
A prefabricated steel framed structure may be suitable, however it should be designed to continue the theme of the concurrent Botanic Walkway it supports.
4.4.29 Greenslopes Street Council has identified the section of this street adjoining this site as the ‘cultural precinct’ due to the number of facilities performing this service or function along its length. The study acknowledges this, and aims to extend that theme, linking into the arts and cultural relationship at the Tanks Art Centre. Physically there is no connection, however the context of a unified development of the entire precinct is an important perception for citizens and visitors. The masterplan commends earlier studies for aesthetic development of this corridor and considers the principles expressed therein should be utilised. The masterplan further develops the notion of developing the road corridor as a boulevard, with strong influences to both sides of the road. A split road is recommended, with a central median featuring landscape works as well as the obelisk markers to identify the various cultural activities in the street. These are also utilised in Collins Avenue to visually correlate both transport corridors i.e. the most obvious links for motorists and other travellers through the precinct. A more integrated place-making strategy is required, therefore the small gateway marker walls on this street are recommended to be replaced with more conspicuous elements akin to the signage and identification strategy outlined in this report. The inclusion of median separation is assessed as a matter of safety as traffic increases beyond 10,000 vehicles/day. This may not be required for many years but needs to be included in the masterplanning process. Median separation can be implemented in stages over time. For example, warrants for right-turn traffic will require medians prior to this time. Safety for pedestrians will also require installation of median-separated crossings that can be implemented according to the ultimate plan.
4.4.29 Saltwater Creek Vehicle Bridge
4.4.30 Railway Station, Saltwater Creek Bridge
A new bridge is proposed to replace an existing narrow bridge over Saltwater Creek. It needs to be vehicle and pedestrian accessible, minimum 3.5m wide.
An important objective of the master plan is to acheive an increased level of pedestrian accessibility throughout the extent of the study area and beyond.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The proximity of a ‘heavy’ rail line to the east of the site offers an alternative means of public access to the precinct and links in with the existing tourist-oriented Kuranda to Cairns rail travel. This location is nearby the access road to the Cairns Airport which may also allow integrated public transport access to the precinct. A small dedicated station to the east of Saltwater Creek with pedestrian bridge access over the creek will provide an alternative option for accessibility to the Botanic Gardens / Tanks Art Centre / Centenary Lakes from the central city area and elsewhere. This venture may be conducted as a private entrepeneurial venture or in partnership with Queensland Rail. The location of the pedestrian bridge coincides with the proposed boat launching facilities and a proposed coach parking area, creating opportunities for increased accessibility. Access from Collins Avenue allows service vehicles and if necessary public parking adjacent the proposed new station.
4.4.31 Mountains to Mangroves The diversity of environmental conditions in the region allows a diverse range of plant communities and habitats to be exhibited. As two of the main objectives of the redvelopment are sustainable use of plant genetic resources and public education / awareness, an achievable aim is to represent the natural plant communities of the region. This can be featured as a ‘transect’, a walk through a series of the major plant communities, exemplifying the rainforest in the hinterland and culminating at the mangroves on Trinity Bay. Examples of many of these habitats exist on site. A themed signage / markers can be used to identify the habitats or species which form the transect and represent the natural plant communities.
4.4.32 Aboriginal Plant Use Area Due to the current size constraints and the context the masterplan recommends the relocation of the aboriginal plant use display area to a new location in the Centenary Lakes precinct. This allows for the prime display area to increase in size, and also the aboriginal plant use area. The new location sits adjacent a main pathway adjacent Saltwater Creek, with the inclusion of various features acknowledging the heritage of aboriginal Australia.
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Pavements, shelters, interpretive signage and similar elements, as well as extensive planting collection, will create an appropriate display of food and other use plant species.
4.5.3 Maintenance Compound Secure maintenance facility, concealed from view by adjacent resort building with buffer zone of vegetation; predominantly masonry construction with sheet metal roof.
4.4.33 Demonstration Lawns Lawn grasses are an integral part of the gardens of many of our residences, workplaces and recreation areas. There are many types of grasses now available for use, and each has a different purpose and horticultural requirements e.g. shade tolerances, watering and maintenance requirements. These lawns demonstrate the possible lawn grasses that may be selected, and can also be used for trialling new species as they become available to the market. No specific location is planned for demonstration lawns, which could be located where appropriate to suit the particular microclimatic situation.
bamboo shelter: use to exemplify building techniques, into bamboo collection area
4.5.4 Vine Arbors Along the eastern entry precinct the vine arbors are planned to offer shade to pedestrians as well as provide dramatic colourful vine-covered structures to attract visitors. The structures of 33.5m height stand as the visual centrepiece, with complementary visitor amenity and display opportunities. The arbors provide a shaded place to commence or conclude a leisurely tour of the Tanks Promenade and demonstration gardens. Steel-framed structures with timber battening and stainless steel cable create a contemporary and simple method of construction.
4.5.0 BUILDINGS AND STRUCTURES
4.5.5 Garden Shelter
A number of structures are necessary to enable the complex to operate adequately as a recreational and tourism centre, and as a scientific and educational facility. The elements shown on the masterplan are described hereafter. Refer MP23.
A simple shelter that provides a shaded place to sit and rest. Vine covered battens soften the appearance and blend with the surrounding gardens. Constructed using timber, steel and masonry, with contemporary regional architecture.
4.5.1 Regional and Site Specific Design
4.5.6 Bird Hide
It is important that all of these functional elements be designed to be integrated into the surroundings within the constraints set by their particular requirements. The structures as listed hereafter are not all required at the outset, but will be staged into the overall development schedule. The related descriptions outline the optimum physical parameters for, and the functional relationships of, the various elements that comprise the Visitor Centre, Education, Administration, Management, Nursery and Operations Complex and other related elements. These elements and areas are indicative and will require preparation of specific briefs at the time of detail design and construction.
Low-key timber framed shelter set on piled structure to allow views across the lake to bird species while minimising disturbance of their habitat. Size to be in the order of 4m x 3m with battened walls featuring shaded voids at varying levels to allow screened views towards roosting and’or gathering places.
4.5.2 Visitor Centre Complex Prominently positioned visually dynamic architectural structure as a focus of the site combining building materials, vegetation and a design rationale that encompasses the character of the tropical north; embracing timber, steel, glass, textured concrete.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
4.5.7 Shelters and Nodes A ‘family’ of structures with similar design and materials, located adjacent pathways and as bus shelters e.g. on Greenslopes Street. Construction in contemporary regional architecture: steel frame, timber roof structure, masonry base walls and/or stone plinths to posts. Insulated roof recommended, with battened pergola surrounds to allow an interesting transition space.
The grassed amphitheatre adjacent Tank 3 is suitable for a range of performances. Requests for cover to provide shade and/or light rain to the area have been considered in the design process. While not discounted, the issue of how to maintain the grass surface under a permanent cover is important. A lightweight shade cloth or similar membrane could be utilised, incorporated as a temporary installation as required, but obviously this requires a storage facility to be created, and a method of uncomplicated installation. A small raised platform provides a space for performances in the Gardens. Currently a grass surface, the amount of use the stage is subject to in the long term may dictate that a harder wearing surface be constructed. This may be a hard paved or timber surface. If a cover is required over the stage, it is recommended that a temporary structure such as a membrane be utilised, installed and removed as required. An enlarged grassed spectator viewing area will be available when Macdonnell Street is closed and the Gardens expands towards the east. Recognition of the open area of the natural amphiteatre and transmission of noise should be duly regarded when considering licensing and permits for after-hours performances.
4.5.10 Boardwalks and Bridges Numerous new structures are required in this masterplan to allow increased accessibility for pedestrians and vehicles throughout the Botanic Gardens / Tanks Art Centre / Centenary Lakes. A combination of structural materials are recommended including galvanised steel, concrete and/or timber. Hardwood timber decking is recommended. The incorpation of artistic elements within elements such as elevated endwalls and balustrading is desirable. The theme os the artworks could take their inspiration from the natural surrounds of the precinct.
4.5.11 Climate Controlled Building 4.5.9 Performance Stage Areas The existing performance areas are to be retained and enhanced for ongoing use. It is recommended that management organise the utilisation of each area to complement the type of performance.
Many botanic gardens feature facilities such as a climatecontrolled building enabling to enable display of vegetation species originating in different climatic zones and habitats e.g. temperate regions. In discussion with Gardens staff it is not considered necessary to include collections of such species.
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4.6.0
INFRASTRUCTURE
4.6.1 Security This facility and its associated plant collections and infrastructure contain numerous rare and valuable specimens and artefacts. This will require adequate security from physical damage, theft and vandalism as well as adequate protection from environmental damage by the introduction of pests, disease, floods and storms. • Unfortunately damage to plants through vandalism and theft is not uncommon in public facilities and is likely to boost as the Gardens develop and become more popular with visitation by the general public. • One of the specific aims of the masterplan is to maintain the open park character, to be achieved by not installing perimeter boundary fencing to the entire site as is commonly done in similar facilities and botanic gardens. However it is desirable that fencing of sections of the Botanic Gardens and Tanks containing rare and or valuable specimens and artefacts will need to be maintained and possibly patrolled at night if the value and / or rarity of the collection/s demand this. This will require careful design to ensure new barriers are aesthetically acceptable and effective. • Security from pests and diseases is part of good agricultural and horticultural practice and management. Use of pesticides should be kept to an absolute minimum for the health and safety of staff, visitors, fauna and the environment in general, including drainage water. • It is reasonable to ensure where possible, that rare plants are represented by more than a single specimen. • Planting records should be duplicated and stored separately in case of theft, vandalism or destruction by natural causes such as flood, cyclone or and fire.
4.6.2 Services Infrastructure 4.6.2.1 Waste Water and Sewage Disposal Sewerage services will be required to the various new facilities. All facilities in the Centenary Lakes are proposed to include package pump stations with pressure mains to outlets in Collins Avenue or Greenslopes Street. The central and eastern area of the Tanks precinct can be serviced by existing gravity infrastructure. However the western area of the Tanks precinct may require either gravity or pressure mains, depending on relative cost.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The actual service area for sewerage at the eastern end of Collins Avenue near Saltwater Creek is not documented and therefore the actual system requirements are unknown.
4.6.2.2 Power Power supply will be required throughout most areas of the Botanic Gardens / Tanks Art Centre / Centenary Lakes, including the following site components: • • • •
buildings and major enclosed structures; maintenance compound and entry precinct; amphitheatre and interpretive nodes; irrigation controllers and pump stations.
A detailed assessment of the existing situation and anticipated power requirements will be required before significant development continues. An upgraded power reticulation system will be required for the Tanks Art Centre precinct with service of 3-phase power to all Tanks, hubs, nodes, stages and display areas. Metering of this power will be an important consideration based on the multi-use nature of the precinct. Three-phase power will also be provided to Tank 2 (if the option of its retention and development is adopted) and the performance area of the Botanic Gardens precinct. Roadway lighting in Collins Avenue is proposed as underground reticulated on a separate circuit. This will also allow other feature lighting, tree up-lighting and pedestrian path lighting to be taken off the same circuit. It is expected that the new loadings applied to the current 3-phase power along Collins Avenue will require an upgraded transformer in Collins Avenue.
4.6.2.3 Lighting The lighting and power concept is presented in MP21. The lighting design provides for lighting all major pathways, both within and between precincts and within major parking areas. Proposed lighting categories for public places are presented in Table 4.2 Supplementary lighting will be required at intersections, pedestrian crossings and higher hazard areas in accordance with Australian Standard AS1158.
Area Collins Avenue Road
V5
Collins Avenue Paths
P2
Eastern Gateway Carpark
C3
North South Link Path
P2
Greenslopes Street Road
V5
McCormack Street Parking
P3
Goodwin Street Parking
P3
Table 4.2 Proposed Lighting Standards AS1158 The proposed lighting standards complete the full lighting of the Collins Avenue road link. The lighting to the Collins Avenue roadway section only has been selected for feature lighting poles and fittings. Pedestrian links paralleling the road will be lit to a high level to enhance public safety. The main north-south link path between Collins Avenue and Greenslopes Street will be lit to a high level. It is proposed to apply the lighting level to the paved area plus 5.0m either side of the pathway to enhance public safety. No other lighting of pathways is proposed within the Centenary Lakes precinct is proposed due to both the cost and the lack of inherent public safety attributes. The major pathways will be furnished with feature poles and fittings throughout all precincts. Upgraded pedestrian lighting is planned in McCormack Street and Goodwin Street adjacent to the proposed parking areas. This lighting should be designed not to impose nuisance lighting on residences opposite but to enhance public safety in the parking areas and improve perimeter security of the Botanic Gardens precinct. This lighting will be a general upgrade to road lighting within McCormack Street and Goodwin Street but a low level consistent with a contemporary residential street. Lighting to the Eastern gateway carpark will be lighted to a moderate level consistent with its likely use. The Greenslopes Street lighting probably complies with the ultimate proposed lighting category that affords a typical level of pedestrian lighting for its road category. A network of internal pathways in the Botanic Gardens and Tanks Precincts will be lighted and used on a per-event basis.
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A level of perimeter lighting will be required to key buildings to enable surveillance. A level of security-only lighting will be provided to the maintenance compound in the Centenary Lakes Precinct and major structures in the precinct. All public toilet buildings within the Site Precinct will be locked during night-time hours and have security lighting only. As the Botanic Gardens / Tanks Art Centre / Centenary Lakes is predominantly a day time operation, lighting will be limited to a few areas such as the following components, principally for security but also for controlled night-time usage: • • • •
major buildings, for internal use and security; maintenance compound, for internal use and security; interpretive nodes, for security; entry precinct feature lighting.
4.6.2.4 Communications The communications concept is presented in MP26. Cabling for voice and data transmission will be required throughout most areas of the site, including: • • •
all buildings and maintenance compounds; all Tanks and associated hub buildings; stages, amphitheatre and interpretive nodes.
The concept recommends reticulation of both the Cairns City Council Data and security camera fibre optic networks to sites indicated on the masterplan. Access to fixed-line communications are available along both Collins Avenue and Greenslopes Street. Collins Avenue does not have a publicaccess fibre-optic cable. The security network will be linked from the Esplanade (at Smith Street) to site via Greenslopes Street. In addition to the central north-south link pathway, security monitoring is proposed for all major buildings. The data network will be linked from its current extent at Council’s McNamara Street depot.
The automatic controls of both future works and existing works should be designed to allow incorporation into a city wide satellite controlled system. Consideration of water saving technology and measures should be incorporated. Large volumes of water are commonly required to maintain the gardens and lawns throughout the year, and this volume is related to the natural rainfall regime. There are limited ways that potable or mains supply water use on site could be reduced, including harvesting and using rainwater by collecting roof run-off and constructing a suitable stormwater storage facility. The limitations to this option are the necessary space to construct a storage facility large enough to store sufficient volumes to make the venture a ‘value for money’ exercise. One option could be the use of one of the steel tanks, if not to be used for another internal use or removed. Another water supply option includes use of treated effluent water. The opportunities to use this method of recycling water are gaining momentum in the community and at government authority level. However suitable re-use water will not be available until after the complete upgrade of the Northern Wastewater Treatment Plant expected at the end of 2007. The future works at the Plant aims to upgrade the overall quality of effluent which will meet a re-use standard of Class ‘A’. Cairns Water will be responsible for subsequent implementation of the re-use scheme and will incur all the cost associated for this project. This project is a major step towards the efficient re-use of our resources as well as providing a range of benefits to the environment and Cairns City Council. Once the wastewater re-use scheme is in place, precautionary measures such as prominent warning signs and alternative taps would be placed around the site where re-use wastewater is in use. Subsurface irrigation should be used as the preferred irrigation delivery system to minimise contact to the public. However the method of delivery needs to be thoroughly considered, especially in existing areas where installlation of a network of subsurface pipes may cause extensive damage to tree root systems and gardens.
Another supply option includes use of bore water, and a study would be required to determine if sufficient water supplies of suitable quality exist in this vicinity. However, all of these measures are relatively expensive and their feasibility would need to be determined by comprehensive study.
4.6.2.6 Water Supply The masterplan requires water-cycle services to all of the new development sites as well as drinking fountains and public conveniences throughout the site. Water supply services north of Collins Avenue can be fed from mains on Collins Avenue with minor ring mains as required. Services within the Centenary Lakes area will require a network of new mains throughout the site to provide both water supply and fire-fighting demand.
4.6.2.7 Security Vision Public areas have been masterplanned according to current principles of public safety. All major public paths are visible from highly used areas such as roads, do not contain sharp bends, have consistently long visibility in both directions and are lighted at night. Paths that do not meet these basic criteria are either closed off to the public or not lighted at night to discourage use. The current north-south link path across Centenary Lakes from Collins Avenue to Greenslopes Street provides inherently poor conditions for public safety. However the concept provides for an improved straightened pathway to maximise visibility from busy roads and allows for a high level of lighting across a broad area which will be readily monitored by security cameras. The path is also sufficiently wide for vehicular access and it is suggested that access be provided for Police vehicles from either end so that the area can be routinely patrolled. The carparking area at the eastern end of Collins Avenue will be highly visible from Collins Avenue.
4.6.2.5 Irrigation Construction of the existing gardens has included the installation of an irrigation system, though little detail of its operating functions and componentry has been reported. It is recommended that a comprehensive plan for irrigation of the entire site be developed using computer assisted technology to manage water use and distribution.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
A Recycled Water Safety Plan needs to be developed for operational and management procedures, as well as monitoring requirements. Evaluations of human health considerations and the environmental performance of the system to ensure the ultimate safety of the community will be a necessary component of the final development.
4.6.2.8 Drainage and Flooding The concept affords improvements to drainage around the Tanks areas with the provision of a bund and collection above the cutting to the north to reduce runoff and erosion around the tanks. Improved drainage collection from the rear of the tanks is also a feature of the concept.
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The masterplan recommends review of current difficulties with lack of capacity for cross-drainage of Collins Avenue. Road pavement drainage in Collins Avenue and the parking areas will be completed by pit collection and reticulation. Collection and concentration of the stormwater runoff flows and subsequent discharges to a natural environment causes potential difficulties with erosion and subsequent sediment transport that will impact on the environment. The masterplan proposes to provide energy dissipation structures integrated with stormwater outlets where concentration of flows cannot be avoided. The area is prone to inundation flooding to a level that has not been determined by detailed modeling. The masterplan proposes construction of structures at level of RL3.8m representing 500 mm above the highest recorded flood level subject to confirmation by detailed analysis. A substantial area of site south of Collins Avenue is influenced by the natural creek watercourses and is occasionally subject to flooding. As such, the flowpath through this site has an influence on flood levels and flood flow distribution. Flooding is a potential masterplanning constraint for earthworks below the flood planning level of RL 3.3, as well as planting and building in floodway areas. In accordance with this constraint, the masterplan has been prepared with the intent of minimal major earthworks development. Major earthworks i.e. substantial filling above existing levels required throughout the site are atthe proposed maintenance compound and nursery; and the proposed Collins Avenue corridor. The effect these areas will have requires further consideration and perhaps modelling to determine if ameliorative attention is necessary.
4.6.2.9 Furniture A range of purpose built and proprietary brand furniture items will be used throughout the site. Appropriate designs, materials and construction techniques should be developed to provide a ‘family’ or suite of furniture elements such as seats, litterbins, bollards, drinking fountains, signage etc.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Designs and character should reflect an environmental / artistic theme. Ensure that the design is appropriate for long-term use and that a standard is developed and adopted to ensure visual continuity and allow mass production with consequent economies. A range of existing timber seats exists in the Botanic Gardens; this appropriate style of seating should be continued into other areas.
Obelisk Markers: The other major form of identification is the proposed obelisk markers. These are large size vertical elements located along the main road corridors to identify precincts and other key facilities, essentially to establish a visual link across the entire site, including existing and future community facilities along Greenslopes Street. Smaller scale markers are proposed to identify the various precinct facilities, conspicuously located for pedestrians traversing the site.
4.7.0 WAYFINDING AND SIGNAGE The wayfinding strategy for the site redevelopment aims to enhance the enjoyment and use of the space by providing an integrated information system that responds to the landscape and architectural elements in its design and serves as a comprehensive information system for all visitors to the site. Information will include identification of this important site, provision of regular maps to assist with orientation, identification of key precincts and points of interest, and as the facility will be a regular events environment, what’s on / event information. The wayfinding strategy is described below, followed by descriptions of each sign type. The design of all sign types will conform to Australian Standard AS1428.2 Design for Access and Mobility.
4.7.1 Identification In regard to the identification of the site, the combined facility needs major identification statements relevant to their importance in the urban fabric of the city. These locations are shown on the Wayfinding and Signage Master plan.
Identification Statements: The major entries should be prominently identified to establish in visitors’ minds the significant nature of the entire site. The statements need to be visually dynamic and could take the form of low walls suitably designed to reflect both the art and botanic nature of the precincts. Refer recently implemented Sheridan Street identity signage as an example.
4.7.2 Information Site maps will be used to orientate patrons and visitors, and will be located on major information signs. Suitable site maps should also be available as hand-outs at the Visitor Centre. Locations of these major signs are shown on the Wayfinding and Signage masterplan. The map design will provide a hierarchy of visual information that emphasises ingress and egress through the site; the major access pathways pedestrian and wheelchair accessible throughout the site; and major precincts and services within and around the site. To achieve this, the map becomes a diagrammatic visual tool rather than a realistic representation. The signage is proposed as vertical ‘blade’ elements incorporating graphics and text in the style established throughout the site. ‘What’s On’: Event related information should also be prominent on information signs. This will help to promote the constantly changing nature of the site and provide the point of interest for visitors entering the site. It is recommended that these signs adopt a precinct-specific theme related to that precinct, but with design elements to suit the overall ‘suite’ of signage.
Area Signs: Signs to distinguish specific community or area planting such as ‘Melaleuca Woodland’ or family groups such as ‘Proteacea’ should provide details of the community as well as a map of the particular zone. Specific Information Signs: To describe specialised communities, specimens, economic uses or points of historic interest, etc.
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Photometal or similar material is suitable, and can be applied with text, drawings and photos. Although initially expensive, they are versatile, vandal resistant, easily read, and generally have a long life expectancy. Markings could also be sufficiently tactile for interpretation by visually impaired visitors. Individual Specimen Signs: An individual sign should identify each plant or plant group, as well as family, genus, and species names, common name and origin locality map. Materials as described above are suitable.
4.7.3 Directions With the messages provided on directional signs, directional information will highlight the major precincts as key destinations and the information centre. International standard pictograms can be used as a best practice policy.
4.7.4 Special Event Facilities Opportunities should be given to the provision of specific facilities to encourage use of the combined facility for appropriate seasonal festivals and special events, such as cultural events, garden fairs, weddings and the like. These activities can be a potential source of revenue. The masterplan recommends that facilities are provided in suitable locations and designated by appropriate temporary signage but not segregated or prohibited from use by other visitors to the site.
4.7.5 Cultural Aspects The masterplan recommends the involvement of aspects of regional cultural life in the Botanic Gardens / Tanks Art Centre / Centenary Lakes including Aboriginal heritage, European and Asian heritage, and local history generally. This can be achieved in many ways, primarily through art and sculpture, and vegetation associations. These cultural influences can also be expressed through architecture, structures and furniture. This may be an opportunity for Qld Arts Council funding and corporate sponsorship.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
4.8.0 WATER MANAGEMENT 4.8.1 Freshwater Lake extension A key recommendation related to improving the water quality and aesthetic appearance of the Centenary Lakes precinct is the enlargement of Freshwater Lake. The masterplan illustrates the approximate area of excavation, essentially towards the west, but also in an area adjacent Greenslopes Street boundary to create an island. The intent is to enlarge the water volume and in doing so deepen the lake to reduce the macrophytic growth. The larger water surface will assist in making the lake more visible from the road corridor and thus more appealing to commuters on Greenslopes Street, encouraging greater use of that road. Other landscape treatments may also be required in conjunction to increase the attraction. This study does not extend to scientific review of this proposal. It will be necessary to conduct a comprehensive environmental study to determine the extent and course of action of the excavation procedure. A potential concern is the likelihood of encountering acid sulphate soils, which may impact on the proposal or its extent.
4.8.2 Water Quality Management Key aspects of water quality management should include the following: • Stormwater Management: Management of stormwater to reduce nutrient and sediment loads entering the lagoon system. • Weed Removal: Removal of any exotic weed species. • Macrophyte Retention / Enhancement: Retention of appropriate macrophyte species and planting of additional locally endemic species to enhance nutrient removal capabilities. • Acid Sulphate Soils: Assess the presence of acid sulphate soils on site and propose suitable control measures during construction. • Circulation and Flushing: Poor circulation and flushing can be key constraints to achieving acceptable water quality throughout the system. Circulation and flushing throughout the lake system requires investigation to assess the existing system’s capabilities with regard to increased development of the Botanic Gardens.
• Landscape Practices: Controlled application of fertilisers in adjacent landscapes and the use of slow release fertilisers to limit excess nutrient loads in runoff. Macrophyte harvesting should also be undertaken in preference to chemical application for the control of aquatic species. • Maintenance: Implementation of maintenance program to regularly harvest macrophytes and prevent decaying vegetation from re-releasing nutrients into the ecosystem. • Community Education and Awareness: Undertake an education and awareness program for residents whose properties are immediately adjacent to and within the stormwater catchment of the Botanic Gardens. This program should identify the potential impacts which residents can have on water quality and specific requirements for management of domestic runoff associated with activities such as lawn watering and car washing.
4.8.3 Emergency Responses On occasion there may be a need for immediate response to random deteriorations in water quality which may affect the health of aquatic flora and fauna e.g. the outbreak of algal blooms. Algal blooms can result in a depletion of dissolved oxygen in the water column causing adverse impacts on aquatic fauna. There are a number of approaches available for the treatment of algal blooms. However, it is recommended that approaches which involve chemical dosing (i.e. copper sulphate or alum) should not be adopted. An alternative approach would be to increase the circulation within the affected areas to break up the algal bloom and reoxygenate the waters. This could be achieved through the use of a small irrigation pump. Discharge from the pump could be directed into the air to increase turbulence and assist with the re-oxygenation of the waters.
4.8.4 Monitoring Requirements Monitoring of ambient water quality throughout the lakes and wetland system will be important to ensure that acceptable water quality is maintained and the previously mentioned water quality objectives are achieved. A suitable regular testing program should be established in association with Council’s Environmental Officers. Refer sections of this report for a partnership role with education facilities which may assist.
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4.9.0 SITE EARTHWORKS
4.10.1 Management of Incompatible Activities
4.10.5 Feral Animals
The adoption of RL3.8m as the design structure floor level has significant implications for building and structure footprints. This level is significantly higher than the surrounding ground within much of the Centenary Lakes area necessitating earthwork batters and ramps for accessibility. Refinement of this level with detailed flood modelling would justify the construction level.
Due to the environmental sensitivity of the wetland areas and the desirability of maintaining water quality, it is recommended that a significant number of activities that may be undertaken by visitors and surrounding residents be appropriately managed, controlled or prohibited. Such activities and their inherent problems include the following.
Undertake regular monitoring and removal by trapping or extermination of feral animal species that will adversely impact on the wildlife potential of the developing environment. Adequate education of adjacent residents will be required with respect to wandering domestic pets.
The Collins Avenue realignment will require a raised embankment and on much of the proposed alignment to provide the required degree of flood protection. The appropriate structure level for a roadway is typically less than that of a commercial or habitable structure. For this classification of roadway a typical level of immunity for trafficability is the 20-year average recurrence interval event.
4.10.2 Feeding Ducks
The finally adopted criteria will be selected based on the immunity of the Saltwater Creek Crossing and nearby road levels along with target immunity criteria and the expected impacts of increased footprint in an area constrained by environmental values. A further consideration is the amenity afforded by roadway and its interface with intersecting and adjacent pathway elements.
Typically unnatural food items such as bread can be detrimental to the bird’s health. The increased nutrient loads for spoiled bread or grain and increased bird manure loads can impact adversely upon water quality.
It seems likely that the level of immunity ultimately provided will be limited by the road levels in area of the Saltwater Creek crossing and that some trade-offs between immunity and amenity and environmental impact may be required. Flood modelling will be necessary to make clear the judgments and define the final road levels. In terms of the master planning process, consideration has been given to providing a minimum road level of RL3.3m. This level represents the maximumrecorded flood over the site and may decrease as the design is developed.
4.10.0 ENVIRONMENTAL MANAGEMENT The successful development of this environmental facility and its long-term viability and integrity is dependent on a thorough and appropriate management regime. A comprehensive environmental audit of including lakes, water bodies, and natural habitats is recommended, to determine necessary actions and procedures to enhance or rehabilitate as necessary.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
4.10.6 Removing Vegetation For the following reasons this activity should be actively discouraged. Feeding native ducks stimulates an unnatural population increase and loss of natural feeding behaviour which can result in considerable stress to the population if levels of feeding vary due to seasonal visitor patterns likely at this site.
Typically a common feeding point develops which becomes severely eroded at the shoreline from physical damage from both the feeders and the birds. The increased population can also lead to severe physical damage to riparian vegetation especially nearby nesting islands which typically become denuded by the large numbers of birds attracted to a regular feeding point.
Removal of vegetation, e.g. trees and shrubs, should be prohibited under normal circumstances, in order to maintain habitat integrity, provide erosion control and retain water edge stability. Exclusions to this guideline should be limited to water plant harvesting as required for Weed Control Management, to the removal of trees assessed as a public danger, or to maintain viewing points.
4.10.7 Planting of Exotic Vegetation on Lake Edge Exotic wetland plant species have significant potential to invade the existing ecosystem as weeds. Inherent in the philosophy of retaining the water bodies for their environmental value is the principle of planting only endemic vegetation as supplementary riparian or aquatic vegetation. Education of volunteer staff and community organisations is essential.
4.10.8 Dumping of Rubbish and Yard Clippings
4.10.3 Canoeing / Boating / Model Boats
Such activities are one of the most common sources of environmental weed infestations. Education of residents is critical in this regard.
Canoeing / boating should be discouraged, as the potential of algal blooms and likely high coliform counts resulting from the waterfowl population would cast doubt on that sustainability. Remote controlled powered model boats can have similar disturbance effects upon waterfowl.
Immediate removal and weed control of any such occurrence is needed to prevent establishment of exotic plants. Provision of photographic interpretive signage relating to environmental weed species is suggested as a proactive measure in this regard.
4.10.4 Exercising Dogs
4.10.9 Waste and Energy
Exercising of dogs in public parks is currently permitted under Council policy; however dogs should not be permitted to run offleash within the designated enclosed Botanic Gardens and Tanks precincts.
Reducing waste is an important part of managing any public facility. Visitors to this site should be encouraged to dispose of litter, including cigarette butts, in the bins provided. Strategies for improving waste management may include recycling bins and reviewing bin design to eliminate the spread of litter by birds and wind. Litter traps on drains leading to streets and waterways could also be installed to reduce the amount of litter entering waterways.
4.18
Likewise the use of energy efficient light fittings and motorised equipment could help minimise energy use in the facility.
4.11.0 LANDSCAPE MAINTENANCE AND MANAGEMENT
4.10.10 Peripheral Activities by nearby land holders
Effective landscape maintenance strategies are critical to the cost effective management of the landscape development, recreational potential, and environmental health of the site.
Disposal of oils and other chemicals into the stormwater system will cause pollution of the wetlands and waterbodies. Lack of physical control and lack of restriction of movement of domestic pets can lead to considerable predation and disturbance to wildlife populations.
A comprehensive Maintenance Plan is necessary to guide maintenance and management staff by establishing:
4.12.0 PUBLIC ART OPPORTUNITIES The entire site can be subject to artistic expression. A multilayered programme dealing with a range of artworks applications is needed to blend into the site environment over time, including projects that: • heighten the user’s experience of the place; • reinforce the context of the Site Precinct; • assist in interpreting the environment.
• Management and Maintenance Goals Excessive usage of fertilisers in domestic gardens can lead to increased nutrient runoff into waterbodies with resultant increased potential for algal blooms. The planting of exotic plant species that have great potential through water, wind, or birdseed spread to become serious environmental weeds within the Botanic Gardens. These peripheral activities are difficult to control. Education has proved the most effective tool in limiting the adverse impact of these activities and it is suggested that Council allocate resources to education of the surrounding residents in these issues.
• -
Strategies and Guidelines for Maintenance e.g. Water Quality Monitoring Pest and Weed Control Litter Removal Fertilising Pruning Replanting Mowing Path Maintenance Irrigation Maintenance and Repair of Structures Public Safety Assessment
• -
Recording Procedures e.g. Chemicals Usage Maintenance Checks, Maintenance Undertaken Safety Checks Disease, Pest and Weed Occurrences and Treatment Effectiveness Specialist Contractor’s Register
-
• Performance Indicators The Maintenance Plan should be segmented to outline differing maintenance requirements and standards needed in differing physiographical zones. The Maintenance Plan needs to be prepared in a flexible, easily comprehensible format suitable for use in the field by maintenance staff administered by the Curator.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The major interpretive themes and messages can be reinforced through the use of sculptures, two-dimensional and threedimensional installations and artefacts. Public art can be implemented as both aesthetic and functions, static or kinetic, but should always be designed as an element integrated with its surroundings. There are existing examples of art elements associated with the Tanks, both fixed and ephemeral, which are of high quality and suitability. There are also existing elements, such as bench seats in the Botanic Garden which are appropriate to the public art realm. Sections of this report describe possible application of public art e.g. main entry focus element, entry gates and walls, garden art and sculpture, architecture of all scales, furniture, signage graphics and play areas. The design intent of the Tanks Promenade is for the introduction of art elements within this space. Design opportunities exist in many forms in this area, including bund wall gates, paving, shelters, furniture e.g. bench seats, drink fountains, light standards. A comprehensive design theme is necessary as part of the design development process. However, the opportunities extend further than that, and a curatorial review is recommended to investigate a theme or series of themes applicable to the entire site.
4.19
ECONOMIC CONSIDERATIONS 5.0.0 ECONOMIC CONSIDERATIONS 5.1.0 INTRODUCTION Botanic Gardens and Cultural Centres are generally publicly funded community facilities that generate revenue including from commercial enterprises conducted in association with them. The following section is designed to investigate the economic and financial implications if the expenditure set out in the Master Plan is undertaken. This includes: • Assessment of viability of associated commercial elements; • Likely revenue sources or efficiencies that will defray some of the costs to Council of upgrading and operating the facility; • As a public facility, an overall benefit cost assessment.
5.2.0 CURRENT VISITOR PATTERNS
The following investigates each area in turn and then reviews Graft ‘n’ Arts numbers separately.
5.2.3 Main Gardens 5.2.3.1 Overall Numbers There are counters on the two main entrances to the main Botanic Gardens along Collins Avenue and in Macdonnell Street. There are no counters on the service / vehicular entrance on McCormack Street and other minor gates. Counter data for the period 1998 to 2003 was examined. There is always an error factor in such counts due to more than one person passing through simultaneously (resulting in an undercount). On the other hand, over-counts can result from people moving around the gate area (eg. children playing) and recording more than one reading. It was also reported that plants moving in the wind have been known to trigger the devices.
5.2.3.2 Visitor Composition Visitors can be divided into a number of categories by purpose of visit. There are substantial numbers who enter the main Botanic Gardens (especially local residents) for purposes other than experiencing them especially as botanic gardens. These include: • Visitors to the restaurant only; • Visitors for functions e.g. weddings and corporate functions; • Visitors for special events including the annual festival (Carnival on Collins), musical events, plays, movies. It is estimated that as a group, these would result in attraction of about 60,000 visitors a year, leaving about 200,000 visiting mainly to experience the area as a botanic gardens. Based on discussions with staff, it is estimated that the split of these visitors by origin is set out in Table 5.1.
5.2.1 General As a base for identifying impacts from upgrading, it is important that the existing situation be identified.
Visitor Origin Local Cairns Residents Domestic Visitors TOTAL DOMESTIC International
TOTAL INTERNATIONAL TOTAL
Qld Interstate Japan Other Asia Americas UK/Europe Other International
% 5% 10% 30% 40% 30% 5% 3% 12% 5%
Number 10,000 pa 20,000 pa 60,000 pa 80,000 pa 60,000 pa 10,000 pa 6,000 pa 24,000 pa 10,000 pa
55%
110,000 pa 200,000 pa
Table 5.1. Estimated Visitor Numbers Main Botanic Gardens by Origin
At the commencement of the process, the precinct had two separate entities – Flecker Botanic Gardens and the Tanks Art Centre. The situation has become more intricate by the fact that another Council-funded entity Graft ’n’ Arts is now in the process of being relocated to and incorporated into the Tanks Art Centre. While there are visitor numbers given for Graft ’n’ Arts, they relate to the previous location. The following gives figures for the three entities as they have existed in the recent past.
5.2.2 Areas For visitor estimation purposes, there are four areas to consider: • Main Botanic Gardens on the north side of Collins Avenue; • Area on the southern side of Collins Avenue, including boardwalk, lakes and embankment area; • Mt Whitfield reserve accessed by Red and Blue Arrow Trail; • Tanks Art Centre area.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Staff also report that some coaches and visitors will enter by the trade/vehicular gate but have no estimate of numbers. The machines are shut down for the annual gardens festival when large numbers estimated at 10,000 – 20,000 are in the area. Staff have reported that some coaches and visitors will enter by the service / vehicular gate but have no estimate of numbers. The machines are shut down for the annual Carnival on Collins, when large numbers estimated at 10,000 - 20,000 are in the precinct. Taking the various factors into account, it is considered the number entering the main Botanic Gardens area is probably in the order of 300,000 a year, including the Carnival. This number however, is not all visitors. There is a number of staff working in the area, who move in and out of the main Botanic Gardens area many times a day. A substantial number would visit for business purposes, e.g. deliveries, tradespeople and others.
Based on discussions with staff, characteristics of these visitors by origin is as follows: Locals: Spread across the demographics of the community. Includes a number showing visiting friends and relatives. Arrive in their own car except local school groups. Domestic Visitors: Mainly self drive. Perhaps a skew to an older demographic. About 1 in 20 (i.e. say about 4,000 a year). Might be special interest gardening clubs, etc. Japan: Almost all come in coaches (e.g. Doki Doki, Waku Waku, Nagatas, JTB). At times, the visitation is associated with flight movements (e.g. come in to airport early in the morning and visit Botanic Gardens prior to being able to check into their rooms 9.30 – 10am). Most tours come in the early morning through to midday or some in late afternoon. About 90% would be less than 35 years old. The independents (by car) however, would be older visitors. There is the occasional school group that visits.
It is estimated that actual visitor numbers are more of the order of 260,000.
5.01
Americas: Majority of older visitors in groups with occasional special interest garden club. Apart from ordinary backpackers, younger ones include university students being educated in a relevant field of study and doing study tours individually or in groups.
There is substantial use of the concrete path and its extension through the Centenary Lakes area by walkers and cyclists, often travelling further to Aeroglen and to the city and by recreation walkers and joggers.The precinct is used by schools for crosscountry races.
Subject to further advice, we believe that numbers using the Mt Whitfield tracks are probably of the following order of magnitude. We thus have an estimate of about 26,000 a year, some 22,000 using the Red and Blue Arrow Trail alone and 4,000 proceeding onto the Blue Arrow Trail.
UK/Europe: Few coaches. Mainly arriving independently by car or using the public bus system; possibly 40% under 35 years and 60% over.
Council staff estimate that numbers in the Centenary Lakes area comprise transiting pedestrian cyclists of about 300 per day and visitors about 60 -100 per day. Thus, the transits are substantial at about 100,000 movements a year , which will influence the design of pathways etc.
We thus have an estimate of about 30,000 a year, some 26,000 using the Red Arrow Trail alone and 4,000 proceeding onto the Blue Arrow Trail.
The visitors, at say 80 per day, represent about 30,000 a year. A number of these will be using the area for jogging/exercising and some will have already been counted in the main Botanic Garden visitors.
The Tanks Art Centre’s activities and numbers involved are reported regularly to the Council. The following summarises numbers which are in person days. Thus, one person attending a 5 day activity is recorded as 5. Refer to Table 5.4.
The net additional visitors to the Botanic Gardens / Tanks Art Centre / Centenary Lakes for non-exercising/transit purposes may thus only be minimal at about 10,000 per annum.
We thus currently have about 60,000 person days a year visiting the Tanks Art Centre.
This reconciles with information about coaches which puts numbers of large coaches at an average of about 3 per day, i.e. about 45,000 a year and small coaches about 5 a day, i.e. about 35,000 a year, giving a total of about 80,000 by coach and 120,000 by car (Local visitors 10,000, Australian visitors 80,000 and International visitors 30,000).
5.2.3.3 Seasonality Examination of monthly figures indicate there has been a traditional low period in January, February and March.
5.2.6 The Tanks Art Centre 5.2.6.1 Overall Numbers
5.2.6.2 Types of Events/Activities Year
%
1999
+ 38%
2000
+ 14%
2001
+ 1%
2002
+ 19%
2003
+ 25%
Table 5.2
Growth in visitation over Previous Year
Nature Walkers Trail
Red Arrow
18,000
TOTAL
Table 5.3
18,000
annum
Alone
Arrow
4,000
4,000
26,000
4,000
4,000
8,000
30,000
Numbers Visiting arrow trails
A feature of the seasonality in previous years has been the dominance of an upswing in the winter months and a lack of marked peaks for school holidays.
Numbers of the former generate substantial activity and parking in the area after 5PM on weekdays. Many of these would be repeat visitors who use the track regularly. Refer Table 5.3.
5.2.3.4 Growth
Numbers of nature walkers/hikers are not known. However, 10,000 brochures were taken over 3-years. Conservatively allowing for those visiting being in groups (say average 2 per group), visitor numbers on this basis would probably be about 8,000 per annum.
There are two types of users: • Those who exercise, jog, walk (mainly locals); • Nature walkers / hikers.
Events and activities are given in monthly reports: • • • • • • •
Market Days/Stall School Holiday programmes Exhibitions Performances/Film showings Workshop/Meetings/Conferences Dinners/Functions Schools/Teaching/Classes/Auditions
Market days are regular. They are organised by the Tanks Art Centre but can be themed, e.g. Australian Japan Society Week, Peace Week. School holiday programmes are not run during the summer / Christmas holidays.
Total per
Also Blue
4,000
5.2.5 Mt Whitfield / Red and Blue Arrow Trails
The tables indicate a marked growth over the 5-year period 1999 to 2003. This indicates annual growth in visitation to the Botanic Gardens has been much faster than for overall visitor growth to Cairns. Refer to table 5.2.
Red Arrow
Blue Arrow
However, the figures for 2003 indicate a definite rise in the low January/February period and again in November/December. Staff indicate that this is influenced by a sharp increase in Chinese tour groups.
5.2.4 Area South of Collins Avenue Staff estimate that 60% – 70% of visitors to the main Botanic Gardens area to view the gardens also visit the boardwalk area across Collins Avenue i.e. about 120,000 -140,000 a year. However, little is known about visitor patterns in the Centenary Lakes area. Some visitors to the main Botanic Gardens using the boardwalk will extend into this area. Usage of the barbeque and playground facilities in the Centenary Lakes area is believed to be very low.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Staff estimates put exercise usage of the Red Arrow Trail at about 50 daily, making a total estimated annual usage of about 18,000 a year. We believe this estimate is low and the true figure is probably more like 22,000 a year. Staff estimates put usage of the Blue Arrow Trail at 3 to 20 daily, say average of 11, giving about 4,000 a year. These would also use the Red Arrow Trail.
Exhibitions are diverse and include some with Education Queensland for school groups. They include those staged with regional art groups. Use for permanent museum type displays is believed to be limited by humid conditions in the summer months and by dampness due to the water table under the tanks. Dinners / functions include a significant corporate usage including use as an ‘off site’ dinner function centre for conferences and conventions.
5.02
No. of Person
5.2.6.3 Seasonality
5.3.1.2 Charges
June July August September October November December (7 Months) January February
Days 3,570 5,425 N/A 7,841 3,987 5,056 N/A (30,129) N/A 1,013
The fact that the tanks are not air-conditioned and become hot in the summer months results in a strong seasonality of activity. Table 5.4, Section 5.2.5.1, indicates that the six months June to November 2002 accounted for 91% of visitation and in 2003, for 86% of visitation.
Lease of the restaurant is currently $8,400 per annum. Other charges are summarised in Table 5.5.
March
1,108
April May June July August September October November December
633 1,455 N/A 6,375 4,911 18,863 9,094 2,845 N/A 50,797 (46,338) N/A 900 3,129 1,397 2,397 8,937 6,031 8,559 18,405 5,511 2,952 262 58,730 (50,657)
Month 2001
2002
Year 2003
(7 Months) January February March April May June July August September October November December
Year (7 months)
Table 5.4 Visitor Numbers to tanks
5.3.1.3 Income Income (excluding GST) from the above (and excluding restaurant lease) is set out in Table 5.5.
(est. 200)
5.2.6.4 Growth
(est. 250)
Access to only a few years’ figures are available. However, the figures indicate very strong growth over the previous period:
Total of $24,281.35 in 2003 represented approximately 9.5 cents per visitor. Growth on previous year has been:
• 2002 (7 months June/Dec) • 2003 (Full year)
• • • •
(est. 4000)
54% 16%
5.2.6.5 Composition Discussions with staff indicated that visitation was dominated by local residents and was probably as follows by origin:
(est. 250)
(est. 250)
• Local (Cairns) residents • Regional residents • Visitors
80% 15% 5%
Visitors attending were believed to include internationals, longerterm domestic visitors during the caravan season and visitors staying with friends and relatives. Use by multicultural groups is believed to be relatively high. The parking situation involving crossing the road is dangerous for older pensioners and retirees.
5.2.7 Graft ‘n’ Arts Discussions with Graft ‘n’ Arts staff indicated that current numbers involved is about 35,000 person days a year with almost all being local residents. A substantial proportion attend venues located away from Graft ‘n’ Arts, including schools and community centres. About 20,000 are youth participants.
2000 2001 2002 2003
- 14% + 20% + 9% + 12%
Apart from Council budget funding, revenue is derived from: • • • • •
Lease of the Restaurant Guided tours Shop sales Weddings, functions and other events Commercial photography
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Council funding for Graft ‘n’ Arts is supplemented by grant funding from Commonwealth and State sources under specific programmes. Participants in activities will at times make a contribution to expenses. Current profile is: Venue Hire/Ticket Sales, etc Commonwealth/State contributions Cost to Council Total
$142,000 $ 58,000 $625,000 $825,000
Growth in revenue has been low compared with growth in visitor numbers. Current overall budget is about $1.1m.
5.3.2 Tanks Art Centre 5.3.2.1 Charges The Tanks Art Centre has an extensive schedule of charges for activities. There is a distinction made between corporate and non-profit groups. Apart from space rental, there is an extensive list of ‘gear’ that can be hired and charges for staff and use of telephones/electricity/photocopying, etc. A tank building can be hired at a weekly rate in the vicinity $1000 corporate, $350-$400 non-profit, stalls at the market days for $15 unpowered and $20 powered, and staff for $30 per hour.
5.3.2.2 Income It appears from Council accounts that the Tanks Art Centre is costing about $160,000 - $170,000 a year to run and generates revenue of about $33,000.
5.3.0 CURRENT REVENUE SOURCES 5.3.1 Botanic Gardens 5.3.1.1 General
5.3.3 Graft ‘n’ Arts 5.3.3.1 Income
The Tanks also secures revenue from ticket sales at concerts and events. It is expected that this will be a future growth area.
Activity Guided Tours (commercial groups by appt.)
Cost $55 per group
1pm Guided Tours
Adults $10 pp
Weddings
Children Free (Main Gardens) $69 (Lakes) $46
Commercial Film
$222 per day
Commercial Photography
$120 per day
Table 5.5 Visitor Charges to botanic gardens/centenary lakes
5.03
5.4.0 OVERVIEW OF THE CURRENT SITUATION 5.4.1 Numbers Table 5.6 summarises the estimated numbers of visitors. Added to these will be visits generated by the integration of the Graft ‘n’ Arts activity to the Tanks Art Centre.
5.4.2 Market Segments Thus, the existing situation plus Graft ‘n’ Arts will mean a visitation level of the order of 500,000 a year to the area. When the different elements are looked at, the demand for the area tends to fall into four major segments. • Those who visit the Botanic Gardens to experience a Botanic environment; • Those who visit to use facilities located there and for functions and events organised there that use the garden’s ambience as a backdrop; • Those who use the Botanic Gardens/Centenary Lakes area for exercise, mainly walking and jogging. • Those who transit the area as pedestrians/cyclists. Site
Visitation
Botanic
Functions, Events
Visitors mainly to Restaurant, Gardens Main Area
Gardens
200,000
Sub Total Main Area
260,000
Transiting Pedestrian / Cyclists
Lakes
/ Walking / Jogging / Visiting Joggers / Nature Walkers
Tanks Art
130,000
26,000
60,000
Centre Total
Table 5.6
60,000
Visitors to experience the
Centenary
Red Arrow
No.
Estimated Numbers of Visitors
466,000
5.4.2.2 Visitors to Facilities Located in the Area and to Functions & Events This group is mainly local and it is the dominant way locals experience the Botanic Gardens. In the first place, locals will visit the restaurant as a restaurant and not as an adjunct to a visit to the Botanic Gardens. It is estimated that this type of traffic represents about 80% of total restaurant traffic during October to April and about 40% May to September. The next major group in this field is for weddings and other private family and corporate type functions in the Botanic Gardens. Numbers are not known accurately. They include small numbers using the Centenary Lakes area for picnics, barbecues and the playgrounds. The next major group is for public events with the annual Carnival on Collins leading, but including various musical events, movies and drama presentations. The Tanks Art Centre and now, Graft ‘n’ Arts, adds to this group.
5.4.2.1 Visitors to Experience the Botanic Environment
Overall visitor numbers are estimated from all these sources as being of the order of 150,000 a year.
This is currently the dominant group and the main traditional reason for the existence of the Botanic Gardens.
5.4.2.3 Visitors for Exercise
Visitation tends to concentrate in the main Botanic Gardens precinct on the northern side of Collins Avenue, but spreads out from there to the southern side of Collins Avenue, the boardwalk, with some reaching through to Centenary Lakes and the proposed Botanic Walk. The indications are that this usage is of the order of 200,000 visitors a year. A special and somewhat separate sub-set of this visitation are those who undertake nature walks along the Red and Blue Arrow Trail. A feature of this traffic is that although it includes local residents, it is now dominated by visitors to Cairns. The Botanic Gardens has become a significant visitor attraction with of the order of 200,000 visitors a year and with international visitors outweighing local and domestic visitors. The indications are that something like one in seven international visitors to the region is visiting the Botanic Gardens.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
These include walkers and joggers and mainly use the Red and Blue Arrow Trail, the Collins Avenue footpaths and the proposed Botanic Walk, boardwalk and Centenary Lakes precinct.
In rough terms, locals generate about 300,000 visits, i.e. about 2.5 visits per head of population and visitors to Cairns about 200,000, about 0.125 visits per international visitor and about 0.06 visits per domestic visitor. Bearing in mind that visitors are in the area a short time only whereas residents are in the area all year round, the rate of visitation per person day of residents is lower.
5.4.3 Revenue No significant revenue is generated from the last two groups. Revenue produced from the other groups is scheduled: Botanic Gardens Restaurant rent Tanks Art Centre Graft ‘n’ Arts Total
$ 24,300 $ 8,400 $ 33,000 $142,000 $207,700
This compares with total operating costs in the order of: Botanic Gardens Tanks Art Centre Graft ‘n’ Arts Total
$1,100,000 $ 160,000 $ 825,000 $2,085,000
With some $58,000 being supplied to Graft ‘n’ Arts by the Commonwealth and State, net total cost to Council (i.e. to the Cairns community) is about $1.8 million.
5.4.4 Reconciliation with Other Studies This type of usage is estimated to be of the order of 50,000 a year, about 20,000 at the Red and Blue Arrow Trail and about 30,000 on the boardwalk and Centenary Lakes pathways.
5.4.2.4 Transits These are mainly using the main north south Centenary Lakes path and represent about 100,000 a year. In summary, numbers split approximately: Botanic Gardens Visitors Facilities, Functions & Events Exercise Transits Total
200,000 150,000 50,000 100,000 500,000
The Australian Bureau of Statistics have carried out research and published statistics on visitation to Botanic gardens at State level in 1994/95 (ABS Cat 4114.0). The data indicated that 40.3% of Queensland residents 15+ years visited a Botanic gardens each year with an average of about 3.5 visits per year, giving a visitation rate per head of population of about 1.4. Applying this ratio to the Cairns’ residential population of 120,000 would give 170,000 visits by local residents per year. This compares with local visitation implicit in the figures in Section 4.2 of about 180,000 (i.e.300,000 less transits 100,000 and Red and Blue Arrow Trail exercise visits 20,000) but including those visiting for the restaurant, functions, events, and exercise in the main Botanic Gardens area. The figures are roughly consistent.
5.04
% of
Activity
No.
Recreation
56
Mentions 39%
Show visitors
22
15%
Walk
21
15%
Picnic
18
13%
Wedding
8
6%
Garden Fest /Plant sale
6
4%
Function
2
1%
Lunch
2
1%
Plant advice
2
1%
In 1996, Cummings Research carried out a survey of Far North Queensland residents and visitors about botanic gardens visitation including some 160 Cairns residents. At the time, order of magnitude estimates put the numbers visiting the Flecker Botanic Gardens area at 160,000 residents and 130,000 visitors to Cairns.
There are two relevant resident population growth projection figures to consider in the first place.
These figures were 8 years ago and again these figures would be consistent with the current order of magnitude visitation levels of 300,000 residents (including Tanks Art Centre, exercise and transits) and 200,000 visitors to Cairns.
Historical growth rates of Cairns’ residential population have fluctuated from lows of less than 1% to highs of 5%, with a longterm average since 1976 of just above 3% pa.
The reasons for visits to Flecker Botanic Gardens identified in 1996 were listed as Table 5.7 The estimated numbers compare with estimated total visitor numbers to the Cairns region as listed in Table 5.8 It indicates high penetration rates for Asian visitors and lowest for UK/Europe. Domestic and Americas visitors are about the same.
Lecture
2
1%
Photos/Video
1
1%
Conference/Meeting
1
1%
5.5.1 General
Business
1
1%
Total
142
100%
Implementation of the masterplan is likely to take place over a period of time with priority being given to some aspects. However, as an initial approach, this study reviews the implications of the masterplan as if the full upgrading implicit in the plan was in place in the immediate future. Although the integration of Graft ‘n’ Arts into the Tanks Art Centre could perhaps take place without the implementation of the masterplan, it is likely to be facilitated substantially if the upgrading occurs and the likely impacts of integration of Graft ‘n’ Arts are incorporated into this analysis.
5.5.0 MASTERPLAN IMPLICATIONS
Table 5.7. Reasons for Visits to Flecker Botanic Gardens 1996
Estimated
Total
Number to
Number to
Ratio
Gardens
Cairns
Domestic
80,000
1,400,000
1:18
Japan
60,000
264,000
1:4
Other Asia
10,000
81,000
1:8
Americas
6,000
103,000
1:17
UK / Europe
24,000
282,000
1:24
Other(including NZ)
10,000
56,000
1:6
Total International
110,000
787,000
1:7
Table 5.8. Comparison of Visitor Numbers
5.5.2 Implications of Likely Future Growth in Cairns’ Population and Visitor Numbers Growth in visitor numbers to the area is likely to take place due to general growth in Cairns’ population and the number of visitors it attracts. Without implementation of the masterplan, it is important to determine what this growth might be to identify whether existing arrangements are likely to be able to cater for that growth and whether implementation of the masterplan in full or in part is needed to cater for that growth.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
• Historic trends in the region; • Projections of the Queensland Departmentt of Local Government & Planning Population Research Unit.
One of the complicating aspects in making forward projections is that the city experienced an abnormal slow down over the period 1997 to 2001 and is only now re-achieving its long-term average rate. The Queensland Government’s Population Research Unit has produced periodic long-term population projections for the city in recent decades. The most recent projection is for a longterm growth rate of 2.2% pa. (medium projection, with higher and lower rates above and below that). By and large, the State Government projections have substantially underestimated the growth, except for the period 1996 – 2001 when a rate of 2.2% p.a. mildly over-estimated actual growth. Looking over a life of a project of say 30 years, there is a substantial difference in outcome between the two growth rates:
There seems likely to be two factors affecting this. The population is likely at that time to have a higher proportion of older people. The indications are however, that current residential use is fairly balanced. Although older people probably have high use for traditional botanic gardens usage, the middle family age groups are heavy users for functions and events and younger groups for exercise and transiting. On balance, overall residential usage may not be higher due to population redistribution to older age groups. The second relates to the layout of the city. Much of the population growth will be spread further away from the city and this will act against usage of the Botanic Gardens. On the other hand, the inner city population is likely to be much denser with a higher proportion living in multi unit dwellings and looking for outdoor recreation areas. Again, on balance, per capita demand may be much the same. Another factor is relevant. The last 30 years have seen a major growth in gardening activity in the city, by householders themselves and through use of professional landscape contractors. It is likely that interest in gardening as an activity will increase and the ageing of the population may be relevant to this. The same could also be said about dining out, attendance at functions and events and outdoor exercising. Thus, it could be argued that demand for the botanic garden mix of activities is likely to be higher in 30 years time. Thus, residential usage of the space over a 30-year project period seems likely to rise to 1.9 to 2.7 times its current level without any increase in usage that might arise from an upgrading.
Residential Population Projections: Cairns: Part A - SLA - Gordonvale to Ellis Beach Current Population:
120,000
30 Year Projected Population: 2.2% p.a. i.e. a city 1.9 times the current size.
230,000
30 Year Projected Population 3.2% p.a. i.e. a city 2.7 times the current size.
328,000
This implies on a current visitation rate and no change in the relationship of usage of the area to population (currently about 300,000 residential visits), that we are looking at the area accommodating about 570,000 - 810,000 residential visits per annum.
Another relevant outcome of residential population growth would be an increase in through-traffic along Collins Avenue. Residential population in the immediate area may increase due to densification. Traffic using Collins Avenue as a through route between the central west of the city and the north (including the airport) is also likely to increase. Thus, given the existing parking problem in the area for functions and event uses and at peak times of the day for exercising, elements of the plan to provide for diversion of through-traffic and for provision of increased parking will be needed over a 30 year time frame if the area is to efficiently handle the impacts of residential population growth.
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In relation to natural visitor growth in the region, the situation tends to be even more volatile and difficult to predict. Longterm visitor growth has fluctuated wildly from periods of decline to some quarters that have seen demand for hotel/motel room nights increase by up to 40% over the same quarter of the previous year. Looking back over the period since 1981, international visitor numbers have grown by an average of about 10% per annum. Average long-term domestic visitor growth has been relatively modest. However, to illustrate the volatility, Census count data indicated that domestic visitor numbers dropped from 1996 to 2001. Airport data is currently implying that domestic visitor arrivals by air are currently up by about 25-30% on two years ago. Relevant forward projections by organisations are as follows: TTNQ - about 5% p.a., Cairns Port Authority 3-4% pa. The Tourism Forecasting Council is currently projecting growth of about 6% pa. in international visitors to Australia over a 10 year time frame. We believe that for the purpose of forward planning for the Botanic Gardens precinct, the use of a long-term average of 5% p.a. is appropriate. This would imply a 3.4 fold increase over a 30-year project period, i.e. from about 200,000 per annum to about 864,000 per annum. This growth could be quite volatile. It is clear that much of the strong growth in recent years has come from Asian sources. While numbers from Japan are likely to plateau, very strong growth over a 30 year period is likely to come out of China and subsequently India. On the other hand, much of this demand is associated with finding activities after early morning plane arrivals and before hotel book-in times and could be subject to changes in aircraft time schedules.
5.5.3 Implications of Elements of Masterplan The previous section discussed the implications of Cairns’ likely future residential and visitor population growth for the Botanic Gardens precinct and for the masterplan. This section looks at the likely implications of the masterplan in terms of more efficiently meeting the needs of residents and visitors and the additional visitation and revenue it might generate.
5.5.3.1 Botanic Gardens General The masterplan layout implies that the common Australian practice (and that of the Cairns’ Flecker Botanic Gardens in the past) will be continued and there will be no general entrance fee. Any cost recovery will need to take place through other means.
5.5.3.2 The Conservatory The Conservatory represents an opportunity to provide a special feature of the Botanic Gardens that can be marketed to increase visitor numbers. Apart from helping increase the special attractiveness of the Botanic Gardens for visitors, it also represents an opportunity for cost recovery by charging an entrance fee. The question is what level of entrance fee would be appropriate? Discussions with tour operators indicated that a level of $2.00 would not result in any serious resistance among coach visitors but $5.00 would at current levels of visitation. However in comparison, review of entry fees to similar attractions and botanic gardens in South East Asia, United Kingdom and Europe suggests that this level is not out of the ordinary. Section 6.7 looks at viability of this element in further detail.
Previous identification of likely population and visitor growth has already established that the restaurant will need to be upgraded at some stage. Section 5.6.3 examines scale and time issues in further detail.
The net result is likely to be a jump in activities at the Tanks Art Centre that can be handled by a given staff level. The more streamlined organisation may also attract some additional State and Federal specific programme funding.
5.5.3.4 Closure of Macdonnell Street
5.5.3.7 Tanks Upgrading
The positives from this will be the better integration of the main Botanic Gardens area, restaurant and conservatory with the Visitor Centre and Tanks Art Centre activity.
A serious inefficiency in the Tanks Art Centre operation at present is the inability to use the tanks effectively in the summer/wet season period due to drainage and heat problems. Investment in improving drainage and in roof structure that will reduce heat inside the buildings will result in a major improvement in the efficiency of the whole Tanks Art Centre operation.
The major negative is the role that Macdonnell Street plays in parking, but especially in traffic flows around the main Botanic Gardens. At present, coaches coming from the east and wishing to visit the Botanic Gardens and exit from the east can travel along Macdonnell Street and circuit the Botanic Gardens coming into a parallel parking on the northern side of Collins Avenue.
5.5.3.5 The Visitor Centre / Offices For the level of visitation at the Botanic Gardens, the current office display and retail sales area is grossly inadequate and substantial potential sales of books, souvenirs, etc. are being lost. An interpretive display centre will lift appreciation of the attraction, and in the process help lift visitor numbers and probably prolong average duration of visits. The fact that it will integrate well with the Tanks Art Centre and be able to be used as a ticket link centre will be a plus. Likely financial impacts are looked at further in Section 5.6.4.
5.5.3.6 Community Cultural Development Integration 5.5.3.3 The Restaurant
What is clear is that there is likely to be a heavy increase in demand for visits to the Botanic Gardens from visitors to Cairns, especially from overseas.It is also clear that to meet residential and visitor demand, the restaurant’s capacity will need to be expanded. To meet increased demand from visitors to Cairns:
The Restaurant both enhances the attraction and provides an opportunity for some cost recovery. Its market is likely to continue to be split between providing a kiosk / restaurant type service for garden visitors and as a restaurant per se, in very special surroundings.
• More visitor guiding and tourist industry liaison staff will be needed; • Facilities and book/souvenir sales facilities will need to be expanded; • Coach parking spaces may need to progressively take up more of the existing parking spaces available.
Its location is not immediately proximate to act as a kiosk for the Tanks Art Centre visitors where a walk in / walk out catering point is envisaged for larger functions. However, the closure of Macdonnell Street will help achieve a smoother flow of foot traffic between the Tanks Art Centre, the Visitor Centre and the Restaurant.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Both the Tanks Art Centre and Graft ‘n’ Arts are multidisciplinary art bodies covering a wide range of visual, performing and other creative arts.
At present, the Tanks Art Centre caters almost exclusively to local residents and has virtually no role as a visitor attraction. If the Tanks Art Centre is to commence fulfilling a visitor attraction role, it needs to provide something of interest to visitors seven days a week, 52 weeks of the year. Overcoming of its current seasonality constraints is essential to this. However, it would also be essential to change to having displays/activities of interest to visitors continuously available. In this, it can play a role in supplementing the Botanic Gardens as a visitor experience. Each travel group and especially large coach borne travel groups will contain people with a range of interests. Typically, interest in the Botanic Gardens will range from intense interest in detail, to others who only want to spend a few minutes absorbing the general ambience. There is the likelihood that as the Tanks Art Centre orients itself appropriately, it will complement the Botanic Gardens to a greater some degree and enhance the general attractiveness of the entire precinct as a visitor attraction.
The integration of the Tanks Art Centre and Graft ‘n’ Arts will result in some important efficiencies: • In reducing duplication of administrative functions; • And more importantly, allowing for specialisation of staff. Relocation of Graft ‘n’ Arts into the Tanks Art Centre location will give it a better home base for its type of activities and may reduce the need to outsource locations.
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5.5.3.8 Red and Blue Arrow Trail Commencement of the Red and Blue Arrow Trail from the proposed car park near Saltwater Creek will increase its length. However, staff involved with the Trail believes that this is not likely to reduce its attractiveness to nature walkers and those using it for exercising.
5.5.3.9 Parking and Transport The removal of Tank 1 near Saltwater Creek and its replacement by a car park will enhance the volume of car parking available in the area, especially to meet the needs of special events at the Tanks Art Centre and the Botanic Gardens in general.
• The canopy walkway in the freshwater swamps; • The sand ridge country near the Cemetery returning to the city via walks along tidal creeks; • The Pioneer Cemetery in McLeod Street. Such a concept would also require attention to access to and presentation of the hillside rainforest section of the Red and Blue Arrow Trail. Viability of the Canopy Walk is considered further in Section 5.6.5.
5.5.3.11 Centenary Lakes Upgrade Given the closure of Macdonnell Street, turning needs of visiting coaches wanting to enter and leave from one direction needs to be attended to as well as the need to park in the vicinity of the Visitor Centre. Discussions with Sunbus indicate that consideration is being given to a city figure of eight-loop that would have the Botanic Gardens at the extremity of one loop to and from the city (the other would be the Navy Base/NQEA area). It is proposed to have a one-hour circuit time. An excellent bus service to/from the city is important and will help lift some visitor segments - especially UK/Europe and young people or backpackers.
Improvement of tracks linking the main Botanic Gardens with the Centenary Lakes precinct will help integrate that section of the site with the main Botanic Gardens precinct, making it a better presentation overall and catering for expanded visitor numbers in the future. The issue of a waterway cruise and the Tanks Environment Centre is covered in Section 6.6.
Such treetop walks have become very popular elsewhere (e.g. at Wauchope in Western Australia) and visitors are prepared to pay to access it. While it may be a bit ‘physical’, this is not a major deterrent for the large backpacker youth segment attracted to the city. There is a potential for it to become a key part in an exploratory trail around the city that presents remnants of Cairns’ original presettlement environment, including: • The Esplanade; • The mangrove walkways near the airport; • The Red Arrow lookout and the hillside rainforest;
All in all, this study considers that the upgrading of the Botanic Gardens and the incorporation of appropriate art centre elements (if accompanied by an increase in marketing activity funded out of charges for some key elements), could raise penetration of the market by the order of 50%. This would mean on the current visitor flows to Cairns, the visitation level rising from 200,000 to about 300,000. Note: To confirm this, extensive surveying would need to take place among visitors.
5.5.4 Impacts on Visitor Numbers A fundamental question for analysis of costs and benefits is to assess the impact of the upgrading on usage of the precinct by visitors to the region and by locals. At present, the Tanks Art Centre is almost totally used by locals and attracts few outside visitors. The Botanic Gardens however, attracts of the order of 200,000 a year. This number compares with about one million visiting the reef, one million visiting Kuranda and 500,000 visiting the Daintree/Cape Tribulation area. From the foregoing analysis, it is clear that the general upgrading of the Botanic Gardens and the incorporation of relevant elements of the Tanks Art Centre is likely to result in a general increase in attractiveness to the domestic and international visitor overall. The Canopy Walk and other elements seem likely to result in a significant increase in attractiveness to the youth/backpacker market. On the other hand, it needs to be kept in mind that the major reason for visiting the region is to experience the reef and to experience the rainforests.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
• • • •
Adelaide Conservatory Hobart Floral Conservatory Hobart Botanic Discovery Ballarat Conservatory
$3.00 $2.00 $6.00 $3.00 (groups $1.75)
To achieve $161,000 revenue, the equivalent of 81,000 paying visitors would need to pass through the Conservatory each year, i.e. about 40% of current estimated numbers visiting to experience the Botanic Gardens per se. On the above assumptions, the inclusion of the Conservatory is likely to be viable on existing numbers, let alone allowing growth in population and visitor numbers to Cairns and any increase in market penetration resulting from the upgrading.
5.6.3 Restaurant In relation to locals, no one-off increase is projected over and above the maintenance of a 3% p.a. long term population growth rate.
Estimated capital cost of expanding the restaurant is $2.3m. At an interest rate of 7% and inflation rate of 2½% and a 30-year project period, net revenue stream needed would be $142,000 per annum.
5.6.0 VIABILITY ASSESSMENT 5.6.1 General
5.5.3.10 Canopy Walk The Canopy Walk in the Melaleuca / Pandanus forest on the southern side of Collins Avenue has the potential to significantly increase visitor numbers and if it is well done, increase revenue as well.
To be successful, visitor attractions must market themselves. We believe that current marketing expenditure by the Flecker Botanic Gardens is about $30,000 p.a. The impact of this is further limited by the fact that the Botanic Gardens do not sell a commission earning tour and there are limited opportunities for booking offices to sell the Botanic Gardens to visitors.
The following looks at the viability of some key income earning facilities envisaged in the masterplan.
5.6.2 Conservatory Estimated capital cost of the Conservatory and gully bridge is $1,091,000. At a discount rate of 7% inflation rate of 2.5% p.a. over a 30-year project period, net revenue stream needed would be $66,000 per annum. Assuming building maintenance costs of about $20,000 per annum and display maintenance costs of $50,000 per annum (current prices), a 10% administrative on-cost to collect entrance fees, gross revenue stream needed for it to be viable would be $161,000 per annum, including GST. As identified earlier, a $2.00 charge (current prices) to enter is not likely to be a deterrent to coach visitors. A charge of $2.00 per head compares with the following information of a survey of botanic gardens around Australia carried out by Cummings Economics in 2000 as follows.
Assuming maintenance costs of $40,000 per annum, an annual rental of $182,000 per annum would be needed or $3,500 per week on current prices. (Note - This compares with rentals of $3,000 - $7,000 a week being paid by restaurants on the Cairns Esplanade). Current lease rental is only $8,400 per annum. The restaurant’s current capacity is sufficient to take a coach load. However, many coach visits are at times of the day other than lunch time. An upgrading to enable better direct access off Collins Avenue and to close it off from the main Botanic Gardens area at night times, will enhance its use for evening and corporate functions. With growth in visitor numbers to the precinct and underlying growth of Cairns residential and visitor population, an expansion of the restaurant to the level proposed will almost certainly be justified over the project period. Expansion can be phased as demand justifies. One manner of handling the situation would be to publicly invite expressions of interest from private enterprise with a view to establishing a lease / build / operate arrangement, and allow the market place to offer proposals regarding the viable scale and timing of restaurant development.
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5.6.4 Visitor Centre Shop
5.7.0 PUBLIC COST BENEFIT ANALYSIS
Estimated cost of the Visitor Centre node and western entry is $3.8m. Much of this is for staff office space and facilities.
5.7.1 General The following seeks to set out an overall public cost benefit of the improvements envisaged in the masterplan.
The new centre will allow establishment of a good shop area related to both the Botanic Gardens and the Tanks Art Centre with a range of suitable merchandise including books, souvenirs, T-shirts, etc. Income currently derived by the Botanic Gardens from sales is about $24,000 p.a. i.e. about 12 cents per Botanic Gardens visitor. It is estimated that a well conducted shop could achieve sales to visitors of a gross of $4.00 and, net of cost of sales, $1.50. This would give an income of $300,000 net of costs of sales.
A benefit cost analysis will usually calculate a stream of benefits for a project over a project life period and a stream of costs of the project. Projects normally involve a heavy capital cost at the beginning, plus operating costs, maintenance costs and the like, over the project’s life. Each year’s project’s costs and benefits are discounted in value at a discount rate that is the equivalent of an appropriate interest rate and the total stream of discounted benefits and costs summed to provide a net present value.
Prospective income from the shop is likely to make the establishment of the Visitor Centre viable and make a significant contribution to the costs of overall upgrading.
If the discounted benefits are more than the discounted costs, then the project is demonstrated to have a positive benefit cost ratio and is considered viable.
5.6.5 Canopy Walk / Lookout The Canopy Walk / Lookout has been identified as a potential revenue earner. Capital cost is currently put at $856,000, although some redesign and upgrading may be necessary to make it suitable as a revenue earning element. If total costs were as high at $1.5m for this element, a net revenue stream of $91,000 per annum would be needed. This would imply a net return of $2.00 from 45,500 users or 23% of current visitors to be viable in its own right. It is likely that this element would make a substantial contribution to overall costs of the masterplan implementation.
5.6.6 Waterways Cruise This has not been assessed in detail. Capital cost is estimated at $346,000 requiring a $20,000 p.a. income stream net of other costs. The main costs however are of the boat operation. It is difficult to see it being immediately viable to be operated by Council and it could be something that expressions of interest are called for at some stage in the future from private operations before facilities were constructed.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
There is a problem with public goods that are provided free to the public of valuing those benefits. In the case of roads, studies have determined savings in travel times, vehicle costs, etc. In the case of botanic gardens/cultural centres, it is not possible to establish the value to individuals. It could be enormous in some cases, it could be marginal. In the absence of such measures, the following identifies known costs and benefits, and then identifies the difference, i.e. the average value benefits would need to be per user for the benefit cost ratio to be positive.
5.7.2 Project Periods & Discount Rates, etc. It is fairly normal for a project period of 30 years to be used. A discount rate of 7% is used, i.e. around current commercial rates. An inflation rate of 2.5% is used of both benefits and costs, i.e. about recent averages. As a guide, under this scenario, a $1m capital investment would need to generate a stream of benefits over the 30 years of $61,000 p.a. at current prices.
In this case, the operation already exists and what is important to compare is the situation with the masterplan upgrading against the situation without the upgrading. This situation includes a substantial lift in demand for the Botanic Gardens arising from growth in residential and visitor populations that will take place whether the precinct is upgraded or not. These will include: • The need to integrate Council’s community cultural development on site; • The need to expand space for staff of the Botanic Gardens and the Tanks Art Centre, including in the case of the gardens, workshop and maintenance; • The restaurant needing to be expanded; • Dealing with parking problems. Residential and visitor population growth is also likely to result in increased through-traffic along Collins Avenue bringing significant disbenefits to the Botanic Gardens unless moderated.
5.7.4 The Current Situation The City Council is currently paying out about $1.8m a year in meeting the costs of the three organisations that operate in the precinct net of offsetting income they derive. On the basis of a total usage of 500,000 person visits a year, this means that the facility is costing the community about $3.60 per person visit. This ranges from Graft ‘n’ Arts - $17.86 per person visit, Tanks Art Centre $2.67 per person visit to the Botanic Gardens, about $2.50 per person visit. On top of this would be the discounted value of the capital invested. However, much of this is old and the amount per visit would not be high - probably less than a discounted cost of 50 cents per visit.
5.7.3 Identification of Costs and Benefits
5.7.5 Analysis by Elements
Identification of the major costs involved are capital costs, operating costs of the facility and maintenance costs. Quantifiable benefits in this case include revenue streams (net of costs not included in the costs stream). In this case, significant operating efficiencies, especially related to the integration of community cultural functions and duration of operations of the Tanks Art Centre during the wet season summer period is involved.
Given the various elements involved and in some cases, the difficulties of measuring the type of benefits involved, it is not possible to set out a simple table of costs and benefits in monetary terms for the project overall. The following groups and analyses the different proposed capital expenditures and compares them with the benefits they are likely to bring.
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5.7.5.1 Cultural Development Building Areas • Capital Cost $1.8m; • Benefit Flow needed $110,000 p.a. This is basic to the integrating Council’s community cultural development to the site and is offset by the release of a valuable property in that part of the CBD. There are also operational and effectiveness savings deriving from the integration of the Graft ‘n’ Arts into the Tanks Art Centre operations. Overall, there is a definite net benefit.
5.7.5.2 Visitor Centre Node, Western Entry • Capital Cost $3.1m. • Benefit Flow needed $190,000 p.a. A major part of the cost ($1.9m) is to rehouse the Botanic Gardens and Tanks Art Centre staff. Current housing is unsatisfactory. The current locations are not suitable for accommodating likely growth over the project period. The new arrangement will also allow expanded shop arrangements with a potential to earn of the order of $300,000 a year net of cost of sales and contribute substantially to new income sources (see previous Section 6.4). In addition, the display elements will add substantially to the attractiveness of the precinct leading to an increase in visitor traffic. Removal of the Botanic Garden’s staff building from its current site will facilitate the development of the conservatory and other attractions of this part of the Botanic Gardens and facilitate the subsequent expansion of the restaurant. Overall, there is a definite net benefit.
5.7.5.3 Collins Avenue Realignment, Arrow Trails Realignment, Macdonnell Street Closure, Steel Tank Removal for Parking Area • Capital Cost $2.3m. • Benefit Flow needed $142,000 p.a. These arrangements are basic to dealing with traffic calming, parking and integration of the Tanks Art Centre/Visitor Centre area with the main Botanic Gardens area. In themselves, they will also add to the ambience and experience of the gardens. They remove current traffic and parking disadvantages. Benefits will also flow from the other aspects of the upgrading they allow to happen.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
5.7.5.4 Conservatory & Gully Bridge, Prime Display Areas, Overpass & Elevated Walkway, Lookout • Capital Cost $2.0m. • Benefit Flow needed $121,000 p.a. These elements have a revenue earning capacity well in excess of benefit flows needed to cover costs. (See further details, previous Sections 6.2 & 6.5.)
5.5.5.9 Info Nodes • Capital Cost $1.7m. • Benefit Flow needed $103,000 p.a. These are an important part of presentation of information for visitors wishing to experience the botanic environment of the Gardens. It is likely they would be developed over a period of time as usage of the area expands. They seem unlikely to generate revenue.
5.5.5.5 Saltwater Ck Vehicle Bridge, Primary Maintenance Compound & Access Road,
5.5.5.10 Tank 2 Development Option
• Capital Cost $2.7m. • Benefit Flow needed $164,000 p.a.
• Cost $2.6m+ ( indicative only - not costed) • Benefit Flow needed $156,000 p.a.
This allows for the maintenance compound to be removed from the main Botanic Gardens display area providing a basis for upgrading the main parks areas. It also allows for staff and facilities to grow over time. Most of this is expenditure necessary to accommodate likely future growth in residential and visitor population.
This option for development could potentially attract capital sponsorship and entrance income that would cover its costs. Its location in the means that it is not well integrated into the main visitation area and separate staffing/supervision control of entry would need to be covered by sponsorship /income.
• Capital Cost $2.3m. • Benefit Flow needed $142,000 p.a. (See Section 6.2.)
5.5.5.11 Mangrove Interpretation, Lakes Interpretative Centre, Boat Launching, Freshwater Lakes Extension, Saltwater Lake Edge Treatments, Greenslopes Street Boulevard, Buffer Vegetation Zones
Expenditure can be phased and timed to provide a viable return.
• Capital Cost $2.9m. • Benefit Flow needed $172,000 p.a.
5.5.5.7 Tanks 3-5 Internal & External Upgrade, Tanks Promenade and Sculpture Walk
These provide for the development of Centenary Lakes as a themed feature precinct.
5.5.5.6 Restaurant
• Capital Cost $2.2m. • Benefit Flow needed $134,000 p.a. Major benefit will be to allow the Tanks Art Centre to operate all year round, increasing efficiency of operations substantially. The upgrading also improves the appearance of the area.
Melaleuca swamp area - current use by visitors is low. Improved walkways will help pull visitors into this area. Revenue earning potential seems to be low.
5.5.5.12 Aboriginal Plant Use Area, Economic Botany Walk, Stream Display Area, Amenity Horticulture/Play
5.5.5.8 Palm & Cycad Display Area, Bamboo Grove, East West Pedestrian Link, Botanic Walk (North South Axis), Gateway Precinct/East & West Collins
• Capital Cost $0.5m. • Benefit Flow needed $31,000 p.a.
• Capital Cost $1.2m. • Benefit Flow needed $70,000 p.a.
These will improve the appeal of the Botanic Gardens in general to some market segments.
These features add to the main displays in the Collins Avenue, Melaleuca swamps area, and improve the look and amenity of the main Botanic Gardens area.
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5.8.0 OVERALL ANALYSIS An overall capital cost of $30m would require a stream of benefits of $1.8m a year* on current price to provide a positive benefit cost ratio. * Note: at discount rate 7%, inflation rate 2.5%, 30 year project period. Expressed in another way, at current visitation levels expanded by expected growth in population and visitors to Cairns, a total of 27.5 million visits would be generated and recovery would need to be about $3.90 per visit in current price terms. There is no doubt that given Cairns’ expected growth in population and visitor numbers, some expenditure on the precinct was likely to be needed to cope with demand and its implications for staffing levels. Added to this are the implications of the decision to integrate Council’s community cultural development to this site releasing a valuable property in the central city area. Thus, expenditure of the order of $5m involved in the cultural integration, Central Office/Visitor Centre and relocation of the workshop was probably inevitable. $ Capital Costs Justified
Capital Cost Justified Before Proceed
Net Present Value of Benefits Identified
Graft ‘n’ Arts Building Tanks Upgrade Roads/Parking
$5.0m $1.7m $1.8m
Total
$8.5m
Restaurant Environment Centre Boat Facilities
$1.8m $2.0m $0.3m
Total
$4.1m
Graft ‘n’ Arts/Tanks Amalgamation Net Revenue Conservatory, Shop, Tree Tops Community Benefit 50% increase in visitors to Gardens
$3.3m $8.7m $8.7m
Total
$20.7m
Overall Total
$33.3m
Table 5.9. Net Present Value of Benefits
BOTANIC GARDENS/TANKS/CENTENARY LAKES
By grouping integrating Council’s community cultural development at the Tanks Art Centre staff together and the Botanic Gardens staff in the same complex, there can be substantial organisational efficiencies. For instance, saving of costs on a few administrative staff and their overheads, say of $200,000 per annum, translates to a net present value of about $3.3m over the project period. The relatively small expenditure on upgrading the tanks has substantial benefits for efficiency in delivery of outcomes for a given staff level. The need to remove disbenefits of current parking limitations in the area and traffic calming on Collins Avenue ($1.8m) to encourage through-traffic to reroute was probably also inevitable given the continuing growth of the city’s population and economic activity. The masterplan also provides for the development of some facilities with the potential to earn significant income over and above levels currently earned. • The Conservatory; • The Canopy Walk / Lookout; • An upgraded Shop at the Visitor Centre.
If a net income from these was as low as $200,000 on current flows, given projected growth in population and visitor numbers, this alone could justify a capital expenditure of $8.7m. Given growth of population and visitor numbers, the restaurant will need to be expanded at some time, but timing will be important if the expenditure involved is to be justified and an adequate rental return received. (Proposed expenditure is $2.3m.) There is the possibility of achieving sponsorship and entrance income for the suggested optional environmental theatre. The expenditure here can be made dependent on this ($2.6m). Timing will also be important in viability of any boat travel on Saltwater Creek. Again, expenditure can be made dependent. Flecker Botanic Gardens already ranks highly in Australian terms in attracting visitors from outside the region, with a visitation level of about 1 in 10 of visitors to the city and higher for international visitors. General upgrading of the Botanic Gardens and additional interest added by the Tanks Art Centre displays and activities will increase attractiveness of the precinct to visitors and likely to result (if there is reinvestment in improved marketing), in a substantial lift in visitor numbers. Being a public amenity, at present, the precinct does not recoup costs from visitors. The indications are that at present, costs of the Botanic Gardens element of the precinct is about $2.50 per visitor (local resident and visitors to Cairns). It can be argued that this expenditure adds to the attractiveness of Cairns as a destination and provides a benefit to others in the city in terms of incomes and jobs. On this line of reasoning, if the precinct lifted its visitation level by 50% and this represented a $2.50 net benefit to the city overall, the net present value of these benefits would be about $8.7m. Table 5.9 summarises into benefits in capital cost justified or net present value of benefits. It should be noted that Table 5.9 does not bring to account the overall benefits to local residents of the improved Botanic Gardens and Tanks Art Centre experience. The indications are that with the inclusion of these benefits and on the assumptions made above, the project has a positive benefit cost ratio.
5.10
THE PLANT COLLECTION 6.0.0 THE PLANT COLLECTION 6.1.0 AIMS AND OBJECTIVES 6.1.1 Aims • To ensure that the Botanic Gardens is seen as a leader in the study of botany and horticulture for the tropical coastal area of North Queensland; • To ensure that the Botanic Gardens is well known and appreciated by local residents and visitors; • To set directions for the future development of informational, educational and interpretative facilities; • To ensure that all audience groups and relevant issues are addressed; • To provide specific recommendations for services inside and outside the Botanic Gardens; • To ensure that each theme is presented as part of the right story, in the right place, to the right audience, using appropriate and varied techniques; • To ensure that visitors are moved through a logical progression from basic orientation to broad themes and finally site or plant specific interpretation; • To ensure that all educational, informational and interpretative materials is of the highest standard.
6.1.2 Objectives • To encourage the appropriate use of the Botanic Gardens through interpretative devices such as, signs, exhibits, walking trails, person-to-person programs and through state-of-the-art audio-visual media and computer-generated technology; • To provide visitors with the kind of knowledge and information that can enable discovery, understanding, appreciation and enjoyment of the ecology, and the natural and cultural features of the Gardens;
BOTANIC GARDENS/TANKS/CENTENARY LAKES
• To provide general information to visitors about the facilities and features available; • To demonstrate some of the past uses of the Botanic Gardens site, the history of Flecker and present management of the Gardens; • To assist visitors and local residents to appreciate the role of the Botanic Gardens in preserving plant communities, ecological systems and natural landscapes.
6.2.0 COMPONENTS AND THEMES Flecker Botanic Gardens as the only wet tropics botanic gardens in Australia, is already widely acclaimed as a significant facility. However it has the potential to attain greater regional and national significance, given the varied site characteristics available and the diverse range of plant communities and associations possible. There is potential to create a collection that specifically researches and displays plants as components of various regional environments. One specific emphasis should be on the ex situ conservation of rare and endangered species of the region.
Two other themes have recently become more prominent - conservation and ethno-botany. These reflect the growing worldwide concern for conservation and cultural initiatives. The following descriptions outline the main thematic structure for the plant collections of a Botanic Gardens as described in the Australian National Botanic Garden Plan of Management 1993.
6.2.1 Ecological Theme Plantings with an ecological theme are a relatively recent development in Botanic Gardens, reflecting increasing public interest in the natural environment. Such plantings display a wide taxonomic range of species from the same or similar habitats, providing an excellent basis for interpretative and educational programs. They are generally easier to manage because the same environmental conditions and horticultural management are appropriate to the entire planting. The problems of pests and diseases are also reduced, in that a pest or disease specific to a certain taxonomic group of plants does not devastate the entire planting.
The collection should be arranged in ways that maximise the botanic and horticultural opportunities to create an essentially unique assemblage of plants which extends throughout the various specific garden themes planned to be developed over time.
6.2.2 Conservation Theme
It is generally accepted by most Botanic Gardens that the thematic structure of the gardens and the associated plant collection should primarily follow ecological groupings, (which are preferable to taxonomic groupings on horticultural grounds), and for their greater educational and interpretative value.
Botanic Gardens have both an opportunity and a responsibility for significant involvement in these conservation efforts. The International Convention on Conservation of Biodiversity, adopted in Rio de Janeiro in 1992, recognised and brought to the fore this important role of Botanic Gardens.
The past decade has been marked by increasing worldwide awareness of the richness and diversity of our botanic heritage, its value to humanity, and the need for active conservation in the face of the rapidly accelerating impacts of human development.
6.01
Species can be established to preserve the gene pool but also trialled and displayed to demonstrate potential for use in conservation, ornamental horticulture or other economic uses.
Such plantings also demonstrate the potential use of Australian plants and encourage people to use and value them. Vouchered specimens should be collected and maintained, as this is the basis of scientific research and development.
6.2.3 Taxonomic Theme Historically, botanic gardens have used the taxonomic theme as a method of displaying plant collections. This was primarily because many of the early botanic gardens were attached to universities where the medicinal properties and the systematics of plants were studied. Taxonomic plantings at the gardens have been used regularly by researchers, educators and students, taking advantage of the convenience of having plants to be studied and compared growing in the one location. Species are trialled and displayed in structured display gardens to demonstrate their potential for use in ornamental horticulture or for other economic uses.
In various areas of the gardens, such as around buildings and in service and amenity areas, the need to provide an attractive landscape setting takes a high priority. Mixed plantings have been created for such purposes. Areas can be designed and planted according to accepted landscape principles, to enhance the built environment or to provide areas for visitor enjoyment and to demonstrate the possible use of such plants for home gardens. Species can be trialled and displayed in structured display gardens to demonstrate their potential for ornamental horticulture or other economic use.
The diversity of environmental conditions on the site allows a varied range of plant communities and habitats to be exhibited. As two of the main objectives of the Gardens are sustainable use of plant genetic resources and public education / awareness, an achievable aim is to represent the natural plant communities of the Cairns region. The Gardens has a broad objective to display the plants from ‘mountains to mangroves’ i.e. major representative plant communities of the region. To date this objective appears to have been partially addressed and requires a strategy to provide a greater level of identification and information. It will be necessary to organise a continuing programme to identify and prioritise the botanical and horticultural opportunities for progressive inclusion in the garden. One of the most important tasks of the Botanic Gardens is to identify the horticultural potential of the plant material of the region, and to research and demonstrate on site, its potential for use in environment restoration and in the landscape development of the residential, urban and commercial gardens of the local area and in the wider regional area.
6.2.4 Evolutionary + Biogeographic Themes
6.2.6 Ethno-Botanic Themes
Consideration of the Australian flora’s origins and relations is important to an understanding of the flora as it currently exists. The evolution and biography of the Australian flora has long been accepted as a distinct aspect of the thematic character of gardens.
Ethno-botany, the study of human use of plants, has always been of interest and is now a major theme of many Botanic Gardens. The planning and management of these elements should involve indigenous communities as well as other appropriate cultures which may have colonised in the region.
Material on the evolution and biogeography of the flora has largely been limited to interpretative signs and brochures. The existing interpretative display dealing with the origins of Wet Tropics region plants is appropriate in the continued development of the Gardens, and could possibly extend to:
6.3.0 ANNEX SITES
6.5.0 THE PLANT COLLECTION GENERALLY
While most of the regional flora can be established on site there will be difficulties with some of the more specialised communities. It may therefore be logical to consider the progressive future development of annex sites to the core Botanic Garden.
This Botanic Garden is particularly concerned with both the display of regional flora and of flora from other parts of Australia and the World. Regional and endemic species are strongly represented, as are species introduced from a range of similar climatic zones around the world.
The specialised mountain hinterland and coastal communities could well be researched and displayed in annex sites at locations to be investigated and selected. The possibility of annex developments should not dilute the initial establishment of the core site.
It is acknowledged that the collection of both native and introduced species be maintained and expanded in the ongoing development of the site.
• • •
origin of plants in nearby environments e.g. comparison with dry tropics, if possible; plants of similar Australian regions e.g. subtropical rainforests; plants of other similar world regions e.g. other equatorial rainforests.
6.2.5 Horticultural Theme
6.4.0 COMPONENTS OF THE COLLECTION
The way in which a Botanic Garden displays its plants is often considered an indication of the horticultural and design expertise as well as the professionalism within the organisation. For this reason aesthetically designed horticultural display of plants using native annuals / perennials, cultivars and mixed plantings are important features.
The plant collection for the Botanic Gardens should be carefully considered to emphasise the flora of the region, the associated mountain, valley, alluvial plains and coastal environments together with other appropriate specialised communities, planned such that it becomes a valuable research and demonstration facility for their horticultural application.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
6.5.1 The Collection Strategy It is noted and confirmed by staff that the site has established over many years without a specific strategy for display, particularly in the Flecker Gardens. In this area, a large range of superb tropical plants is on display but there is limited display criteria and as such there is limited opportunity for the visiting public to appreciate the plants, as they could with a more strategic display.
6.02
Anecdotally, it is reported that many plants in these particular Gardens have been located to suit their growth habit, albeit in an ad hoc manner, with cursery semblance of an overall display strategy. While this now presents a collection that generally is considered by most as aesthetically pleasing, a more comprehensive strategy would provide a more interesting and informative opportunity. Within the limitations of this study and available data, the site has been broadly analysed to define a strategy for the establishment of the various plant collections. The existing site conditions provide some opportunity for a representative species collection of most of the regional ecosystems to be established, however it is acknowledged that the garden area needs to increase to be able to display a more comprehensive and broader collection. The basic strategy for the collection integrated within a number of theme zones is recommended as follows:
6.5.1.1 Regional Plant Communities: • A ‘mountains to mangroves’ collection which extends through most zones to provide for specific display and interpretation of selected plants of each ecosystem which have particular values such as rare and threatened, spectacle, character, function, ornamental potential, economic value, etc.
6.5.1.2 Principal Display Areas: • Visitor Centre Precinct - administration, information, specialised plant displays, enclosures and demonstration gardens; • Amenity Horticulture - specific plantings to indicate the use of regional plant specimens and introduced specimens in ornamental horticulture for civic open space, industry and home gardens; • Prime Display Areas - high quality landscape spaces utilising species and garden styles to highlight the ‘best of the best’ native and exotic flora; • Tanks Promenade Gardens - high quality landscape spaces utilising species and garden styles to highlight the ‘best of the best’ wet tropics flora.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
6.5.1.3 Demonstration Gardens Gardens to illustrate the potential of a different range of plants, such as: • lawn grasses; • container-grown gardens e.g. for small courtyards; • garden character e.g. native, cottage, tropical, etc; • gardens for various soil types and light conditions; • seasonal colour - flowers and foliage; • sensory gardens - fragrance, texture, colour; • water conservation gardens.
6.5.1.4 Economic Plant Collection Gardens to illustrate the potential of a different range of plants, such as: • food plants; • timber, farm forestry and carbon trading; • medicine; • cut flower and foliage; • permaculture.
6.5.1.5 Amenity Horticulture Gardens to illustrate the potential of a different range of plants, such as: • trees for shade, flowering, fruiting; • trees for use under powerlines; • windbreaks, screen and hedges; • flowering plants; • rockery plants; • groundcover and bedding plants; • vines, scramblers and creepers; • plants to attract birds and butterflies.
6.5.1.6 Comparative Tropical Gardens • comparative gardens of tropical gardens and landscape character from around the world, utilising introduced (exotic) plants in association with native plants where possible to create the necessary theme; • where possible, gardens to develop relationships with Cairns’ sister cities and other international relationships. Examples of these categories include the following floras: South East Asia: Dramatic plant materials that exhibit unique cultural and aesthetic qualities to create a strongly tropical character typical of the Asian region.
Central and South America: Dramatic rainforest species with large highly textured foliage and brilliant flower colours that create luxuriant garden characters with particular emphasis on shaded zones and climate controlled environments. Africa: This continent straddling the equator provides a range of dramatic and unusual plant materials from the Mediterranean areas to north and south and the deserts and rainforests of the central areas. The Americas: The subtropical areas of the USA and Mexico provide a range of species which are well known in horticulture but differ radically from their Australian equivalents. Europe: The significant population migration from Europe to Australia during the last century has resulted in the introduction of an equally diverse plant group of tropical and subtropical representative species that now characterise many of the built landscapes of Australia. Oceania: The specialised vegetation of the Pacific islands has influenced the character and style of coastal tourist resorts worldwide. Comparative appreciation of these gardens may stimulate the continued evolution of a Cairns landscape idiom to create a sense of place appropriate to the Far North Queensland region.
6.5.1.7 Principal Regional Communities The following summary itemises significant plant communities and their location in the regional zone from the ranges to the coast, the mountains to mangroves. Representative species from appropriate communities will be established in the Botanic Gardens within the related site zone. • • • • • • • •
estuarine mangroves and littoral vegetation coastal dune vegetation paperbark and pandanus forests mesophyll vine forest and sclerophyll vine forests mesophyll, notophyll and microphyll rainforests woodlands palm forests conifers
6.03
6.5.1.8 Monocot Collection Monocotyledonous plants such as carpeting and tufting grasses, sedges, lilies, grass trees, bamboo and associated species are suitable for display. A display of monocots from various world regions can be displayed and managed to encourage comparative appreciation with Australian monocots and to show their potential for use in amenity horticulture. A specialised display of selected clumping bamboo, including the Australian native species, can augment the existing specimens and demonstrate the aesthetic and economic benefits of this family.
6.5.1.9 Economic Plant Collections Plants that have economic value such as timber or foliage, or produce food by way of fruits, nuts, roots, etc. Native Edible Plants: There is growing community interest with consequent related research in the use of native plants for food – characterised by the ‘bush tucker’ industry, which builds on the knowledge of the indigenous peoples. Exotic Edible Plants: Tropical ‘rare fruit trees’ augment the traditional fruits and vegetables. They require further research and demonstration to increase their community acceptance. Such fruits and vegetables are a regular ingredient of cuisine in some local restaurants.
Ornamental Tropical Trees and Shrubs: A display of selected Australian native species, which are known to have potential for use in amenity horticulture. Ornamental Proteaceae: The Proteaceae family is one of Australia’s most diverse with specimens from groundcover plants to trees growing in situations from coast to rainforest. Ornamental Myrtaceae: The Australian Myrtaceae family includes a wide range of plants with the Eucalyptus spp. or gum trees being the most prolific and well known; these trees can be augmented by the other genus of the family to create a series of specialised demonstration uses. Australian Native Cultivars: Research and development of Australian species is accelerating to result in a wide range of new and unique plant forms with improved performance and flowering to complement the existing unique native species.
6.5.1.12 Vines Australian scramblers and vines are equally as vigorous and colourful as exotic species. Demonstration gardens can facilitate appreciation of a range of vine species climbing over purposemade structures or scrambling over banks.
6.5.2 Additional Flora Collections Because of environmental requirements and site constraints, some plant communities may not be able to be suitably included in the flora collection. However, it may be appropriate to consider the development of suitable annex sites to allow these communities to be researched and developed.
6.5.3 Evolutionary and Biogeographic Theme Specific Use Plants: demonstration avenues and groves of street trees which will not grow beyond the clearance limits of power lines. Orchids: Orchids are quite prevalent in our environment but are not always found in amenity horticulture; a collection of innovatively displayed orchids is proposed in the Conservatory, as well as other epiphytic plants.
Timber and Cabinet Woods: The regional rainforests and sclerophyll forests have produced a wide range of quality timber trees, which are also excellent shade trees with unique aesthetic qualities.
Ornamental Ferns: Ferns occupy many niches in nature and have marked potential for use in amenity horticulture; demonstration gardens located in the proposed Conservatory, and possibly in other locations, will highlight the diverse range of species and textures from water margin to ground ferns and epiphytes.
Medicinal Uses: The indigenous peoples of the region have known of and used the pharmaceutical properties of native plants for thousands of years – this is now the subject of much research to benefit modern medicine.
Ornamental Liliaceae: Tropical climates support a small specialised range of lilies, which are spectacular in flower but different to the massed displays of tulips and daffodils of subtropical and temperate climates.
6.5.1.10 Amenity Horticulture
6.5.1.11 Palm and Cycad Collection
Demonstration gardens of appropriate native and introduced plant material to present and display specialised plant selections and landscape treatments for specific design functions.
Palms, cycads and zamiads are important members of the world wide family that have persevered since the time of the dinosaur. The display gardens can allow close and comparative appreciation of diverse species from various world regions.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
Flecker Botanic Gardens holds an important collection of cycads, donated by an enthusiast, but due to spatial constraints and security, has previously been unable to facilitate a display in the grounds of the Gardens.
The species are researched and displayed in the most appropriate site areas. Collectively they can demonstrate the story of the evolutionary processes, which shaped the environment, and ecology of Cairns over millennia to result in the diverse biographic character of the region. The existing Wet Tropics and Gondwanan Heritage gardens already provide this useful information, and can be complemented with additional coordinated display and collections.
6.04
6.6.0 INTERPRETATION OF THE COLLECTION
6.6.4 Interpretative / Educational Themes
Botanic gardens are by definition a place for research and the study of botany together with its application to horticulture. There is significant potential to increase the public awareness of gardens and the collection by a professionally structured interpretation strategy, which encourages increased visitation, interaction and use of the Botanic Gardens by the general community. The educational potential of the Garden can be realised in numerous ways, both straightforward and subtle.
There is a wide range of opportunities for the interpretation of the Botanic Gardens, which can satisfy a diverse range of visitor interests. The following list gives an indication of some of the themes that could be developed.
There are stories to be told about each section of the site, about the habitat from which the plants come, about the methods used to grow them successfully and about the ways in which they can be used. Traditional techniques used to convey information about these stories may be indoors in a visitor centre, or outdoors on site; they may involve signs, brochures, audio-visual media or person-to-person interaction with the visitors.
-
The masterplan proposal for the Botanic Gardens is to convey information using latest computer-generated technology, with supplementary traditional methods as necessary. The three main components of an interpretive plan should not be considered in isolation, as they all depend on and support each other.
6.6.1 Information This is the means by which people familiarise themselves with the Gardens’ values, facilities, regulation, things to see and do, direction finding and so on. The need for visitors to feel comfortable in the Gardens is vital to their enjoyment and appreciation of what is on offer.
6.6.2 Education A more formal approach is used to convey particular types of information and messages, usually through written materials supported by personal services. Emphasis is usually placed on attainment of knowledge and skills.
6.6.3 Interpretation This is the mean by which the visitor increases enjoyment and awakens interest and understanding, usually by personal involvement through various media.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
• -
The Site Generally historic aspects of the site e.g. research, recreation, watercourses, tanks construction, people, community and events of the past, structures, artefacts lakes, lagoons and wetlands historically and botanically significant plants
• -
Aboriginal Perspective use of the area in pre-European times ethno-botany in the Cairns coastal and hinterland regions current involvement - bush tucker dreamtime legends links with indigenous exhibits and themed initiatives in the region
• -
-
Basic Plant Needs light (competition, leaf shape, photosynthesis) water (too little versus too much, adaptations) nutrients (root competition, epiphytes, parasites, mycorrhiza, soil types) predator avoidance (physical, chemical mechanisms) reproduction (vegetative, sexual, mechanisms for pollination, seed dispersal) poisonous plants
• -
Plant Groups major divisions of plant kingdom plant classification evolution of Australian flora from Gondwana links with Asia and Pacific flora flora of sister cities of Cairns
• -
Flora of the Region plant communities rare and endangered species current floristic, botanic and ecological research history of regional plant exploration history of regional plant exploitation links with other parks and reserves in the region
-
• -
Horticulture plants with ornamental horticulture potential fruits and commercial products special collection (orchids, palms, cycads, etc) demonstration gardens (windbreaks, water-efficient planting) sensory gardens (fragrance, leaves, colour, texture) water margin and other macrophytes
• -
Fauna invertebrates crustaceans fish reptiles and frogs birds mammals links with fauna parks and reserves in the region
• -
Conservation Topics erosion (by farming, mining, water) weeds pollution, litter feral animals, domestic animals water management
6.05
6.7.0 HERBARIUM To be classified as a Regional Botanic Gardens it is generally accepted that an herbarium is included as an integral component, to operate in close association with the State Herbarium. Specimens are collected and maintained for the purpose of scientific research and development. A substantial herbarium would be a significant enterprise if correctly and appropriately organised, and would be an expensive acquisition. At the time of this study, there were moves to relocate a major tropical flora herbarium at Atherton, with significant representation of regional species, to the national Herbarium in Canberra. While this facility exists in the Wet Tropics it serves a valuable regional function, however if it is relocated, then consideration should perhaps be given to establishing a small but serviceable herbarium on this site in Cairns.
The State Herbarium or Brisbane Botanic Gardens can assist in this process, and suggest databases which integrate with the systems adopted internationally. A designated officer needs to be in charge of all plant recording. Satellite location recording of plantings could be considered; allowing a far simpler method of location than using offsets and grid references.
A separate study on these specific Management Requirements is warranted to ensure that the establishment of the Botanic Gardens is in accordance with a national and international agenda.
However, in discussions with Gardens staff, it is not anticipated that a full herbarium would be established on this site due to the significant costs required to launch and to maintain. There is an herbarium nearby at Mareeba, a field station of the Queensland Herbarium, Queensland Department of Environment and Heritage. It contains more than 21000 specimens, and would support any requests for assistance, though its main function is to provide identification support to vegetation mapping.
6.7.1 Location and Records Strategy It is fundamental that the position of all specimens planted in the botanic gardens is known and computer recorded / documented in a comprehensive and scientifically based system with an internationally recognised format. It is generally recognised that plants which do not have detailed records of origin and species, are not planted in a Botanic Gardens. The definition and organization of a location/records system is one of the major components of the detail design phase involving simple but exact location methods supported by a comprehensive data base recording all aspects of the specific plants - nomenclature, collector, collection location, production, establishment, development.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
6.06
IMPLEMENTATION 7.0.0 IMPLEMENTATION 7.1.0 DEVELOPMENT STAGING 7.1.1 Development Process Logical implementation requires a staged process of works based on the combination of variable factors of construction, user demand, labour availability and budgetary constraints. By necessity, most complex projects such as those already partially developed and in use require a long-term and intricate construction process. This is particularly so of botanic gardens as plant material takes a number of years to develop to an established state when it is aesthetically dramatic and interesting to attract the public at large. Time and budget restraints also dictate that it will not be possible to develop the project in one process. The logical implementation of the Master Plan requires a staged process of works based on the combination of variable factors of construction, user demand, labour availability and budgetary constraints.
7.1.3 Implementation Focus Dates
7.1.5 Phased Development
For reasons associated with existing accommodation, it is necessary to house the expanded Art Centre activities on this site at the earliest opportunity. Cairns City Council has established a date for completion of the first stage of the implementation process to act as a focus for the accommodation demands, marketing and promotion of the facility. Due to the magnitude of the proposals under this masterplan it is anticipated that without similar ongoing focus dates it will be difficult to establish and maintain Council, public and corporate enthusiasm and support.
The schedule on page 7.02 indicates the provisional value relative to the suggested component-by-component development programme. These are nominated as identifiable separable portions of the site rather than designated as a year-by-year basis - a concept which tends to build false impressions and sometimes unachievable expectations.
Special dates of community relevance should be considered as suitable foci for the completion of progressive phases. It is suggested that the completion of each phase of the development process could benefit from association with a local or regional or national event, and thus secure appropriate levels of funding. Further focus dates should be progressively considered and established to maintain the impetus for the following stages.
7.1.2 Economic Context
7.1.4 Phased Scope of Work
Development will through necessity continue over an extended period of time and should be directly related to the economic and social benefits that such expenditure could stimulate.
The objective for the establishment of the facility is to identify a scope of work for each ‘phase’ that is:
It is expected that the long-term economic stimulus would be of major consequence, primarily related to the flow-on benefits to existing and proposed community initiatives engendered by the development of the Botanic Gardens and Art Centre. The analysis and assessment of the economic benefits is an important component, which can be used by Council to justify expenditure and source sponsorship for the development of the project.
• Achievable within available financial and physical resources; • Constructed to optimum standards as an indication of the quality of the overall development; • Indicative of the quality and value of the overall botanic and arts / cultural experience to be progressively available; • Endorsed by Council and the community to ensure continuing support; • Educational, attractive and stimulating for the public; • Encourages corporate involvement and sponsorship; • Significant element in regional, national and international tourism.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
The estimated costs analysis is reproduced in its entirety in the spreadsheet on pages 8.31 - 8.36. The figures include allowances for various items, as described below.
7.1.6 Development Sequence The suggested sequence of development is identified through an itemised cost estimate for construction of separable phases, over an indefinite period of time. It should be realised that masterplan documents and related cost estimates are only tools to assist progressive development and are always subject to change and revision as specific detail planning or budget changes identify constraints and opportunities. It is important to realise that the progressive development of the Gardens will be a long-term process and influenced as much by successful marketing and promotion as the quality of its botanic and horticultural components. It is anticipated that the core of this complex may be well established in ten years but that development will be continuing for many years to come.
At this stage of the development, and in tune with community expectations, it is counter-productive to ‘spread the effort and dollars’ thinly throughout the entire site, which would only serve to dilute the impact and quality of experience by first time visitors. The cost estimates appended to this report indicate a possible staging sequence. The first stage is noted as ‘Essential Activity’ associated with the level of funding available to this project at the time of this study i.e. the development activity nominated for this stage is essentially to expend allocated funds. It would be appropriate to consider implementation of a slightly different phasing strategy to achieve a more obvious impact in the ‘first stage’ of redevelopment.
7.1.7 Action Plan It will be necessary to develop a detailed Action Plan for the development of this site once specific budgets and time lines have been set. This is a fundamental and important part of the implementation process. The Action Plan will define the priorities for action and their recommended timing.
However, it is fundamentally important to ensure that the development process creates an appropriately sized and high quality facility based on the infrastructure of previous construction stages, which is of manageable extent and within identified budget allocations.
7.01
7.2.0 COST ESTIMATES 7.2.1 Basis of Estimate A broad scale estimate of capital costs has been prepared, based on the planning and design data outlined in the text, illustrations and drawings of this Master Plan Report. The costs estimate rates used in the spreadsheet calculations are current year 2004 contract rates, assessed after consideration of current tender average rates for the various components. Estimates have been prepared by the consultant team members EDAW Gillespies and GHD in conjunction with Rawlinsons Quantity Surveyors. It is expected that Cairns City Council staff may carry out some of the development responsibilities. Volunteers, Friends group members, and community service organisations may also carry out various development procedures. Consequently this may influence the actual costs of development. The next phase of the project will progressively develop the Master Plan to specific detail and design development documentation. This process will provide for more exact estimates to be prepared for the specific elements. The following figures are therefore presented as indicative costs for the design concepts as outlined in the Master Plan. They will assist in identifying the relative value of the various components planned for the development of this Botanic Gardens, and to determine logical and viable annual budgets, allocation of funds, related extent of development and an indication of a time frame for their progressive implementation. The estimate will need to be progressively reviewed to determine the quantum of budget costs relative to the following items: • • • • • • • •
Project Management, Administration, Operations Detail Design Documentation and Tender Process Construction by Contract Construction by Council Resources Construction by Voluntary Labour Maintenance, Operations - staffing and equipment Marketing and Promotion Accessing Funding and Sponsorship
Opportunities also exist for the Council to use the Master Plan as a basis for applications to source funding for the development of this Botanic Garden. These other source funds may involve State and Federal Government grants or subsidies as well as corporate and private sponsorship for specific elements within the Botanic Gardens.
No.
Development Stage / Element
Cost
1
collins avenue realignment
$913,700
2
visitor centre node and western entry
$2,991,900
3
Arrow walk realignment, vine arbors
$462,200
4
Macdonnell street closure
$91,150
5
9
arts centre building areas $1,778,000 steel tanks 1&2 removal; $430,500 eastern parking area saltwater creek vehicle bridge $344,000 primary maintenance compound, and $1,649,850 access road restaurant $1,827,250
10
tanks promenade and sculpture walk
$1,178,000
7.2.2 Estimated Development Costs
6
Refer to the appended cost estimate spreadsheet, which itemises the components of the project development.
7
The following table summarises the cost estimate, listing the capital cost of the various components. Exclusions to this table are these items not costed into this document:
• The proposed Edge Hill Tourist Rail Station and concourse • Bridge crossing from Eastern gateway site to the proposed rail station • Furniture, fitout and equipment associated with all new buildings • Shade membrane to Botanic Gardens outdoor stage • Statutory fees and charges • Species identification signage • Goods and services tax. The masterplan also accounts for various allowances normally associated with staged construction project developments. When these allowances and GST are applied, the estimated cost increases from a figure in the order of $22,084,675 to $28,328,940 including GST. Refer section below, Contingency Sum and Allowances.
8
11
tanks 3-5 internal upgrade
$803,600
12
tanks 3-5 external upgrade
$489,400
13
conservatory and gully bridge
$607,150
14
prime display area a
$237,000
15
prime display area b
$115,400
16
secondary maintenance compound a
$152,325
17
palm and cycad display area
$172,500
18
east west pedestrian link
$239,250
19
botanic walk (north south axis)
$318,750
20
plant production nursery compound
$1,536,350
21
mangrove interpretation link
$288,500
22
lake interpretive centre
$740,900
23
boat launching facilities
$266,000
24
freshwater lake extension
$818,000
25
saltwater lake edge treatments
$71,600
26
greenslopes street boulevard
$394,800
27
bamboo grove
$47,000
28
overpass and elevated boardwalk
$480,400
29
buffer revegetation zones
$46,000
30
forest lookout
$178,400
31
gateway precinct - east collins ave.
$106,400
32
gateway precinct - west collins ave.
$73,000
33
aboriginal plant use area
$73,100
34
economic botany walk
$41,500
35
stream display area
$107,000
36
mt whitfield revegetation buffer
$99,000
37
amenity horticulture / play area
$237,600
38
miscellaneous costs
$810,800
39
info nodes (not shown on plan)
$489,800
40
tourist railway station
Not in est.
Estimated Cost
$22,084,675
excluding allowances + gst
BOTANIC GARDENS/TANKS/CENTENARY LAKES
7.02
7.2.3 Other Associated Costs 7.2.3.1 Management and Operations It is not possible at this time to accurately assess the costs of management and operational procedures related to the ongoing establishment and development of the Gardens. These costs involve a range of issues including staff salaries, administration, materials, equipment etc. It will be necessary to establish this component in conjunction with the outcome of the Management Plan.
• Project Coordination: - Master Plan Interpretation; - Preparation of Related Briefs. • -
7.2.3.2 Contingency Sum and Allowances
-
The estimate includes a general contingency sum assessed as a percentage of the overall development costs to provide a number of unknown issues:
-
• Design, Certification and Supervision: A factor of 10% has been applied in line with typical allowances. • Design Development. This considers miscellaneous items not included in detailed estimates and design requirements that are not known due to information limitations and insufficient design detail. This provision typically varies according to information and the stage of the design process. At concept design phase, typical allowances vary between 10% and 30% depending on information available and scope of risk. • Management and Supervision: A factor of 10% has been applied in line with typical allowances. • Contingency: This provision is for changes during the construction phase for items that were unforeseen during the design phase. A typical allowance is 10% and has been adopted in this case. • Inflation Costs: Due to the expected staging process, allowance has been made for escalation as a percentage increase, for staged costs in two increased value scenarios - 5% and 10%. This is speculative only, as inflation cannot be predicted over an unknown term of staged development. • Any land acquisition costs unidentified at time of report preparation.
Detail Design Documentation: Survey: specific areas as necessary; Landscape: overall site and landscape design, conservatory; Irrigation: irrigation design; Engineering: roads, structural design of bridges and boardwalks, infrastructure and services, hydrology, water features; Architecture: visitor centre, operations centre, restaurant, shelters, structural features, other buildings; Interpretation: computer technology, hardware and software development, interpretive material; Interpretation: directional and information signage, environmental graphics.
The following consultancies or professional costs have not been included in the sums scheduled above. • Economic Evaluation / Feasibility: - Identification of cost benefit and economic viability; - Assessment of funding options. • Marketing and Promotion • Management Requirements and Structure
7.3.0 DEVELOPMENT ASSISTANCE 7.3.1 Government Assistance Investigate available funding and assistance from Government sources and initiatives. Preliminary enquires reveal that it may be difficult to access further specific funding for the establishment and development of the Botanic Gardens but lateral interpretation of existing programmes may suggest opportunities for assistance for particular elements or components.
7.3.3.3 Consultancies
7.3.2 Natural Heritage Trust
The estimate provides for an allowance for design fees and related costs, assessed as a percentage of the overall development costs, to cover the following issues:
The Commonwealth Government’s Natural Heritage Trust provides the opportunity for funding assistance for initiatives such as Botanic Gardens and should be investigated.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
7.3.3 Queensland Government This study and subsequent stage one project development is being conducted under the auspices of Queensland Government’s Regional Centres programme funding and will be ratified following completion of the Master Plan. The Department of Environment and Heritage have contributed to the development of projects of a similar nature. It is also recommended to maintain the intention to approach Arts Queensland for local government capital subsidy to cover some costs of the Tanks works. As Queensland gears up to celebrate 150 years of independant statehood in 2009, it has been reported that funds will become available for schemes promoting suitable State-wide development initiatives. The importance of this project should enable its recognition under such a scheme.
7.3.4 Community Service Programmes Community Service initiatives and ‘Work for the Dole’ programs may be used to advantage to assist the development process.
7.3.5 Private Sponsorship The Cairns region is one of the most popular tourism destinations in Australia. Council could be well placed to attract philanthropic assistance for the Botanic Gardens and Creative Arts development from allied corporate sectors, tourism industry or individual sponsorships. Council could also make representation to the various larger industries and development companies to engender interest and hopefully enlist financial or practical assistance.
7.3.6 Organisations and Foundations Australian Flora Foundation: The Australian Flora Foundation provides grants, generally to university students and graduates, to undertake research into specific aspects of ornamental horticulture using Australian plants. Australian Orchid Foundation: The Australian Orchid Foundation provides funds for the furthering of interest in Australian Orchids. Assistance is generally provided for the construction of facilities for orchid display and research. It is feasible that other horticultural groups may offer similar assistance.
7.03
7.4.0 DETAIL PLANNING AND DESIGN DEVELOPMENT 7.4.1 Project Co-ordination In order to complete the phases of the development, it will be necessary to carry out a range of procedures to determine specific parameters for detail planning, design, construction and management. These procedures involve a range of disciplines and expertise and it will be necessary to manage the project to ensure careful control and coordination. An appropriate project manager who is aware of all the aspects of the planning, development and operational processes is a basic requirement.
7.4.2 Design Development Procedures The following schedule outlines the major items which require to be identified, researched and prepared as part of the Design Development process. The procedures are varied and involve a range of disciplines. Collectively the results of these studies will ensure that the site is planned, developed and managed to optimum standards. The list is not comprehensive and it will be necessary at the outset to determine an exact ongoing study process, prepare briefs and identify the costs of the various consultancies necessary. It is expected that some of these procedures will be able to be carried out by Council personnel and others by consultants. The exact scope of service and specific areas of responsibility will need to be identified progressively and resolved initially in discussion. This schedule includes the most significant planning and design procedures, which are required to direct the progressive on-going development of the facility. They have been listed in order of priority in each section. • -
Detail Site Survey cadastral boundaries contours and detailed levels of specific site areas significant vegetation location existing features location services availability and suitability
BOTANIC GARDENS/TANKS/CENTENARY LAKES
• Authority Liaison and Applications - liaison with other government agencies and authorities regarding approvals implementation - application procedures • Planning and Design - project management and coordination - preparation of briefs for all design disciplines e.g. landscape, engineering and architecture, - general planning and design development - detail construction documentation - tender processes and contract administration
7.5.0 MANAGEMENT AND OPERATION The development of this facility is an extensive undertaking and one which will continue over many years. The immensity of the task should be moderated by involving physical and financial assistance from the local community, industry and commerce as well as various levels of government. The success of the project will depend largely on its management and staffing. Similar developments elsewhere are developed and controlled by a steering committee or advisory board appointed by and responsible to Council.
7.5.1 Management Generally • -
Integrated Hydraulic and Environment Studies water supply and irrigation on site water quality landform opportunities and constraints stormwater management preparation of a management and maintenance manual to guide maintenance procedures
• Detail Vegetation Assessment - identification of detailed environment parameters preservation, relocation and removal of specimens - finalisation of plant communities and associated species schedules - botanic analysis • • -
Roads and Traffic Study site access roadworks external to site internal roadworks and parking transport links and upgrading Marketing promote the name and logo for the facility set up public awareness programmes develop promotion and marketing programmes
• Economics - develop a detailed cost benefit analysis and economic feasibility study - investigate opportunities for Government, corporate, private funding and sponsorship
In order to function to optimum levels and to be able to respond to the parameters and opportunities of the respective horticultural, botanical, arts and cultural communities, the facility must be relatively autonomous, but supported by Council. The Site Precinct could therefore continue to be appropriately managed by the General Managers of City Works and Services and City Development with suitable specific management and operational responsibilities established, and with guidance from suitable external
7.5.2 Advisory Committee A Steering Committee should be maintained and may be progressively enhanced to form a sub committee to strengthen the links between the Botanic Gardens and Tanks Art Centre and the respective academic, scientific, cultural and general communities. The sub-committee would theoretically have the opportunity to propose specific development initiatives, researching available funding and assistance, and possibly organising promotion and marketing, representing the facility regionally, nationally and internationally. Committee members should represent a related cross section of the community with specific reference to environment, botany, horticulture, creative and performing arts, academic, tourism, finance, marketing and promotion, as well as local resident representatives.
7.04
7.5.3 Curators The Curators are responsible for overall curatorial activity, in the case of the respective Botanic Gardens and Art Centre facilities. The responsibilities of these positions can be comprehensive including aspects of planning, development, research, interpretation and operations associated with collections and activities. The role can be time consuming, particularly during the progressive development periods when new initiatives such as landscape / botanic / horticultural as well as art works / performance / production, demand full attention and understanding.
7.5.4 General Staff The management and maintenance of such a complex site will be very labour intensive and will remain so as the new construction and elements are progressively developed and maintained to appropriate quality standards associated with the Botanic Gardens / Tanks Art Centre / Centenary Lakes. It will be necessary to progressively engage permanent experienced staff to assist the Curators with management and operations as well as construction and maintenance. The quantum of staff will progressively increase with the site area established. It is vital to continue to attract the most suitably qualified and experienced staff to assist the Curators. Other construction staff, maintenance and gardening staff could be made available through the Council workforce, or by contract which would allow staff levels to be varied according to the specific and seasonal demands of the site establishment process. Decisions on the employment of Council staff or engagement of contract staff requirements are best made by a site manager as development proceeds. After discussion with existing staff and in comparison with similar facilities, the staff budget should be expanded to include at least the following additional staffing for development: • 2-4 maintenance / construction staff, fulltime • 3-4 professional (qualified) gardening staff, fulltime
As the development of the site intensifies, increased staff numbers and/or specialist trained staff may also be necessary. Accurate predictions of staffing levels cannot be made without detailed knowledge of the ongoing intensity of site works.
Some of the many tasks that can be carried out by volunteers within the community include:
7.5.5 Staff Training
• Administrative Tasks - marketing and promotion; - herbarium data base records, computer;
To fulfill the objectives of the masterplan, technical capacity in plant science, horticulture, exhibitry, performance, fine arts, education, data management and communication are recommended.
-
liaison with other botanic gardens; interpretive signage and labeling of plants; acting as guides to groups.
• -
Field Work, Plant Production plant and seed collecting in the region, identification; plant propagation, production; research, applied ornamental horticulture.
• -
Construction and Establishment site clearing, weed removal; garden establishment, cultivation, mulching; planting; maintenance, weeding and pruning.
Theoretical and practical training is needed for staff to ensure that they are well informed on current legislation, methodologies, technologies, techniques and scientific issues. Staff courses, workshops and field days should be set up and conducted as formal training events. In time, the value of existing skills and facilities Gardens will be recognised, as well as their potential for training others for the city’s facilities. Staff training is the key to the Site Precinct playing a leading role, and will in time provide a venue for professional and vocational training courses such as conservation, horticulture and plant science, performance and art development with opportunities for strong links to the local education network.
7.5.6 Volunteer Labour There appears to be significant interest in the community to assist in a number of ways with the development of the site. It is important to encourage community ownership, public support, interest and involvement by promoting involvement in the respective ‘Friends’ groups. It can be beneficial to maximise the use of appropriate volunteers, but it is important to ensure that the work carried out is consistent with the standards associated with such a community facility. It is desirable to institute training programmes, to ensure that construction, development and maintenance works are consistent with quality, safety, efficiency as well as ensuring harmonious industrial relations.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
7.5.7 Management Requirements With the allocation of funds for the next phase/s of development and with adequate construction and maintenance staffing in place, Cairns City Council will need to allocate budget funds for on-site management resources.
7.5.8 Operational Procedures With the staged development of the Botanic Gardens there will need to be a series of manuals produced to direct operational procedures. These detail the necessary day-to-day maintenance standards and tasks expected. The operational procedures will initially be prepared to cover a reasonably small number of tasks, but will be complemented by additional tasks schedules as the scope of works increases at the Site Precinct. Similarly, a series of construction manuals will need to be produced to ensure the highest construction standards are adhered to for the built and garden environment. These Maintenance and Construction Operational Procedures Manuals will need to form the basis of a further consultancy for the future successful development of the Site Precinct.
7.5.9 Sourcing, Propagation and Production As described elsewhere, the source of plants for use requires methodical records and documentation and an appropriate supply. In discussion with Council officers, it is possible that the Gardens may house facilities to propagate stock for use in the Gardens. It is essential that facilities at the production nursery be of the correct standard and expertise to supply and record suitable plant stock for the regional botanic gardens.
Construction and maintenance staff cannot be expected to work by themselves using only Operational Manuals produced off-site. The greatest strength of any community facility lies in its carefully chosen management team, and on-site senior supervisors or curators under the direct supervision of the appointed General Managers will need to be appointed to the project. As a Botanic Gardens, all new plantings in the Site Precinct need to be recorded on computer database to an international format. A designated officer needs to be in charge of plant recording (initially perhaps on a part time basis). A separate study on management requirements is recommended to ensure that the establishment is conducted in accordance with the national and international Botanic Gardens agenda.
7.05
7.6.0 ONGOING RELATIONSHIPS
7.6.3 Agenda of International Botanic Gardens
7.7.0 OTHER ISSUES FOR CONSIDERATION
7.6.1 Registration
This schedule lists the general mission tasks considered to be necessary in the implementation of the International Botanic Gardens Agenda:
A number of other issues should be considered for implementation and ongoing operation :
To ensure the optimum development and management of the Site Precinct it is important to maintain continuing close links with organisations such as the Australian National Botanic Gardens in Canberra, Brisbane Botanic Gardens, the Council of Heads of Australian Botanic Gardens and the Network for Regional Botanic Gardens. Flecker Botanic Gardens is not being developed in isolation from the national and international network of Botanic Gardens and considerable assistance is available through this national and international network with free advice, ongoing consultations and hands-on ‘in the field’ staff training. Similarly the Arts Centre needs to maintain and / or establish close links with national and international arts-based organisations which will sponsor and enable the Tanks to continue to gain due recognition in its role in cultural community development.
7.6.2 Maintaining the Mission of Botanic Gardens This schedule lists the general mission tasks considered to be necessary in the network of Botanic Gardens relationships: • • • • • • • • • • • • • •
Sustainable use of Plant Genetic Resources Sustainable Tourism Training and Capacity Building Public Education and Awareness Impact Assessment and Migration Technology Transfer Information Exchange Technical and Scientific Cooperation Cultural Heritage Sustainable Development Planning and Policy Development Raising Public Awareness and Empowering the Community Sustainable Practices within the Botanic Gardens Networking Relationships with other sectors or botanic gardens
BOTANIC GARDENS/TANKS/CENTENARY LAKES
• • • • • •
Adopting the International Agenda Developing a Registration System Monitoring Administrative Structures Publication of Results Financing and Resourcing Conservation
• travelling displays - for promotion and education of the general public and students; • security - to appropriately manage and protect the assets of the Site Precinct; • sourcing of plant material - nursery establishment; • commercial opportunities - to provide a suitable level of facilities in the Site Precinct, without significant additional costs incurred on operating budgets.
7.6.4 Policies and Legislation A number of specific policies and legislation relative to the Botanic Gardens will apply to the development: • An awareness of the Convention on Biological Diversity • C.I.T.E.S. - The Convention on International Trade in Endangered Species of Wild Flora • The Convention on Wetlands • National legislation on conservation, environmental protection, protected areas and sustainable use.
7.8.0 OPERATING HOURS As a requirement of the briefing document and discussions with Council officers, the masterplan has delivered an urban community facility and park with a strong botanic/horticultural and arts/cultural context. Consequently, the masterplan recommends that there are limited perimeter security fences. This allows pedestrian access into most areas of the site in accordance with current operating procedures. Suitable vehicle gates would be required at each road entry to the Park, to be closed at dusk and opened early morning, in accordance with Council’s current operating policies for similar sites.
7.06
REPORT APPENDIX CONTENTS LAND USE ANALYSIS - MACRO SCALE
8.02
SCHEDULE OF ACCOMMODATION 8.22
LAND USE ANALYSIS - MICRO SCALE
8.03
ARCHITECTURAL ANALYSIS
8.26
LAND TENURE
8.04
ESTIMATE OF COSTS
8.31
OPPORTUNITIES AND CONSTRAINTS DIAGRAM
8.05
INITIAL CONCEPT SKETCHES
8.37
ASSETS AND CONDITION SCHEDULE
8.06
INITIAL CONCEPT PLAN
8.38
LANDSCAPE ASSESSMENT PLANS EXISTING SITE CIRCULATION
8.10
EXISTING BUILDING INFRASTURCTURE
8.11
BOTANIC GARDENS SITE ANALYSIS
8.12
TANKS SITE ANALYSIS
8.13
SITE PRECINCTTOPOGRAPHY
8.14
EXISTING COLLECTION AND HABITATS
8.15
TRANSPORT PLANNING OPTIONS
8.16
TRAFFIC MANAGMENT AND PARKING OPTIONS ASSESSMENT TABLES
8.17
EXISTING TRANSPORT NETWORK
8.18
TRAFFIC NETWORK OPTIONS
8.19
GARDENS PLANNING GUIDELINES
8.20
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.01
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S L A N D U S E A N A LY S I S - M A C R O S C A L E
8.02
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S L A N D U S E A N A LY S I S - M I C R O S C A L E
8.03
LOT424
GOODWIN STREET
RP718008
RP710767
RP720462
LOT008
RP731479
LOT346
TREET McCORMACK S
LOT471
LOT001
RP711610
LOT400 NR7222
LOT349
LOT400
RP715416
NR7222
COLLINS AVENUE
LOT615
LOT400
LOT001
NP717796
NR7386
NR7222
LOT001
NP736788
LOT350 NR3374
LOT008
RP737210
LOT615 NR7386
LOT400 NR7222
LOT343 NR6739
GREENSLOPES
0m 10 20 30 40 50
100
STREET
200m
B O TA N I C G A R D E N S / TA N K S / C E N T E N A RY L A K E S LAND TENURE
8.04
BOTANIC GARDENS/TANKS/CENTENARY LAKES OPPORTUNITIES AND CONSTRAINTS
8.05
ASSET GROUP
ASSET
LOCATION
COMPONENT
DESCRIPTION, CONDITION AND COMMENT
BUILDINGS AND GROUNDS
Botanic Gardens Precinct
Collins Avenue
Land
About 22,000 sqm including parks depot.
Parks and Gardens Office
360 sqm GFA.
Kiosk, Restaurant and Administration.
260 sqm GFA. Timber and steel sheeting construction.
Fencing
2.6 m green plastic coated chainwire with 2-barb topping. Good condition.
Parking areas
McCormack Street. About 50 nose-in semi-formal parking on grass pavers. Macdonnell Street. Parallel parking adjacent kerb. Collins Avenue. Parallel parking adjacent kerb.
Land
About 9000 sqm incorporating adjacent grassed parkland.
Public furniture.
Two picnic settings on eastern bank. Concrete construction. Fair condition.
Interpretive centre.
Timber and steel sheet gazebo-style construction incorporating glass lockable display cabinet. New condition.
Protective fencing.
Full Collins Avenue frontage of Tanks Art Centre excluding main entry. Reinforced concrete construction. Good condition.
Tanks Admin Building (old pumphouse).
Brickwork construction. Good condition, recently refurbished.
Tank No. 5 GFA 930 sqm. Western concrete tank.
Concrete construction with timber posts supporting timber-framed roof with steel cladding. Concrete fair condition, roof framing and sheeting in new condition. Used for functions/exhibitions.
Tank No. 4 GFA 930 sqm.
Concrete construction with timber posts supporting timber-framed roof with steel cladding. Concrete fair condition, roof framing and sheeting in new condition. Used for functions/exhibitions.
Tank No. 3. GFA 930 sqm. Eastern concrete tank
Circular walls of concrete construction in fair condition. Timber framed, asbestos sheet roof with regular wooden support columns. Currently not in use. Roof will require refurbishment prior to any use.
Tanks Generally.
The tanks were constructed in World War II for fuel (diesel) storage. They are about 60 years old and of some historical significance.
Studio.
About 70 sqm. Partly refurbished timber and sheet steel roof construction. Fair condition suitable for on-going use.
Land
Lot 349 on RP715418. Not on contaminated land register (TBA).
Tank No. 2 Western tank.
Steel Construction. Fair condition, not inspected.
Tank No. 1 Eastern tank near road
Steel Construction. Poor external condition showing significant surface corrosion. Fair condition, suitable for re-use. The floor of the tank is buckled. One possibility discussed is to build seats over the floor. The floor may move under the load of the seats and could potentially provide a see-saw effect on the seats or not provide adequate structural support. There is also the risk that combustible gases are trapped under the floor. The existing roof has holes in it and water is ponding on the floor. Unable to ascertain if there were any leaks through the floor or sump. Depending on the age of the roof, it may need replacement based on its residual life and current condition. If not replaced, significant remedial works will be required.
Tanks Generally.
At the time of inspection the age of the tank and any recent maintenance (e.g. painting) was unknown. If the paint is lead-based it could be necessary to encapsulate the lead paint or remove it. This will impact on the cost of the development of the tank.
Land
Lot 346 no RP711610. No obvious indicators of contamination such as strong odour or dead vegetation were detected. It is noted there is also a separator pit adjacent to the tank. If the allotment is not registered with EPA’s CLR, the site has been assessed and was found to be clean (or was remediated) or Council has not notified EPA.
Gondwana Evolution Garden
Tanks Art Centre Precinct
Tanks Eastern Precinct
Collins Avenue
Collins Avenue
Collins Avenue
Centenary Park Trails.
2 locations.
Interpretative Shelters.
Centenary Park Picnic Areas
Collins Avenue
Lion’s Club shelter and Picnic Area opposite northern end of Tanks Precinct.
32 sqm partial open-plan building of block, timber/steel sheet roof. Additional uncovered sheeting. Very good condition, recently repainted.
Greenslopes Street at Freshwater Lake (western area).
BBQ area.
15 sqm fully open plan of wooden pole and roof framing with steel cladding. Very good condition.
Picnic Area.
75 sqm partial open plan, block and stonework with timber/steel sheet roof. Fair-good condition.
Toilet Block near freshwater lake.
15m diameter circular plan of blockwork construction. Fair condition.
Playground.
225 sqm. Appears recently refurbished with new equipment.
Picnic Shelter
100 sqm with block columns and timber framed and steel clad roof. Partitioned into four picnic tables by block work. Fair-good condition.
Greenslopes Street at Saltwater Lake (eastern area).
BOTANIC GARDENS/TANKS/CENTENARY LAKES ASSETS AND CONDITION SCHEDULES
8.06
ASSET GROUP
ASSET
25 sqm timber poles, timber framed and steel clad roof. Excellent condition.
Picnic Shelter adjacent saltwater creek.
120 sqm fully open plan of wooden pole and roof framing with steel cladding. Two picnic tables. Excellent condition.
Parking Area Feature.
Architectural feature. Excellent condition. 225 sqm. Appears recently refurbished with new equipment. Brickwork construction with steel roof.
Collins Avenue, eastern end.
Cairns City Council pump house
Brickwork construction.
Private Dwelling
Collins Avenue eastern end.
Main House
As visual inspection of the house exterior indicted the house to be in good condition. The house is a high level house with a partially infilled ground floor. It is estimated it would be financially viable to relocate and re-stump the house. It is recommended an inspection for termites be completed to confirm the condition of the house if it is to be relocated.
Macdonnell Street
Between Collins Avenue and Goodwin Street
Road space and Capacity
9.0 m Asphalt width. Full seal to kerb and channel at Botanic Gardens for 2.0m parking width. Very light usage at about 500 vehicles/day servicing around 50 allotments.
Surface
Asphalt in good condition.
Lighting
Residential street lighting standard only.
Road space and Capacity
2 x 3.5 m traffic lanes plus intermittent parking lanes and road shoulder. Moderate usage at about 6,000 vehicles/day equivalent to major collector.
Surface
Asphalt in good condition.
Lighting
Full street lighting and lighting to pedestrian crossing.
Road space and Capacity
2 x 3.5 m traffic lanes plus 0.5m road shoulder and occasional full widening for parking adjacent attractions. Moderate usage at about 7,000 vehicles/day
Surface
Asphalt in good condition.
Lighting
Full street lighting from overhead supply.
Gravel Carpark
Gravel carpark off sealed (AC) driveway access to house. Delineated into about 8 spaces by post and rail fencing painted white. Good condition.
Entry Statement
A small Wet Tropics timber/steel sheet construction information shelter is in good condition.
Lighting
Nil.
Fronting Botanic Gardens and Tanks Art Centre.
Path
Concrete and gravel construction, varying width and construction quality. Width is less than 1.0 m. Is not contiguous with Saltwater Creek Pathways.
Fronting Centenary Lakes Precinct
Path
Contiguous Path 2 m. No formal crossing facilities of Collins Avenue near Saltwater Creek to connect with Aeroglen pathway system.
Red and Blue Arrow Trail Carpark
Collins Avenue
Between Captain Cook Highway and Pease Street
Between Captain Cook Highway and Pease Street
Off Collins Avenue
Greenslopes Street
Fronting Centenary Lakes Precinct
Main Link Path
Between Greenslopes Street and Collins Avenue
Botanic Walk
COMMUNICATIONS
BBQ Area
Ergon Energy switch building
Greenslopes Street
ELECTRICAL
DESCRIPTION, CONDITION AND COMMENT
Playground
Collins Avenue
PATHS
COMPONENT
Collins Avenue, western end.
Other Service Infrastructure
ROADS
LOCATION
Nil. Surface
2.0 m width concrete in good condition.
Bridge
1.2 m width x 43 m length in good condition.
Lighting
Nil.
Path
Concrete and formed gravel construction. Varies 1.5m to 2.0m width.
Boardwalk
1.2m width in timber construction, good condition. Wheelchair accessible with occasional passing bays. No bicycles or jogging allowed.
Interpretive Centre.
Small timber/steel sheet roof structure in good condition.
Lighting
Nil.
Collins Avenue
Reticulation
Underground fronting Flecker Botanic Gardens and Tanks Art Centre, overhead otherwise. Single- and three-phase.
Greenslopes Street
Reticulation
Overhead on poles to southern side of the road reservation. Single- and three-phase.
Collins Avenue
Reticulation
Underground.
Greenslopes Street
Reticulation
Underground.
Between Opposite Botanic Gardens and Main Link Path
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.07
ELEMENT
OPPORTUNITIES
CONSTRAINTS
TANKS ART CENTRE BUILDINGS
Reuse of Existing Structures
The concrete elements of existing Tank No 3 are suitable for re-use.
Tank No 3. Re-roofing required to remove asbestos sheeting and provide adequate waterproofing and insulation necessary for air-conditioning. Additional requirements for fire escape passages would apply. Redevelopment to a similar use will not be a material change of use and therefore not a referrable to EPA.
TANKS EASTERN PRECINCT BUILDINGS
Reuse of existing eastern structure.
An option discussed was a large cone style roof over the tank. The option is structurally feasible using rafters and ties or trusses. The cost of the roof would be greater than roof replacement. Buckled floor may be able to be reused by filling void under with a flowable grout. However care needs to be taken in the event combustible gases have been trapped under the floor.
Council boundary setbacks would need to be addressed with this proposal, as the structure would be within 6m of the boundary. The tank could be a confined space as it currently has one exit and the distance to that exit from the opposing wall exceeds BCA guidelines. This would need to be confirmed if the tank was to be used and not demolished. If tanks undergo a Material Change of Use then they will be Assessable Development and be subjected to a Planning Approval. This will trigger the requirement to review contamination issues and, if required, cleanup the site prior to new use.
PRIVATE DWELLING, COLLINS AVENUE EAST ADJACENT SALTWATER CREEK.
Reuse of Existing Structures
Removal and restumping appears acceptable subject to final pest inspection.
Possible lead-based paint may impact on costs.z
FLOODING AND DRAINAGE
Flooding levels of proposed structures.
ROADS AND TRANSPORTATION
Historical flooding levels suggest minimum levels of RL 3.3m at the north-eastern end of the site and RL 3.8m at the south-western corner (includes 500 mm freeboard over the 1967 historical flood). These are approximate results without detailed flood modelling.
Drainage.
Current drainage problems created by poor crossroad drainage of Collins Avenue at Botanic Gardens and Gondwana could be improved.
Roads
Reduce traffic on Collins Avenue by: / Closing Collins Avenue / One-way Collins Avenue / Ban turns into and from Collins Avenue at Sheridan Street Close Macdonnell Street between Goodwin Street and Collins Avenue to improve connectivity of Precinct. Realign Collins Avenue to provide larger contiguous parcel for Botanic Gardens Precinct. Dual carriageway section would provide safer opportunities for vehicle intersections and pedestrian crossings.
Collins Avenue performs a significant function in the Cairns Road Network. Closing the road will not be feasible without completely upgrading Greenslopes Street and all intersections. Reducing traffic in one direction by banning turns or similar would have very high impacts on adjacent roads. Environmental constraints to realignment of Collins Avenue including “high value” remnant vegetation SW of Macdonnell Street and need to maintain a road environment matching the intent of the precinct. Other environmental constraints may arise from the need to clear any significant vegetation (preliminary review recommended following concept alignment). Realignment or closure of roads may require significant liaison and protection/access requirements of service authorities for continuing use or imposition of costly relocations.
Pedestrian Network
Provide lighted pedestrian link between Greenslopes Street and Collins Avenue to provide for 24 hr use. Provides link to overflow parking if developed on the southern side. Police vehicle drive-through access preferred. ‘Gun barrelling’ the link pathway will improve public safety by improving visibility from the highly used public spaces (Greenslopes Street and Collins Avenue). Improve connectivity from McCormack Street to Collins Avenue. Provide off-road pedestrian network paralleling Collins Avenue (also catering for cyclists). Provide pedestrian underpass (grade separated) link between major precincts (Botanic / Tanks / Centenary Lakes). Improve access for the physically impaired. Improve connection to Saltwater Creek (Aeroglen link) pathway. Provide pathway along Greenslopes Street from Pease Street to the “Lakes” commercial/residential precinct. Maintain width, where possible, to provide nose-in parking within reserve to operate with pathway.
Provision of well-lit link requires reasonable set-back of trees/hiding places from pathway. Accordingly safety considerations may require some clearing or addition al lighting if a “safe” link is to be developed. The length and width of the Saltwater Creek Pedestrian Bridge (at central spine) presents a constraint to high pedestrian flows. Also constrains bicycle and pram access. Clearing of significant or marine vegetation for new paths or bridges may trigger referrals for agency approvals.
Cyclist Network
Provide on-road cyclist lanes along Collins Avenue with connections to off-road paths. Development of cyclist link (shared zone, no line marking) between Collins Avenue and Greenslopes Street.
Main pedestrian spine path crossing between Collins Avenue and Greenslopes Street (and crossing of Saltwater Creek) does not afford bicycle access.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.08
ELEMENT
INFRASTRUCTURE SERVICES
OPPORTUNITIES
CONSTRAINTS
Parking
Amalgamation of general parking for all attractions in Botanic precincts preferred to improve cross utilisation and minimise traffic conflicts with pedestrian desire lines. Creates single traffic connection point (intersection) to Collins Avenue that improves safety. Removal of all on-road parking to off-road location.
Space will present major constraint. Likely requirement is for 100-200 formal spaces requiring between 30006000 sqm.
Overflow Parking
Various opportunities to develop overflow formal parking including: / Access from Greenslopes Street to cleared area opposite the “Lakes” / Direct access from Collins Avenue to new area opposite the eastern tanks. / Linking road between Greenslopes Street and Collins Avenue with parking area opposite the “Lakes”. Greenslopes Street also presents opportunity for significant informal overflow parking (off-road, within road reserve). Access from Greenslopes Street with pedestrian access through to Collins Avenue is preferred.
Major events usually close Collins Avenue in the Botanic Gardens / Tanks precinct. May not need to close Collins Avenue for events if it is realigned. Closure of Collins Avenue will make Greenslopes Street only the preferred access location for all traffic to avoid traffic disruption. If Collins Avenue is not closed for major events and pedestrian conflict will exist since overflow parking will need to be to the south of Collins Avenue. Cost of formal overflow parking may be elevated if the need to provide gravel/paved hardstands is required. Linking road between Collins Avenue and Greenslopes Street will require clearing of Marine Plants on Saltwater Creek to provide for new crossing. Strong reasoning and/or set-offs to provide “no nett loss” may be required.
Sewerage
Under most scenarios of infrastructure development, sewerage connections will be straightforward and of sufficient capacity for foreseeable demands. Development of facilities on the southern side of Collins Avenue will require pumping to access existing mains.
Water Supply
There are no constraints to water supply. There are adequate mains to provide for connections at Collins Avenue or Greenslopes Street for conceivable loadings. Existing mains in Collins Avenue and Macdonnell Street may require relocation if the roads are realigned or closed. Theses are not expected to be large mains (150mm and 225mm (TBC)).
Electrical
Three phase power is av ailable from the existing network in Collins Avenue and Greenslopes Street. In Greenslopes Street, a 3-phase connection is current to the Freshwater Picnic Precinct and singlephase is current to the Saltwater Picnic Precinct.
There are no constraints to electrical connections. However significant increase in loading (eg air-conditioning of large volumes) may require new transformers and upgraded connections and onsite reticulation. Substation at the corner of McCormack Street and Collins Avenue presents some constraints to Collins Avenue alignment and cross section.
Communications
Adequate telecommunications infrastructure is available in Collins Avenue. Extension of Cairns City Council Fibre Optic network to Botanic Gardens, Maintenance Facility and Tanks.
Telecommunications infrastructure in Collins Avenue may require protection or relocation if Collins Avenue is realigned.
Security
Develop camera surveillance of pedestrian spines and at facilities. Extension of Cairns City Council FO network could also support camera surveillance for public safety.
Data FO network Currently only to McNamara Street. Security System FO is currently on different network.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.09
B O TA N I C G A R D E N S / TA N K S / C E N T E N A R Y L A K E S E X I S T I N G S I T E C I R C U L AT I O N
8.10
BOTANIC GARDENS/TANKS/CENTENARY LAKES BUILDING INFRASTRUCTURE
8.11
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S S I T E A N A LY S I S - B O TA N I C G A R D E N
8.12
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S S I T E A N A LY S I S -TA N K S
8.13
BOTANIC GARDENS/TANKS/CENTENARY LAKES SITE PRECINCT TOPOGRAPHY
8.14
B O TA N I C G A R D E N S / TA N K S / C E N T E N A R Y L A K E S E X I S T I N G C O L L E C T I O N A N D H A B I TAT S
8.15
TRANSPORT PLANNING OPTIONS 1
INTRODUCTION
This appendix records the options considered during the course of the study for off-road parking provision and the Collins Avenue corridor. To address some of the site constraints, strategic opportunities were reviewed during the study process for the road network and parking. The constraints of the site were considered to be the possible excessive traffic on Collins Avenue affecting amenity and the constrained site area. The primary road and transportation opportunities that arise to complement the redevelopment relate to the quantity and behaviour of the traffic. Roadways, along with traffic quantity and speed, affect opportunities to effectively integrate the precincts and recreational activities by creating barriers that reduce pedestrian amenity. Increasing traffic quantity and speed serves to reinforce this barrier effect. The areas of high environmental sensitivity and the lack of contiguous site area mean that areas for parking development are difficult to cater for. A range of options are considered for parking development that primarily considered off-street and on-street options. An overview of the existing transport network is presented on page 8.18.
• Option T1: Close Macdonnell Street between Goodwin Street and Collins Avenue. • Option T2. Reduce impact of Collins Avenue flows: – Option T2a. Retain existing Collins Avenue flows with additional traffic-calming measures to mitigate speed. – Option T2b. One-way Collins Avenue between McCormack Street and the eastern edge of the precinct. – Option T2c. Close Collins Avenue between McCormack Street and the eastern edge of the precinct. • Option T3. Close median break at Collins Avenue in Sheridan Street. • Option T4. Realign Collins Avenue to the South. Parking: Options considered for expanding the carparking: • Option P1. Expand off-street parking – Option P1a. Northeastern end of the precinct adjacent the current Art Centre. – Option P1b. South central of the precinct opposite Macdonnell Street. – Option P1c. Southeastern end of the precinct. – Option P1d. Northeastern end of the precinct to replace current Tank 1. • Option P2. Expand on-street parking on Collins Avenue between Macdonnell Street and McLean Street with creation of selective angle parking.
Option P1c was considered too close to the main pedestrian spine of the Centenary Lakes precinct and required too much clearing of vegetation in the area. Would have affected the amenity of the area. A combination of options was chosen that represented a compromise between the site constraints, parkland amenity, parking amenity and environmental sensitivity. Option P1d off-street carparking area was selected but with additional on-street parking selected for development near the Botanic Gardens Precinct. The off-street parking at the eastern end of Collins Avenue was not considered amenable enough for regular users. Therefore additional, nose-in parking was created within McCormack Street and in Goodwin Street fronting the Botanic Gardens area.
Traffic and parking amendment options are presented on Table 2 page 8.17. Refer 8.19 for Traffic Network Options.
3 ASSESSMENT 3.1 Traffic
2 STRATEGIC OPPORTUNITIES Traffic: Collins Avenue and Macdonnell Street, in their vehicle transport function, provide barriers to connectivity of the precinct land uses. Pedestrian movement linkages are: • Primary – Between and among carparking, Arts Centre, Botanic Gardens, Botanic Walk. – Carparking / recreational walking – Local links to recreational walking Secondary – Local pedestrian links to all attractors, primarily recreational – Public transport to attractions • Options for improving the integration of facilities considered therefore removing or mitigating the vehicle-pedestrian conflicts. Options directed at this approach: • Option T0: Retain all existing traffic movements with minor amendments.
Tables 1 and 2 presents a macro evaluation of the considered alternatives for traffic and parking. Option P2, fuller development of on-street parking, was rejected due to the extent of further road widening to accommodate it. This resulted in significant additional cost and significantly more clearing. It also required that pedestrian pathways be constructed adjacent to the roadway on both sides to afford pedestrian connectivity. Option P1a did not provide sufficient space for the development of parking in an efficient manner for what is, highly valuable site area. Option P1b provided the best opportunity for off-street parking close to the centre of the precincts but required significant clearing of vegetation. The impact on amenity and conservation values was not considered to offset the need.
B O TA N I C G A R D E N S / TA N K S / C E N T E N A RY L A K E S TRANSPORT PLANNING OPTIONS
8.16
Table 1
Macro Assessment of Traffic Management
OPTION
FOR
AGAINST
COMMENT
Option T0. Retain all existing traffic movements with minor amendments.
Retains existing movements. Inexpensive.
No improvement to public amenity of the precinct.
Makes least contribution to precinct objectives.
Option T1. Close Macdonnell Street between Goodwin Street and Collins Avenue.
Allows good integration between Arts Centre and Botanic Gardens. Improved amenity of east-west pedestrian spine.
Affects about 50 residences with additional travel distance required. Significant increase in traffic to 15-20 residences.
Contribution to objectives depends on link importance and parking location. Affected residents unlikely to support the proposal.
Option T2a. Retain existing Collins Avenue flows with additional traffic-calming measures to mitigate speed.
Minor contribution to improved north-south integration.
Nothing significant.
Increase in pedestrian amenity unlikely to offset increased demand.
Option T2b. One-way Collins Avenue between McCormack Street and the eastern edge of the precinct.
Good north-south integration. Reduces conflicting vehicle movements by 50%.
Divert/Disrupt 2500 veh/day to other routes. Reduces access and parking amenity.
Disrupts all users half of the time.
Option T2c. Close Collins Avenue between McCormack Street and the eastern edge of the precinct.
Allows seamless integration of land uses.
Diversion/disruption of 5000 veh/day to other routes. About 200 residences, or 2000 veh/day forced to sub-optimal route choice. Remaining diversions are marginal route choices. Reduces access and parking amenity.
Considerable disruption to traffic network and users. Major assessment of impacts will be required including ability of Greenslopes Street and intersections to accommodate flows.
Option T3. Close median break at Collins Avenue in Sheridan Street.
Improves north-south integration by reducing traffic by 20%.
Divert/Disrupt 1125 veh/day to other routes. Reduces access and parking amenity.
Disrupts half of the users, half of the time. Has been tried before and resulted in adverse public response.
Option T4. Realign Collins Avenue.
Improves opportunities for development and integration of facilities. Opportunity to introduce curved alignment to moderate speed. Improves Botanic Garden user amenity and safety.
Cost. Vegetation requires clearing.
Preferred outcome to maximise development opportunity and integration.
Table 2
Macro Assessment of Parking Options
OPTION
FOR
AGAINST
Option P1a. Northeastern end of the precinct adjacent the current Tanks Art Centre.
On northern side of Collins Avenue providing best connectivity to attractions.
Limited space. Competes with attractions for site area.
Option P1b. South central of the precinct opposite Macdonnell Street.
Most central location and best amenity. Accessible from both directions. Good definition of pedestrian links. Some use will be made of existing clearing.
Some non-sensitive clearing within park area required. Public safety requires good visibility from Collins Avenue requiring contiguous clearing.
Option P1c. Southeastern end of the precinct.
Area is somewhat isolated from remainder of parkland.
Location not amenable to western precincts Sensitive clearing required.
Option P1d. Replacing current Tank 1.
Cleared location with no sensitive vegetation. Replaces structure in poor condition with no on-going use. Good access location to Collins Avenue.
Location not amenable to western precincts.
Option P2. On-street parking enhanced.
Can be very amenable and preferred by users. Busy parking areas interrupt traffic flow and reduce speeds.
Makes pedestrian links and crossing locations less definable and less manageable. Manoeuvring vehicles create hazards. Parked vehicles interrupt sight lines.
COMMENT
Preferred if clearing is acceptable.
Acceptable or preferred if suitable mitigation of negative effects can be implemented.
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S T RA F F I C M A N A G M E N T A N D PA R K I N G O P T I O N S
8.17
BOTANIC GARDENS/TANKS/CENTENARY LAKES
EXISTING TRANSPORT NETWORK
8.18
BOTANIC GARDENS/TANKS/CENTENARY LAKES
TRAFFIC NETWORK OPTIONS
8.19
GUIDELINES FOR THE PLANNING AND ESTABLISHMENT OF A REGIONAL BOTANIC GARDENS The following extract is from the publication ‘Guidelines for the Planning and Establishment of a Regional Botanic Gardens’ prepared for the Australian Flora Foundation by Landplan Landscape Architects in 1993. These have been considered in the masterplanning objectives described in this study report.
1 Ownership The site should be under one ownership, which may be vested in the Local Government Authority or a suitably set up management body charged with the responsibility for development and operation of the Botanic Gardens.
2 Tenure It is fundamental that land tenure be organised so that the subject land is set aside for Botanic Gardens purposes for all time. Botanic Gardens cannot be considered on land for which there is no long-term surety of tenure.
3 Zoning It will be necessary to ensure that the proposed use of the subject land as Botanic Gardens is established and protected by suitable amendment to the Town Plan. It may be necessary to organise a new and suitable zone to cover the Botanic Gardens. It will also be desirable to ensure that adjacent lands are suitably zoned to complement a Botanic Garden.
4 Location and Access It is important that the Botanic Gardens be established in a readily accessible location with appropriate relation to a major road system. It is also desirable to consider the existence of, or planning for, linear open space linkages joining the Botanic Gardens to the town open space system and to the natural wildlife corridors. These will also facilitate pedestrian access to the site separate from the road access, and increase the overall potential to preserve bio-diversity.
Access in all weather is important and there should always be non-floodable roads available for emergency situations. The provision of pedestrian footways, bikeways and public transport is of growing importance, particularly in the larger provincial cities, and consideration should be given to this significant aspect of the site selection.
5 Area There is no agreed optimum size of a Botanic Garden, and each site area will be determined by availability and economics. The overriding factor should be the suitability for purpose, and the maximisation of environmental diversity to facilitate an optimum plant collection. The generally accepted minimum site area for the long-term establishment and growth of a Botanic Garden is considered to be 20 hectares. Specialised Botanic Gardens and Gardens Annexes could be smaller. It is also considered that a suitable site area for a Regional Botanic Gardens should ideally be from 100 to 200 hectares. This area comprises a heavily developed core area surrounded by extensive buffering zones, preferably of endemic plant communities. The buffering zone also provides for future expansion. Smaller sites do not generally have the desired site diversity and consequently restrict the collection. They can be considered suitable in specific circumstances where diverse local site conditions allow, but consideration should then be given to annexes to increase the potential for the collection. Larger sites can be particularly successful as they allow for long-term growth and expansion of the collection. However, they require specialised planning and design to utilise appropriate areas for intensive use, and retain the balance of the area as a natural buffer zone or specialised environment areas. Shape and Configuration: It is desirable for a site to be regular in shape and basically a square rather than an extremely long and nArrow proportion. It is also desirable for the site to be entire with minimal intrusions of inappropriate uses into or adjacent to the site.
It is simpler and more economic to control and fence regular site boundaries. A regular squared shape contains a greater internal area, which is physically and aesthetically separate from perimeter influences.
6 Security The collection requires appropriate security to protect plants from physical damage, from theft and vandalism, and from environmental damage caused by pests, diseases, floods and storms. Vandalism to plants, labels and facilities is not uncommon in Botanic Gardens and is likely to increase as they are developed. It is essential that Botanic Gardens are securely fenced from the outset and possibly patrolled at night. This represents a significant cost and requires careful design to be both aesthetically acceptable and effective. Security from pests and diseases is part of good horticultural management. Use of pesticides should be kept to a minimum for the health and safety of staff, visitors, bird life and the environment generally.
7 Services Adequacy Botanic Gardens require a range of services, which are fundamental to its operation and success. The site selection process should ascertain the availability and adequacy of services and determine the need for extension, upgrading or provision of new facilities.
8 Water Supply Consider the need for and quality of town water; establishment of on-site lakes and dams; availability and suitability of bore water.
9 Sewerage Consider the availability of town sewerage; or on site package plant; or other means of sewerage disposal such as the BioCycle or similar systems.
10 Stormwater and Drainage Consider the impact of stormwater across the site and the extent of a suitable system; it may be possible to combine a site drainage system with a series of lake and streams to advantage.
BOTANIC GARDENS/TANKS/CENTENARY LAKES GARDENS PL ANNING GUIDELINES
8.20
11 Electricity
15 Vegetation
18 Structures and Artefacts
Power demand will not be high but consider underground reticulation as fundamental; a lighting system for security and occasional night time use in specific areas is important.
Assess the existing site vegetation for suitability. It is desirable to have some complete or remnant plant communities on site to provide a basis for the establishment of new gardens.
12 Topography
Consider the problem of weed species trees, shrubs, herbs and grasses that can be a major problem in control and eradication. This analysis should also relate to surrounding areas to determine the extent of the influence on the proposed site.
Consider the siting parameters for the various structures of the Botanic Gardens including Administration, Herbarium, Carparks and Circulation Roadways, Visitor Centre, Kiosk, Nursery, Propagation, Maintenance, Toilets and Shelters. Visual Context: The visual attributes of the site are very important elements in the overall planning, design and ultimate use of the Botanic Gardens. Consider the following:
A site which has a diverse range of landform is to be preferred, as this will facilitate a wider range of site conditions for appropriate plant communities. Where this is not available, consideration should be given to the formation of landform appropriate to the local region. Landform also provides the opportunity for viewpoints to allow ready appreciation of the site and its various components. It is not practicable to establish a range of Australian plants on a flat site. Control of drainage and natural water flow favours a sloping site.
13 Hydrology It is preferable for a site to be effectively a watershed, with a higher central area falling away to the site perimeter and draining all applied water off the site. This will minimise the influence on the site of water borne weed species and other pollutants. Consider the potential for flooding by rivers and streams and identify the 1 in 10, 1 in 20, 1 in 50 and 1 in 100 flood contours, to determine the extent of flood susceptibility and its influence on site planning and design. Consider the overall hydrological aspects of the site and the opportunities and constraints on the planning and design of the Botanic Gardens, including sheet flows, concentration of stormwater, springs, wetlands, lagoons, lakes, rivers and streams. Waterways also aid visual impact.
16 Fauna Determine and map the existence of bird, animal and reptile populations and distribution on and adjacent to the site. The Botanic Gardens will progressively become a major habitat for some classes of fauna as it is developed, but it is important to consider existing populations and plan the site to accentuate and/or create specialised conditions, which promote and interpret the specific interaction of plant and animal life – the preservation of Bio-diversity.
17 Climate and Microclimate
• Is the Botanic Gardens visible from surrounding areas and particularly the approach road? • Does the site landform lend itself to the establishment of viewpoints to allow overall appreciation of the gardens? • Are views to the surrounding areas available from the site? • Is it possible to establish a series of views on the site linking a number of important features? • Is it possible to establish several main vistas as an integral part of the design to assist public orientation as they traverse the gardens? • How does the site impact on the local community with fencing, bush fire hazards, etc?
The influence of climate is a major factor in the planning and design of the Botanic Gardens. Consider the impact of wind, sun and rainfall. Undertake a series of microclimatic analyses to determine how the regional climate is modified by local site conditions. Use these analyses to guide the appropriate placement of windbreaks, shade and shelter necessary to maximise and direct incorporation of specific plant communities.
14 Soils and Geology The geology of a site dictates the basic soil pattern and can provide a major aspect of site diversity in the form of rock outcrops and interesting landform. It is important to assess and map the soil distribution and determines the relevant quality and need for additives to support the plant collection. Consider also the structural qualities of the soils relative to roads, and structures. For example, expansive clays dictate specialised design and increased construction costs.
BOTANIC GARDENS/TANKS/CENTENARY LAKES GARDENS PL ANNING GUIDELINES
8.21
AREAS
ROOM
POPULATION PER ROOM
NO OF ROOMS
AREA M2
TOTAL M2
POPULATION
COMMENTS
Entry Foyer
1
10
10
0
Air conditioned
Waiting
1
15
15
0
Air conditioned
1
Counter and Reception/ Cashier/ Clerical / 1No workstation/ receipting to waiting /view to waiting Access compliant counter Air conditioned
OFFICE + EXHIBITION SPACE
SUB-TOTAL OFFICE + EXHIBITION SPACE
Receptio n
1
1
12
12
Office 1-Manager/ Meeting Room
1
1
15
15
Office- General
4
1
40
40
4
open office area. Allows 2.4m x 2.4m work stations Air conditioned
Tank 3 (existing) General events
0
1
962
962
0
Fuel leaches from the timber columns Rising Damp is an issue Improved ventilation required + Occasional AC?? Surface Storm water is currently a problem
Tank 4 (existing) Exhibitions
0
1
962
962
0
Fuel leaches from the timber columns Rising Damp is an issue Improved ventilation required + Occasional AC?? Surface Storm water is currently a problem
Tank 5 (existing) Performance Dance
0
1
962
962
0
Fuel leaches from the timber columns Rising Damp is an issue Improved ventilation required + Occasional AC?? Surface Storm water is currently a problem
Amenities Public (existing)
0
0
50
50
0
Existing (m2 estimate)
Pump House (existing)
0
1
60
60
0
Existing (m2 ) Rising Damp is an issue Changes in Floor Levels Possible to use as display of Tanks site history / information
Catering Shelter
0
1
100
100
0
Provide area in close proximity to tanks to allow infrastructure to enable catering for functions/ corporate events in the tanks. Stainless steel Work Benches Grease trap, Plumbing Dish washing facilities Power - 3 phase Concrete Floor Roof Should this structure be able to be secured?
Printing Studio (Existing)
0
Air conditioned
Facility is to remain 3088
5
B O TA N I C G A R D E N S / TA N K S / C E N T E N A R Y L A K E S S C H E D U L E O F A C C O M M O D AT I O N
8.22
AREAS
ROOM
POPULATION PER ROOM
NO OF ROOMS
AREA M2
TOTAL M2
POPULATION
COMMENTS
Storage
0
1
10
10
0
File/Records/Stationary/Consumables tea coffee)
Print / Production
0
1
10
10
0
Photocopier/fax/ printer/Shredder etc Air conditioned
STORAGE
20
SUBTOTAL STORAGE AREAS SUPPORT AREAS Amenities Staff -Female
0
1
6
6
0
access compliant Contains WC, vanity basin and shower Air conditioned
Amenities Staff -Male
0
1
6
6
0
access compliant Contains WC, vanity basin and shower Air conditioned
Kitchenette - staff
0
1
6
6
0
Bench, sink, fridge, boiling water unit Air conditioned
Staff room
0
1
20
20
0
Access to external covered deck/ terrace Air conditioned
38
SUBTOTAL SUPPORT AREAS Discounted Circulation
@ 25%
787
excludes floor area to tanks 3,4,5, other existing buildings and catering shelter
3932.50
TOTAL AREA EXTERNAL COVERED SPACES Verandah
1
20
20
adjacent staff room
Covered entry
1
15
15
to provide weather protection
35
TOTAL EXT COV AREA OFFICE + EXHIBITION SPACE
SUB-TOTAL OFFICE + EXHIBITION SPACE
Entry Foyer
1
10
10
0
Waiting
1
15
15
0
Is this space needed?
1
Counter and Reception/ Cashier/ Clerical / 1No workstation/ receipting to waiting /view to waiting Access compliant counter
Reception
1
1
12
12
Office -General
8
1
80
80
Media lab
10
1
30
30
Media Lab Print / production
0
0
6
6
part of media lab space
Workshop
0
1
100
100
‘dirty’ wet work area
Screen Dark room
0
1
12
12
adjacent to wet area
265
open office area. Allows 2.1m x 2.1m work stations Air conditioned Minimised direct public access 10
open office area. Allows 1.5m long desk x 0.75 deep work stations Public access required Air conditioned
11
8.23
AREAS
ROOM
POPULATION PER ROOM
NO OF ROOMS
AREA M2
TOTAL M2
POPULATION
COMMENTS
Storage - office
0
1
10
10
0
File/Records/Stationary/Consumables tea coffee)
Storage - workshop
0
1
50
50
0
Materials, completed structures, floats. Is this enough storage??
Print / Production
0
1
10
10
0
Photocopier/fax/ printer/Shredder adjacent general office
STORAGE
70
SUBTOTAL STORAGE AREAS SUPPORT AREAS Green Room
0
1
30
30
pre-show area for performers
Amenities Staff -Public
0
1
40
40
2 x male + wash area 2x female + wash area 1 x Accessible WC 2 x shower M+F
Amenities Staff -Male
0
1
6
6
0
access compliant Contains WC, vanity basin and shower
Amenities Staff -Male
0
1
6
6
0
access compliant Contains WC, vanity basin and shower
Kitchenette - staff
0
1
6
6
0
Bench, sink, fridge, boiling water unit
Staff room
0
1
20
20
0
Access to external covered deck/ terrace
108
SUBTOTAL SUPPORT AREAS Discounted Circulation @ 25%
111
allowance for general circulation on top of areas allocated above
554
TOTAL AREA EXTERNAL COVERED SPACES Verandah
1
20
20
adjacent staff room
Covered entry
1
15
15
to provide weather protection
Mini Bus carport
1
30
30
10 x 3
TOTAL EXT COV AREA
35
NOTES Building to be Access compliant, used by a community all age groups Functions held at the tanks currently cause noise problems to whitfield house Floor areas nominated (preliminary) are internal floor areas only and exclude internal and external wall thicknesses.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.24
AREAS
ROOM
POPULATION PER ROOM
NO OF ROOMS
AREA M2
TOTAL M2
POPULATION
COMMENTS
OFFICE + EXHIBITION SPACE Entry Foyer
1
10
10
0
Waiting
1
15
15
0
Is this space needed?
1
12
12
1
Counter and Reception/ Cashier/ Clerical /
Reception
1
1No workstation/ receipting to waiting /view to waiting Access compliant counter Office -General
8
1
80
80
open office area. Allows 2.1m x 2.1m work stations Air conditioned Minimised direct public access
Media lab
10
1
30
30
10
open office area. Allows 1.5m long desk x 0.75 deep work stations Public access required Air conditioned
Media Lab Print / production
0
0
6
6
Workshop
0
1
100
100
‘dirty’ wet work area
Screen Dark room
0
1
12
12
adjacent to wet area
SUB-TOTAL OFFICE SPACE
part of media lab space
265
11
na
NO. PERSONS / ROOM STORAGE Storage - office
0
1
10
10
0
File/Records/Stationary/Consumables tea coffee)
Storage - workshop
0
1
50
50
0
Materials, completed structures, floats.
Print / Production
0
1
10
10
0
Is this enough storage?? Photocopier/fax/ printer/Shredder adjacent general office
70
SUBTOTAL STORAGE AREAS SUPPORT AREAS Green Room
0
1
30
30
pre-show area for performers
Amenities Staff -Public
0
1
40
40
2 x male + wash area 2x female + wash area 1 x Accessible WC 2 x shower M+F
Amenities Staff -Male
0
1
6
6
0
access compliant
Amenities Staff -Male
0
1
6
6
0
Kitchenette - staff
0
1
6
6
0
Bench, sink, fridge, boiling water unit
Staff room
0
1
20
20
0
Access to external covered deck/ terrace
Contains WC, vanity basin and shower access compliant Contains WC, vanity basin and shower
108
SUBTOTAL SUPPORT AREAS Discounted Circulation @ 25%
111
TOTAL AREA
allowance for general circulation on top of areas allocated above
554
EXTERNAL COVERED SPACES Verandah
1
20
20
adjacent staff room
Covered entry
1
15
15
to provide weather protection
Mini Bus carport
1
30
30
10 x 3
TOTAL EXT COV AREA
35
NOTE: Building to be Access compliant, used by a community all age groups
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.25
VISITOR CENTRE DETAIL Building Extent of Work: Flecker Botanic Gardens,Tanks Art Centre, Centenary Lakes MASTERPLAN ISSUE A August 2004 General Description of Works
1
INTRODUCTION
The purpose of this document is to describe in general terms what items / elements are to be included in the masterplan, specifically the items included in the Quantity Surveyor’s cost estimate. • • • •
Flecker Botanic Gardens Building Tanks Arts Buildings Restaurant Tanks (Graft ‘n’ Arts) Wet Area Workspace
FFE should be a separate item. Refer drawings on MP31 - MP37
2
FLECKER BOTANIC GARDENS BUILDING
2.1 Preliminaries All costs associated with the provision of temporary services, site sheds, and fencing builder’s overheads and margins are to be included. Preliminaries allowance needs to account for the staged nature on the construction. Refer staging schedules.
2.2 Earthworks Allow site clearing, excavation and preparation on building platform.
2.3 Hydraulic Services The provision of all water supply services including tempered hot and cold water reticulation to sink in staff kitchenette, staff WC. Cold water supply to external hose cocks. Water supply to fire hose reels Hot water system Stormwater drainage from the building roofs. Provide sanitary plumbing to kitchenette, WCs.
2.4 Sub-Structure Reinforced concrete ground slabs to building excluding timber decks. Note: No geotechnical report available. Generally slabs natural grey concrete. Interpretive Space to be coloured concrete. Provide set down and falls to slab to wet areas.
HDG Steel Bearers to decks. HDG Steels columns to decks HWD Joists framing to Curator’s deck Generally all exposed steel to be HDG finish.
2.5 Termite proofing Protected by a stainless steel mesh system. (Termi-mesh or equivalent) Other holes in the slab for drainage, power and movement joints in the slab are also protected with this mesh system.
2.6 Framing Partitions to be framed using Steel studs with 13mmplasterboard lining. These studs are braced with plywood.
2.7 Roofing The roofs to the buildings will be the custom orb 0.48 BMT Colorbond metallic finish. Allow footprint of roof to be multilayered i.e. roof will not be a single plane but will be stepped. Fascia and roof edges allow custom made gutter. From 0.6 BMT Colorbond finish Large overhangs minimum 1200 mm beyond wall Rainwater collection and storage - Allow 3No 22 500 litre above ground Zincalume water storage tanks, associated slabs and electrical pump to be used for irrigation.
2.8 External Walls Allow the following for the perimeter walls • 40% glazing (windows and doors refer section 2.16/ 2.17 for types) • 20% insitu concrete wall coloured using CCS pigment. Anti graffiti finish • 20% corrugated metal wall sheeting. Colorbond finish • 20% timber cladding. Paint finish. Minimum wall ht 2700mm Allow higher walls up to 5.0 m in 40 % of building perimeter Hwd timber columns for external structure
2.9 Insulation Roof - Allow over internal spaces only, Roof - under the roof sheeting reflective foil laminate insulation air gap 25mm minimum Ceiling - Layer of polyester blankets and. R 3.5 value Walls - any external stud walls are to polyester batts R 1.5 insulation Provide acoustic batt insulation to stud walls separating all offices and surrounding the staff WC
2.10 External Veranda
2.13 Special Floor Finishes
Hardwood decking Location: Curator’s Deck, Species: Hardwood. Profile: Sawn top “Deck wood” (as supplied by Outdoor Structures Australia) or similar. Timber: Hwd species of at least durability class 1 or 2. Grade: F14 or F17 Sizes (width x thickness) (mm): 120 x 35 HWD Surface finish: Rough sawn Spacing (mm): 2mm apart Preservative treatment: Koppers CN Oil Appearance grade: Decking timber shall be branded as complying with the requirements of AHQC (Australian Hardwood Quality Council) for Commercial Hardwood Decking. The top surface of the decking shall be free of brands. The timber shall comply with Structural Grade No. 2 (AS2082), appearance grade including freedom from the following on the sawn (upper) face: - Loose unsound knots Shakes - Loose Gum Veins Knot Holes - Termite Galleries Want, wane and bark - Checks wider than 1mm End splits wider than 1mm Top edges: Pencil round. End sealing: Seal ends of all members after sawing with “Mobilcer ‘M’ Wax Emulsion”. Decking/Joist Joint: Provide 110mm wide Malthoid damp course strips between all contact surfaces of joists and decking, with CN paste each side. Retightening: After 6 months, all screws are to be re-driven flush with decking. Re-drive earlier if screws start to project from decking. Installation: Lay in long lengths (minimum 3 spans) double nailed at each bearing with galvanised nails driven flush. Stagger joints and make them over joists. Leave 4 mm between edges of boards. Finishing: Apply first 2 coats all round before fixing.
Generally internal floors finishes to be vinyl Interpretive Space – honed coloured concrete slab. Clear finish. Staff WC and adjacent store – non-slip vinyl Allow levelling compound and non-slip sheet vinyl finish to Kiosk floor.
2.14 Trims Window reveals – timber, clear-finished Door architraves - Aluminium Skirting – ducted Aluminium to external walls Cornice – Rondo P50 shadow angle
2.15 Tiling To staff WC and adjacent store – 2100 high to all walls 100 x 100 selected tiles. To kitchenette splashback – 600 high x 3000mm 100 x 100 selected tile.
2.16 Doors All internal doors to be solid core with painted finished to surface. Generally 870mm wide Staff WC - 920mm wide leaf. Allow Lockwood or equal hardware. Allow return air grilles to all internal doors Closers to external doors Entrance to lobby – 2No frameless glass doors hinged doors Wind rated for location.
2.17 Windows Clear anodised window and door framing 50% sliding 50% glass louvres 152mm blade Glazing to interpretive space and lobby to be 2700mm high frameless laminated glass. Wind rated for location.
2.18 Painting 2.11 Internal Linings Generally - Partition walls to be non load bearing steel studs lined with clear finished 13mm plasterboard sheeting. Staff WC, stores - Partition walls to be 9mm villaboard. WC partitions -Laminate toilet partition walls to cubicles.
Allow Dulux 3 coat paint system (or equivalent) to painted surfaces e.g. wall partition and ceiling linings. Clear finish coating to timber surfaces eg interpretive space ceiling, Batten screens,
2.19 Cabinetwork 2.12 Ceilings Generally throughout suspended ceiling system lined with flush plasterboard lining. Interpretive space – raking (to follow roof plane) perforated ply sheet ceiling. Clear finish. Acoustic blanket backing. Eaves unlined exposed framing
Generally Carcasses – fabricate from 16mm moisture resistant MDF board with selected decorative laminate finish. Bench tops - fabricate from 33mm moisture resistant MDF board with selected decorative laminate finish.
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S A R C H I T E C T U R A L A N A LY S I S
8.26
All Shelving - fabricate from 25mm moisture resistant MDF board with selected decorative laminate finish. Wet areas cabinets -fabricate from 18 mm external grade ply with selected decorative laminate finish. Satin chrome finished handles and hardware. Store (adjacent Interpretive Space) 1800 high x 400 deep x 3000 long fixed shelves x 4 No shelves. Interpretive space 50 No stackable chairs 6 No display tables with folding legs Allowance for 6 removable display cabinets with glazed tops. Ply construction clear finish. Castors. Library 2 No adjustable chairs Reading bench 720 high x 800 deep x 3600 long Provide wall shelves 800 high x 400 deep x 3600 long with mid shelf fixed to wall 600 above bench top. Lockable glazed doors. Lobby 2 No waiting chairs 1no 900 x 900m coffee table Reception Ply construction, clear finish. Workstation – 720 high x 700 deep x 3000 long adjustable keyboard and adjustable chair. 1No x 2 drawer filing cabinet. 1200 high counter top. Display counter - 900 high x 700 deep x 3000 long bench with mid-shelf under doors to cupboards glass fronts. Staff 2No 2100 x 2100 work stations and adjustable chairs 1 No x 2 drawer filing cabinet Overhead cupboards – 900 high x 400 deep x 8000 long mounted 600 above bench top with doors and mid shelf Kitchenette/ First Aid Bench – 900 high x 8000 long u –shaped bench door fronts and mid-shelf Overhead cupboards – 900 high x 400 deep x 8000 long mounted 600 above bench top with doors and mid shelf SS 2 bowl sink 500 litre fridge and Dishwasher Interpretive officer, Head Gardener 2400 x 2400 Work station adjustable keyboard, adjustable chair 2700 high x 400 deep x 2000mm long cupboard storage
900 high x 600 deep x 3000mm credenza 1200 x 1200 meeting table and two chairs 1 No x 2 drawer filing cabinet 1 equipment cupboard 1200 wide x 600 deep 2100 high (Head Gardener only) 1 clothes cupboard 1200 wide x 600 deep 2100 high (shoes, clothes etc) (Head Gardener only) Curator, Manager 2400 x 2400 Work station adjustable keyboard and adjustable chair 2700 high x 400 deep x 4000mm long cupboard storage to wall fixed shelfs @400 crs 900 high x 600 deep x 3000mm credenza 1200 x 1200 Coffee table and two chairs 2 No x 2 drawer filing cabinets Gardener 2 No 2100 x 2100 work stations and adjustable chairs 1 No x 2 drawer filing cabinet 1 equipment cupboard 1200 w x 600 deep 2100 high 1 clothes cupboard 1200 wide x 600 deep 2100 high (shoes, clothes etc.) Staff WC 2100 long x 500 deep x 900 high vanity bench with doors 2 No Vanity basins, taps and Mirror 2100 long x 1000 high WC disabled compliant pan Electric hand dryer Store (adjacent Staff WC) Metal shelves 2100 high x 400 deep x 2100 long Cleaners sink Cleaners’ equipment cupboard 2100 h x 600 d x 1500 Friends of Botanic Gardens Office Perimeter work bench 720 high x 700 deep x 8000 2 No adjustable keyboards and chairs 2 No x 4 drawer filing cabinets. Shelves – 2100 high x 400 deep x 3000 long. 4 no fixed shelves
2.20 Signage
2.22 Electrical
3.6 Framing
Phone system and data cabling. Electronic Security system to internal spaces. Lighting internally throughout. to Australian Standards Extra over allowance for specialist lighting to Interpretive Space and Lobby / Reception Allowance for external specialist lighting of the building Switchboard
Partitions to be framed using Steel studs with 13mmplasterboard lining. These studs are braced with plywood.
3
3.7 Roofing The roofs to the buildings will be the custom orb 0.48 BMT Colorbond metallic finish. Allow footprint of roof to be multilayered i.e. roof will not be a single plane but will be stepped.
TANKS ARTS CENTRE BUILDING
3.1 Preliminaries All costs associated with the provision of temporary services, site sheds, and fencing builder’s overheads and margins are to be included. Preliminaries allowance needs to account for the staged nature on the construction. Refer staging schedules.
Fascia and roof edges allow custom made gutter. From 0.6 BMT Colorbond finish Large overhangs minimum 1200 mm beyond wall Rainwater collection and storage - Allow 3No 22 500 litre above ground Zincalume water storage tanks, associated slabs and electrical pump to be used for irrigation.
3.2 Earthworks Allow site clearing, excavation and preparation on building platform.
3.3 Hydraulic Services The provision of all water supply services including tempered hot and cold water reticulation to sink in staff kitchenette, staff WCs and Public Amenities. Cold water supply to external hose cocks. Water supply to fire hose reels Hot water system Stormwater drainage from the building roofs. Provide sanitary plumbing to kitchenette, staff WCs and Public Amenities.
3.8 External Walls Allow the following for the perimeter walls • 40% glazing (windows and doors refer section 2.16/ 2.17 for types) • 20% insitu concrete wall coloured using CCS pigment. Anti graffiti finish • 20% corrugated metal wall sheeting. Colorbond finish • 20% timber cladding. Paint finish. Minimum wall ht 2700mm Allow higher walls up to 5.0 m in 40 % of building perimeter HWD timber columns for external structure Screens to Public Amenities HWD timber batten screen to public amenities 38 x 38 @ 38 spacing. Allow 14000 long 1800 high
3.4 Sub-Structure Reinforced concrete ground slabs to building excluding timber decks. Allow 25% suspended concrete slab construction. Note: No geotechnical report available. Generally slabs natural grey concrete. Lobby to be coloured concrete. Provide set down and falls to slab to wet areas. HDG Steel Bearers HDG Steel columns to decks HWD Joist framing to Staff Area deck and Office Deck. Generally all exposed steel to be HDG finish.
3.9 Insulation
3.5 Termite proofing
3.10 External Verandas
Protected by a stainless steel mesh system. (Termi-mesh or equivalent) Other holes in the slab for drainage, power and movement joints in the slab are also protected with this mesh system.
Hardwood decking Location: Curator’s Deck, Species: Hardwood. Profile: Sawn top “Deck wood” (as supplied by Outdoor Structures (Australia) or similar.
Roof Allow over internal spaces only, Roof- under the roof sheeting reflective foil laminate insulation air gap 25mm minimum Ceiling - Layer of polyester blankets and. R 3.5 value Walls - external stud walls are to polyester batts R 1.5 insulation Provide acoustic batt insulation to stud walls separating all offices and surrounding the staff WC
Signage is to be a separate budget
2.21 Mechanical Provide Air conditioning to all internal spaces. Plant space to be provided external to the building at ground level) Staff WC - Mechanical exhaust
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.27
Timber: Hardwood species of at least durability class 1 or 2. Grade: F14 or F17 Sizes (width x thickness) (mm): 120 x 35 HWD Surface finish: Rough sawn Spacing (mm): 2mm apart Preservative treatment: Koppers CN Oil Appearance grade: Decking timber shall be branded as complying with the requirements of AHQC (Australian Hardwood Quality Council) for Commercial Hardwood Decking. The top surface of the decking shall be free of brands. The timber shall comply with Structural Grade No. 2 (AS2082), appearance grade including freedom from the following on the sawn (upper) face: - Loose and unsound knots Shakes - Loose Gum Veins Knot Holes - Termite Galleries Want, wane and bark - Checks wider than 1mm End splits wider than 1mm Top edges: Pencil round. End sealing: Seal ends of all members after sawing with “Mobilcer ‘M’ Wax Emulsion”. Decking/Joist Joint: Provide 110mm wide Malthoid damp course strips between all contact surfaces of joists and decking, with CN paste each side. Retightening: After 6 months, all screws are to be re-driven flush with decking. Re-drive earlier if screws start to project from decking. Installation: Lay in long lengths (minimum 3 spans) double nailed at each bearing with galvanised nails driven flush. Stagger joints and make them over joists. Leave 4 mm between edges of boards. Finishing: Apply the first 2 coats all round before fixing.
Circulation corridor/ Staff Area/ Store/ Media Lab - Vinyl Staff Amenities – non-slip vinyl Public Amenities – concrete slab – Parbury Hygiene seal coats
3.11 Internal Linings
3.17 Windows
Generally - Partition walls to be non load bearing steel studs lined with clear finished 13mm plasterboard sheeting. Staff WC/ Stores - Partition walls to be 9mm villaboard. Staff WC partitions -Laminate toilet partition walls to cubicles. Public Amenities – Compressed FC partition system with anti graffiti paint finish
Clear anodised window and door framing 50% sliding 50% glass louvres 152mm blade Glazing to Foyer waiting to be 2700mm high frameless laminated glass. Glazing behind Reception 1000 high x 4000 long frameless laminated glass. Wind rated for location.
3.12 Ceilings Generally throughout suspended ceiling system lined with flush plasterboard lining. Foyer waiting – raking (to follow roof plane) perforated ply sheet ceiling. Clear finish. Acoustic blanket backing Eaves unlined exposed framing
3.13 Special Floor Finishes Generally internal floors finishes to be carpet U.N.O. Lobby/ Waiting – honed coloured concrete slab. Clear finish. Reception/ Office/Meeting/ General office – Carpet
Screed to fall to wastes in wet areas. Covered seating area – coloured concrete
3.14 Trims Window reveals – timber, clear-finished Door architraves – Aluminium Skirting – ducted aluminium to external walls Cornice – Rondo P50 shadow angle
3.15 Tiling To Staff WC and adjacent store – 2100 high to all walls 100 x 100 selected tiles. To kitchenette splashback – 600 high x 3600mm 100 x 100 selected tile.
3.16 Doors All internal doors to be solid core with painted finished to surface. Generally 870mm wide Staff WC - 920mm wide leaf. Allow Lockwood or equal hardware. Allow return air grilles to all internal doors Closers to external doors Entrance to lobby – 2No frameless glass doors hinged doors Access to both decks from internal office space – 2400 high full width al. framed multi-stack sliders Wind rated for location.
3.18 Painting Allow Dulux 3 coat paint system (or equivalent) to all painted surfaces including wall partition and ceiling linings. Clear finish coating to timber surfaces eg Foyer waiting space ceiling, Batten screens, Public Amenities – Clear finish to slab to provide required Hygiene sealant Screens: HWD timber batten screen to public amenities 38 x 38 @ 38 spacing. Clear finish
BOTANIC GARDENS/TANKS/CENTENARY LAKES
3.19 Cabinetwork Generally Carcasses – fabricate from 16mm moisture resistant MDF board with selected decorative laminate finish. Bench tops - fabricate from 33mm moisture resistant MDF board with selected decorative laminate finish. All Shelving - fabricate from 25mm moisture resistant MDF board with selected decorative laminate finish. Wet areas cabinets -fabricate from 18 mm external grade ply with selected decorative laminate finish. Satin chrome finished handles and hardware.
Metal shelves 2100 high x 400 deep x 2100 long Cleaners sink Cleaners’ equipment cupboard 2100 high x 600 deep x 1500 long
Lobby 4 No waiting chairs 2 No 900 x 900m coffee tables
Staff Room / Kitchenette/ First Aid Bench – 900 high x 600 deep x 4000 long bench door fronts and mid-shelf Overhead cupboards – 900 high x 400 deep x 4000 long mounted 600 above bench top with doors and mid shelf SS 2 bowl sink 500 litre fridge and Dishwasher 2 No Table 800 wide x 1800 long 12 no chairs Seating and table to deck
Reception Ply construction, clear finish. Workstation – 720 high x 700 deep x 4000 long adjustable keyboard and adjustable chair. 1No 2 drawer filing cabinet. 1200 high counter top. Storage cupboards - 2700 high x 600 deep x 5600 long ply faced doors to cupboards. 6 fixed shelves.
Staff WC Access compliant 2 no 1200 long x 500 deep x 900 high vanity bench with doors 2 No Vanity basins, taps and Mirrors WC disabled compliant pan Electric hand dryer
Office / Meeting 1No 2400 x 2400 Work station adjustable keyboard and adjustable chair 2700 high x 400 deep x 4000mm long cupboard storage to wall fixed shelfs @ 400 crs 900 high x 600 deep x 3000mm credenza 2400 x 800 meeting table and 8 chairs 2 No x 2 drawer filing cabinets Seating and table to deck
Media lab 12 No work stations – 720 high x 900 deep 1500 wide. Each workstation surrounded by 1200 high laminate partition. 15 No chairs Print production - Bench 900 high x 600 deep x 6000 long. Doors to front. One mid-shelf. Overhead cupboards – 900 high x 400 deep x 6000 long mounted 600 above bench top with doors and mid shelf
General Office 15No 2100 x 2100 work stations and adjustable chairs + mobile pedestal Workstation partition system with 1100 high integral partition and shelf 15 No x 2 drawer filing cabinet
Public Amenities Access compliant WC, with 1 No diable compliant pan, basin, fold-down baby change table, seat, mirror 6 No Stainless steel pans with lids Stainless steel vanity units and benches 4 integral bowls Mirrors, bins Electrical hand dryers Soap dispensers
Print Production (Fax Copier, office supply storage) Bench 900 high x 600 deep x 6000 long. Doors to front. One mid shelf. Overhead cupboards – 900 high x 400 deep x 6000 long mounted 600 above bench top with doors and mid shelf
3.20 Signage Signage is to be a separate budget
3.21 Mechanical Store General storage Computer hub, distribution board
Provide Air conditioning to all internal spaces. Plant space to be provided external to the building at ground level) Staff WC - Mechanical exhaust
8.28
3.22 Electrical
4.6 Wall Framing
Phone system and data cabling. Electronic Security system to internal spaces.
Partitions to be framed using Steel studs with 9mm villa board lining. These studs are braced with plywood.
Lighting internally throughout. To Aust. Standards Extra over allowance for specialist lighting to Foyer/ Waiting/ Reception Allowance for external specialist lighting of the building.
4
RESTAURANT
4.1 Preliminaries All costs associated with the provision of temporary services, site sheds, and fencing builder’s overheads and margins are to be included. Preliminaries allowance needs to account for the staged nature on the construction. Refer staging schedules.
4.2 Earthworks
4.7 Roofing Roofs to buildings will be the custom orb 0.48 BMT Colorbond metallic finish. Covered open dining 50 % corrugated Polycarb sheeting to exposed timber framing. Allow footprint of roof to be multilayered i.e. roof will not be a single plane but will be stepped. Fascia and roof edges allow custom made gutter. From 0.6 BMT Colorbond finish Large overhangs minimum 2100 mm beyond perimeter wall Rainwater collection and storage - Allow 2No 22 500 litre above ground Zincalume water storage tanks, associated slabs and electrical pump to be used for irrigation.
4.8 External Walls The provision of all water supply services including tempered hot and cold water reticulation to sink in Commercial kitchen, staff WCs and Public Amenities. Cold water supply to external hose cocks. Water supply to fire hose reels Hot water system Stormwater drainage from the building roofs. Ground stormwater reticulation Provide sanitary plumbing to Kitchen, Staff WCs and Public Amenities. Grease trap Commercial dishwasher Commercial Glass Washer
4.4 Sub-Structure Reinforced concrete ground slabs. Note: No geotechnical report available. Generally slabs natural grey concrete. UNO Enclosed dining, Covered Open Dining and public Amenities coloured concrete. Honed and clear finished Provide set down and falls to slab to wet areas kitchen. Generally all exposed steel to be HDG finish.
Allow the following for the perimeter walls • 20% insitu concrete wall, coloured using CCS pigment. Anti graffiti finish • Remainder timber cladding. Paint finish. ( Note large areas of enclosed dining area to be glazed Refer MP31. Minimum wall ht 3000mm Allow higher walls up to 5.0 m in 40 % of building perimeter HWD timber columns for external structure Covered open dining / Public Amenities - Vertical timber Screens HWD timber batten screen to public amenities ex 100 x 50 @ 50 spacing. Allow 30 000 long x 2400 high
Clear anodised window Glass louvres (152mm blade) above bi-fold doors Wind rated for location.
Generally throughout suspended ceiling system lined with flush plasterboard lining. Covered Enclosed Dining Space– raking (to follow roof plane) perforated ply sheet ceiling. Clear finish. Acoustic blanket backing. Covered open dining – exposed timber framing 50 % timber battens HWD 38 x 38 @ 25 spacing. Paint finish. Back of house areas villaboard Eaves unlined exposed framing
4.18 Painting
4.13 Special Floor Finishes
4.19 Cabinetwork
Enclosed Dining – honed coloured concrete slab. Clear finish. Open Covered Dining – honed coloured concrete slab. Clear finish. Servery/ Back of house– applied epoxy finish Circulation corridor/ Staff Area/ Store/ Media Lab - Vinyl Staff and Internal Amenities – non-slip vinyl Public Amenities – concrete slab – Parbury Hygiene seal coats Screed to fall to wastes in kitchen wet areas.
Full stainless steel commercial kitchen and servery. Allowance for glass fronted display cabinet under servery Restaurant furniture to be supplied by restaurant lessee.
4.14 Trims Window reveals – timber, clear-finished Door architraves - Aluminium Skirting – timber to restaurant Covered vinyl to internal amenities Cornice – Rondo P50 shadow angle
4.9 Insulation
4.15 Tiling
Roof: Allow over internal spaces only, Roof- under the roof sheeting reflective foil laminate insulation air gap 25mm min Ceiling - Layer of polyester blankets and. R 3.5 value Walls – any external stud walls are to polyester batts R 1.5 insulation Provide acoustic batt insulation to stud walls separating all amenities and surrounding spaces.
To Staff WC and internal WCs – 2100 high to all walls 100 x 100 selected tiles.
4.10 External Verandas Not applicable
4.5 Termite proofing Protected by a stainless steel mesh system. (Termi-mesh or equivalent) Other holes in the slab for drainage, power and movement joints in the slab are also protected with this mesh system.
4.17 Windows
4.12 Ceilings
Allow site clearing, excavation, preparation on building platform.
4.3 Hydraulic Services
Public Amenities – Compressed FC partition system with anti graffiti paint finish Walls within the restaurant - 13mm plasterboard
4.11 Internal Linings
4.16 Doors All internal doors to be solid core with painted finished to surface. Generally 870mm wide Staff WC - 920mm wide leaf. Allow Lockwood or equal hardware. Allow return air grilles to all internal doors Closers to external doors Restaurant – Aluminium framed bi fold doors. Clear anodised. 2400 high. Full width. Wind rated for location.
Allow Dulux 3 coat paint system (or equivalent) to all painted surfaces including wall partition and ceiling linings. Clear finish coating to timber surfaces. Restaurant ceiling, Batten screens, Public Amenities Floor – Clear finish to slab to provide required Hygiene sealant Screens: HWD timber batten screen to public amenities ex 100 x 50 @ 50 spacing. Allow 30 000 long x 2400 high
Public and Staff Amenities Access compliant WC, with 1 No disable compliant pan, basin, fold-down baby change table, seat, and mirror 6 No Ceramic pans with lids. 2 off disabled compliant Ceramic vanity basins Mirrors, bins, soap dispensers Electrical hand dryers
4.20 Signage Signage is to be a separate budget
4.21 Mechanical Provide Air conditioning to all internal restaurant spaces. (Plant space to be provided external to the building at ground level) Staff WC - Mechanical exhaust Covered Open Dining – Ceiling fans Mechanical exhaust to kitchen cooking equipment.
4.22 Electrical Phone system and data cabling. Electronic Security system to internal spaces. Lighting internally throughout to Australian Standards Extra over allowance for specialist lighting to internal and external dining spaces Allowance for external specialist lighting of the building.
Generally - Partition walls to be non-load bearing steel studs lined with painted 9mm villaboard sheeting. Staff WC/ Stores - Partition walls to be 9mm villaboard.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.29
5
TANKS (GRAFT’N’ARTS) WORKSPACES
5.1 Preliminaries All costs associated with the provision of temporary services, site sheds, and fencing builder’s overheads and margins are to be included. Preliminaries allowance needs to account for the staged nature on the construction. Refer staging schedules.
5.2 Earthworks Allow site clearing, excavation and preparation on building platform.
5.3 Hydraulic Services The provision of all water supply services including tempered hot and cold water reticulation to Work space sink and print studio. Cold water supply to external hose cocks. Hot water system Stormwater drainage from the building roofs. Ground stormwater reticulation Provide sanitary plumbing
5.4 Sub-Structure Reinforced concrete ground slabs. Note: No geotechnical report available. Slabs natural grey concrete. Broom finish. Generally all exposed steel to be HDG finish.
5.5 Termite proofing Protected by a stainless steel mesh system. (Termi-mesh or equivalent) Other holes in the slab for drainage, power and movement joints in the slab are also protected with this mesh system.
5.6 Wall Framing Work space has no walls Print Studio - Partitions to be framed using Steel studs with 9mm villa board lining. These studs are braced with plywood.
5.7 Roofing The roofs to the buildings will be the custom orb 0.48 BMT Colorbond metallic finish. Covered open dining – 25 % corrugated Polycarb sheeting to exposed timber framing. Allow footprint of roof to be multilayered i.e. roof will not be a single plane but will be stepped. Fascia and roof edges allow custom made gutter. From 0.6 BMT Colorbond finish Large overhangs minimum 1200 mm beyond perimeter wall
Rainwater collection and storage - Allow 1No 22 500 litre above ground Zincalume water storage tanks, associated slabs and electrical pump to be used for irrigation.
5.8 External Walls Allow the following for the perimeter walls (Note: print studio only, workspace has no walls) • 30 % corrugated metal wall sheeting. Colorbond finish • 10 % corrugated Polycarb sheeting • 60 % timber battens to Panelift doors to open space to the external. Painted 19 x 42 cedar battens 25 spacing Minimum wall ht 2700mm HWD timber columns for external structure Work space 30% HWD timber batten screen to 38x 38 @ 38 spacing. 2400 high Work space storage- 100 % corrugated metal wall sheeting. Colorbond finish
5.9 Insulation Roof Print studio only Allow over internal spaces only, Roof- under the roof sheeting reflective foil laminate insulation air gap 25mm Ceiling - Layer of polyester blankets and. R 3.5 value Work space – unlined soffit throughout.
5.15 Tiling Not applicable.
5.16 Doors Print studio Internal doors to be solid core with painted finished to surface. Generally 870mm wide External doors - to be solid core with painted finished to external ply surface. Generally 870mm wide Allow Lockwood or equal hardware.
5.17 Windows Print studio Metal louvres (152mm blade) Wind rated for location.
5.18 Painting Allow Dulux 3 coat paint system (or equivalent) to all painted surfaces. Clear finish coating to timber surfaces.
5.19 Cabinetwork Workspace storage – metals shelf structure 18mm ply shelves 2100 high x 600 deep x 10 000 long 4no shelves high Print studio - metals shelf structure 18mm ply shelves 2100 high x 600 deep x 4000 long 4no shelves high 1 no lockable cupboard 2100 high x 600 deep x 1500 long
5.10 External Verandas Not applicable
5.20 Signage Signage to separate budget
5.11 Internal Linings Print studio only : Partition walls to be non-load bearing steel studs lined with painted 9mm villaboard sheeting. Work space – no walls
5.12 Ceilings Print studio only Partition walls to be non-load bearing steel s tuds lined with painted 9mm villaboard sheeting. Work space – no lining
5.21 Mechanical Print studio – Ceiling fans.
5.22 Electrical Phone system and data cabling to print studio. Lighting internally throughout to Australian Standards
5.13 Special Floor Finishes Not applicable. All slabs broom finish concrete.
5.14 Trims Not applicable.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.30
BOTANIC GARDENS/TANKS/CENTENARY LAKES
NO. DEVELOPMENT STAGE
1
COLLINS AVENUE REALIGNMENT
2
VISITOR CENTRE NODE AND WESTERN ENTRY
Specific Components
Description
Preliminaries Earthworks, subgrade improvement New Road Pavements Existing Road Pavements Drainage Subgrade improvement Road Furniture, Barriers Footpath Road lighting Landscape Works
site establishment, environmental systems, traffic control ground surface treatment, earthworks, shaping 300m pavement, bituminous seal , 40mm asphalt 20mm asphalt topcoat includes kerb and channel, median kerb, median infill, stormwater pits and pipes provision for treatment to 20% of site allow line marking, signs, bollards concrete 1.5m wide lighting to carpark intersection and two pedestrian crossings shrub revegetation, lawn and trees
Site Works and Preliminaries Building A - TAC
Visitor Centre Link Roof Entry Road Realignment Entry Plaza Plaza Shelters Access Bridge Water Feature VC Foyer Courtyards VC Foyer pavement Lighting Furniture Major Tree Specimens Focal Point Element Power and Data Supply Water Supply Sewer Mains and Connection Signage RED ARROW TRAIL REALIGNMENT, VINE ARBORS
4
MACDONNELL STREET CLOSURE
5
ARTS CENTRE BUILDING AREAS
$913,700
COSTS
CAPITAL COSTS QTY
$20,000 $84,000 $237,600 $23,100 $200,000 $84,000 $40,000 $105,000 $30,000 $90,000
7000 7000 4950 1540 400 1400 400 1500 2500 1500
UNIT
CAPITAL COSTS + ALLOWANCES; INDICATIVE STAGING IMMEDIATE SHORT TERM MEDIUM FUTURE ACTIVITY STAGING TERM STAGING STAGING 30% 40% 45%
RATE
item sqm sqm sqm m sqm m sqm no sqm
$5 $12 $48 $15 $500 $60 $100 $70 $12 $60
$2,991,900
Building B - BG
3
SUBTOTALS
earthworks and vegetation clearing conc. floor, hwd timber deck, coloured conc. walls, frameless glazing, hd galv framing, colorbond roof, air con conc. floor, hwd timber decks, coloured conc walls, frameless glazing , hd galv framing, timber battens, colorbond metallic roof, air con, transparent/translucent glass walls to interpretive gallery random hd galv framing, timber battens, colorbond metallic roof, vehicle pavement with asphalt and/or pavers, designed as pedestrian priority thoroughfare feature pavement using concrete pavers, low seating walls, gardens and lawns hd galv framed structures, nom. 4x4m, low height stone plinths to column bases, colorbond roofing hd galv steel structure, timber deck varying width 2-4m; handrails; allow for retention of major trees dramatic cascading water and jets over concrete terrace structure high quality gardens, feature specimen plants, low seating walls, stone features concrete paving and insitu concrete, coloured textured post top lighting for night use and security custom designed seats, litter bins, drink fountain, bollards 400litre stock major scupltural piece, could be determined by design competition connection to collins avenue LV electrical and communications supplier services (included in building costs) connection to collins avenue service (included in building costs) connection innovative signage to highlight main entry, directional signage board
$1,397,500 $5,000 $920,000
500 460
sqm sqm
$10 $2,000
$998,400
480
sqm
$2,080
$66,000 $48,000 $80,000 $45,000
120 300 640 3
sqm sqm sqm each
$550 $160 $125 $15,000
$225,000
225
sqm
$1,000
$171,000 $160,000 $150,000 $42,000 $22,500 $12,000 $25,000 -
380 800 1000 12 15 10
sqm sqm sqm item item each
$450 $200 $150 $3,500 $1,500 $1,200 indicative cost
$4,000 $18,000
80
m item
$50
$462,200 Site Works and Preliminaries landform modification and vegetation clearing Pathway Construction - eastern ramp gravel on compacted roadbase, nominally 1.5m wide, may require timber plank steps in some areas Rehabilitation of site works minor earthworks and revegetation gravel on compacted roadbase, nominally 1.5m wide (upgrade existing) Pathway Construction - western ramp timber on compacted roadbase, nominally 2.0m wide Pathway Construction - western steps Amenity Lighting pedestrian amenity post top lights adjacent and beneath arbours Outdoor Shower outdoor shower, water saver nozzle, spring loaded tap; waste to sullage / garden Toilet Amenities Building coloured conc.floor, metal and timber cladding metal roof, timber batten screens Maintenance Shed small secure shed to store small equipment away from main facility Vine Arbor Structures hd galv framed structures, with timber battens and ss cable infill to arbor roof; each 3x25mx33.5m high Signage innovative signage to highlight main entry, directional signage board high quality gardens in vicinity of vine arbors Landscape Works Site Works and Preliminaries Fence Realignment Drainage Pathway Construction Landscape Works
road demolition, minor earthworks and vegetation clearing 2m mesh fence to match existing piped storm water drainage concrete pavers, nominally 2.0m wide; part of primary circulation route display gardens to suit collection in this area
Site Works and Preliminaries Demolition of Existing Building Bund Wall Partial Demolition Security Gates Building: Wet Area and Artist-inResidence Building: Print Studio
minor earthworks and vegetation clearing demolish timber and tin structure, remove waste demolish selected sections of concrete wall, restorative treatment to exposed wall edges new sliding security gates to wall penetrations, artwork influence coloured conc. floor + art walls, hd galv roof framing, timber columns, timber batten screens, sliding doors for security, colorbond metallic + 25% polycarb. roof, zincalume rainwater tank coloured conc. floor + art walls, hd galv roof framing, timber columns, timber batten screens, sliding doors for security, glass louvres, colorbond metallic + 25% polycarb. roof, coloured conc. floor + art walls, hd galv roof framing, timber columns, timber batten screens, sliding doors for security, colorbond metallic roof, hydraulic and electrical services 3000 high, metal clad wall, skillion colorbond metallic roof, hd galv steel structure, 2 x timber batten panelift doors connection to collins avenue LV electrical and communications supplier services (included in building costs)
Building: Catering Hub Mini-Bus Garage Power and Data Supply
$91,150
$1,778,000
$1,187,810 $26,000 $109,200 $308,880 $30,030 $260,000 $109,200 $52,000 $136,500 $39,000 $117,000
$6,500 $1,196,000
$62,400 $104,000
$5,200 $23,400 $316,550
$50,000 $60,000
2500 1500
sqm sqm
$20 $40
$65,000 $78,000
$25,000 $15,000
2500 1000
sqm sqm
$10 $15
$32,500 $19,500
$5,500
22
linm
$250
$7,150
$42,000 $3,200 $33,000 $7,500 $175,000
12 1 10 1 7
item item sqm item each
$3,500 $3,200 $3,300 $7,500 $25,000
$54,600
$10,000 $36,000
600
item sqm
$60
$13,000 $46,800
$10,000 $12,750 $30,000 $14,400 $24,000
1000 150 120 180 400
sqm linm linm sqm sqm
$10 $85 $250 $80 $60
$118,495 $13,000 $16,575 $39,000 $18,720 $31,200
225
item sqm sqm item sqm
$1,800
$1,260,350 $13,000 $20,800 $5,850 $19,500 $526,500
$247,000
130
sqm
$1,900
$321,100
$214,500
130
sqm
$1,650
$278,850
$25,000
25
sqm
$1,000
$32,500
$10,000 $16,000 $4,500 $15,000 $405,000
200 15
BOTANIC GARDENS/TANKS/CENTENARY LAKES COSTING SCHEDULE
$80 $300
$2,491,970
$284,310
8.31
NO. DEVELOPMENT STAGE
6
STEEL TANKS 1 AND 2 REMOVAL; EASTERN PARKING AREA
Specific Components
Description
Water Supply Sewer Mains and Connection Drainage Works Furniture Landscape Works
connection to collins avenue service (inc in building) connection to new hubs new stormwater pipework to suit recontoured ground profiles custom designed seats, litter bins, drink fountain, bollards display gardens to suit collection in this area
8
9
10
SALTWATER CREEK VEHICLE BRIDGE
PRIMARY MAINTENANCE COMPOUND AND ACCESS ROAD
RESTAURANT
TANKS PROMENADE AND SCULPTURE WALK
COSTS
CAPITAL COSTS QTY
$7,500 $4,000 $12,000 $9,000
150 10 8 150
UNIT
CAPITAL COSTS + ALLOWANCES; INDICATIVE STAGING IMMEDIATE SHORT TERM MEDIUM FUTURE ACTIVITY STAGING TERM STAGING STAGING 30% 40% 45%
RATE
m linm items sqm
$50 $400 $1,500 $60
$808,500 Site Works and Preliminaries Contamination and Filling Existing House Removal Old Pumphouse Tank Demolition and Removal Wall Demolition Earthworks Pavements for Vehicle Parking Security Lighting Lighting for Vehicle Parking Sculpture Items Pathways Landscape Works
7
SUBTOTALS
$953,550 $25,000 $10,000
earthworks and vegetation clearing, minor filling to site, contamination removal demolitions of pits and pipes and removal of contaminated waste, allowance only allow to remove existing house at nil cost i.e. purchase includes removal costs restore building for use as maintenance store demolish and remove steel tanks, fill and compact ground levels demolish and remove concrete wall removal of rock escarpment asphalt surface, concrete kerbs security lights to building area post top pedestrian amenity lighting nominal amount for implementation of substantial sculptural pieces incorporating recycled steel tank walls concrete pavers, 2m wide gateway gardens to site perimeter and within carpark
$5,000 $120,000 $24,000 $75,000 $350,000 $8,000 $37,500 $80,000 $14,000 $60,000
5000
200 2500 3500 4 15 200 1000
sqm item item item item linm cum sqm item no items sqm sqm
$5
$120 $30 $100 $2,000 $2,500 $70 $60
$344,000 Site Works and Preliminaries Demolition Bridge Construction Mangrove Regeneration
minor earthworks to suit new profile; minimal vegetation clearing demolish existing bridge, allow to retain / upgrade existing services prefabricated structure, 3.5m wide for pedestrian and vehicle access rehabilitation to banks, mangrove revegetation
earthworks and vegetation clearing compacted fill to raise ground profile above flood levels earthworks modification, drainage works, macrophyte revegetation 2m high security mesh fencing precast concrete culvert units on concrete slab masonry construction, colorbond roof masonry construction, colorbond roof three phase power, 50% subsidised by power provider under 10Y agreement communications cabling from Greenslopes St supply, conduiting plus cabling 150mm dia. mains water supply from Greenslopes St, hydrant, meter package station plus rising main to Greenslopes St reinforced concrete slab, to suit heavy vehicle access concrete paver roadway, for vehicle access asphalt road surface on subbase material
$10,000 $330,000 $4,000
Site Works and Preliminaries Demolition of Existing Kiosk Structure Demolition of Existing Admin Building/s Restaurant Building and Amenities Foyer / Courtyard and Pathway Access Feature Fencing Sewer Mains and Connection Landscape Works
earthworks and vegetation clearing masonry structure, timber detailing, small commercial kitchen brick main structure, other associated masonry and timber structures
display gardens to screen infrastructure $1,827,250
new building including commercial kitchen feature gardens, concrete paver pathway, fencing and gates to secure restaurant, botanical artwork influence existing services adequate display gardens to suit collection in this area
150 80
sqm item sqm sqm
Pavements Seating Walls Shade Devices Water Features Power Supply and Outlets Furniture Lighting Major Tree Specimens Sculpture Items Signage Landscape Works
earthworks and vegetation clearing coloured conc. floor + walls, timber cladding colorbond metallic roof, timber battens, SS pans and basins concrete pavers, with feature areas; width varies (includes tanks surrounds) low structures, blockwork with precast coping hd galv framed structures, with timber battens and ss cable infill to arbor roof ornamental ponds associated with garden layout three phase or 240 volt supply to market stalls, located in bollards or light poles custom designed seats, litter bins, drink fountain, bollards post top lights 400litre stock nominal amount for implementation of substantial sculptural pieces at key locations integrated signage panels display gardens to suit collection in this area
BOTANIC GARDENS/TANKS/CENTENARY LAKES
$32,500 $13,000 $0 $6,500 $156,000 $31,200 $455,000 $10,400 $48,750 $104,000 $18,200 $78,000
$2,200 $50 $2,144,805
$6,000 $48,000 $16,000 $12,800 $4,200 $720,000 $180,000 $33,750 $16,200 $32,400 $50,000 $288,000 $40,000 $187,500
3000 3200 400 160 6 400 150 135 270 270
$2 $15 $40 $80 $700 $1,800 $1,200 $250 $60 $120
2400 400 2500
sqm cum sqm linm each sqm sqm linm linm linm item sqm sqm sqm
$15,000
250
sqm
$60
$2,500 $10,000 $25,000
250
sqm item item
$10
$1,755,000 $7,150
900 65
sqm sqm
$1,950 $110
$12,600 $15,000
70
linm
$180
250
sqm
$60
$120 $100 $75
$1,178,000 Site Works and Preliminaries Public Amenities
$97,500
$447,200
$1,649,850 Site Works and Preliminaries Landform and Filling Effluent Pond and Drainage Treatment Perimeter Fencing Materials Bins Building Storerooms Power Supply Power and Data Supply Water Supply Sewer Mains and Connection Pavement to Compound Service Road Main Access Roadway and Parking Bays Landscape Works
$0 $9,750 $5,200 $15,600 $11,700
$2,375,425
$1,531,400 $70,000 $70,000
7000 28
sqm sqm
$10 $2,500
$400,000 $60,000 $20,000 $125,000 $18,000 $45,000 $70,000 $45,000 $50,000 $25,000 $180,000
4000 200 50 250 15 30 20 30 5
sqm linm sqm sqm item each each each items item sqm
$100 $300 $400 $500 $1,200 $1,500 $3,500 $1,500 $10,000
3000
$60
8.32
NO. DEVELOPMENT STAGE
11
TANKS 3-5 INTERNAL UPGRADE
Specific Components
Description
Site Works and Preliminaries Tank 3 Tank 3 roof replacement
earthworks and vegetation clearing internal ramps and partitions, hwd timber decks internal and external, transluscent wall sheeting remove existing asbestos roof; install new colorbond metallic roof, butterfly arrangement, passive ventilation new office partitions, new storage walls, new mobile storage + display modules to allow flexible layouts dressing room partitions, dry bar joinery concertina seating, 4 banks, relocatable
Tank 4 Tank 5 Tank 5 12
TANKS 3-5 EXTERNAL UPGRADE
Site Works, Drainage and Preliminaries Tanks 3 and 5 Entry Roofs Bund Wall Partial Demolition Maintenance Shed Security Gates Embankment Stabilisation Drainage Lighting Furniture Signage Landscape Works
13
CONSERVATORY AND GULLY BRIDGE
Site Works and Preliminaries Demolition of Existing Buildings Earthworks, Excavation Building Structure
Pathway Boardwalks Bridge across main gully/stream Fencing Signage Landscape Works
15
16
17
PRIME DISPLAY AREA A
PRIME DISPLAY AREA B
SECONDARY MAINTENANCE COMPOUND A
PALM AND CYCAD DISPLAY AREA
$803,600
$489,400
timber columns, hd galv.steel + timber roof frame, multilayered metal + transluscent roof, timber battens demolish selected sections of concrete wall, restorative treatment to exposed wall edges small secure shed to store small equipment away from main facility new sliding security gates to wall penetrations, artwork influence pinned concrete and selective shotcrete modify top of embankment, collect stormwater; drainage and catchpits at base of embankment external lighting for night-time use, theatrical appearance custom designed seats, litter bins, drink fountain, bollards integrated signage panels display gardens to suit collection in this area
COSTS
CAPITAL COSTS QTY
UNIT
CAPITAL COSTS + ALLOWANCES; INDICATIVE STAGING IMMEDIATE SHORT TERM MEDIUM FUTURE ACTIVITY STAGING TERM STAGING STAGING 30% 40% 45%
RATE
$1,125,040
$264,000 $306,000
220 1020
sqm sqm
$1,200 $300
$96,000
120
sqm
$800
$25,600 $112,000
80 4
sqm item
$320 $28,000
$9,900
220
linm
$45
$75,000
100
sqm
$750
$4,500 $7,500 $50,000 $180,000 $75,000 $21,000 $22,500 $20,000 $24,000
30 1
sqm item item sqm linm each items item sqm
$150 $7,500
450 300 5 15 400
minor vegetation clearing and transplant existing specimens demolish existing orchid house and fernery excavate and modify embankment to north of site concrete plinths, hd galv steel columns, ranging from 4- 12m high; steel framed roof with tension membrane prefabricated mesh frames with planting media, supported and suspended poles supporting prefabricated mesh frames with planting media; 4-8m high ornamental pond associated with collection layout, steams and cascades linking with adjacent displays concrete pavers, width of path varies hd galv steel framed boardwalk, timber deck, handrails; nominally 1.5m wide, increasing to allow viewing decks; 1:20 max grade hd galv steel framed bridge and timber deck, handrails; nominally 1.5m wide, increasing to allow viewing decks; part of main circulation system, though not vehicle accessible 1.5m fence and gates to allow pay for entry integrated signage panels display gardens to suit collection in this area
Site Works and Preliminaries Demolition of Existing Buildings Water Feature Walls Shelter Structure Pathways Furniture Signage Landscape Works
minor earthworks, cut to fill from adjoining area demolish existing compound buildings, plant store ornamental stream and ponds garden walls and terraces, gateway / overhead walls timber detailed structure, metal sheet roof concrete pavers, nominal width 2m custom designed seats, litter bins, drink fountain, bollards integrated signage panels high quality gardens and lawns
Site Works and Preliminaries Demolition of Existing Buildings Public amenities and associated Vine Arbours Water Supply Pathways Furniture Signage Landscape Works
minor earthworks demolish existing public amenities buildings, fence, gateway timber framed structure, colorbond roof, disabled accessible, unisex six cubicles; pergola-style structures adjacent main building water feature supply mains concrete pavers, nominal width 2m custom designed seats, litter bins, drink fountain, bollards integrated signage panels high quality gardens and lawns
$237,000
$115,400
$60 $850,010
$7,500 $2,400 $8,250 $270,000
1500 120 550 1200
sqm sqm cum sqm
$5 $20 $15 $225
$10,000 $35,000 $10,500
50 10 30
sqm sqm sqm
$200 $3,500 $350
$28,000 $72,000
400 80
sqm sqm
$70 $900
$80,000
80
sqm
$1,000
$11,000 $12,500 $60,000
100
linm item sqm
$110
sqm sqm sqm linm sqm sqm items item sqm
$5 $25 $250 $300 $500 $70 $1,500
sqm item sqm
$5
1000
$12,500 $6,250 $30,000 $18,000 $10,000 $21,000 $18,000 $20,000 $101,250
2500 250 120 60 20 300 12
$1,000 $5,000 $66,000
200
$2,000 $4,900 $6,000 $12,500 $18,000
2250
20 70 4 400
item sqm items item sqm
$60
minor earthworks and vegetation clearing 2m mesh fence and gates to match existing, decorative screen to eastern side masonry construction, colorbond roof from mccormack street. LV and comms from mccormack street display gardens to suit collection in this area
Site Works and Preliminaries Interpretation Node and Shelter
minor trimming earthworks hd galv framed structures, nom. 2x4m, low height stone plinths to column bases, colorbond roofing timber framed structure and deck, handrails; nominally 1.5m wide, increasing to allow viewing decks; 1:20 max grade to suit disabled access
Boardwalk and Ramp
BOTANIC GARDENS/TANKS/CENTENARY LAKES
$172,500
$331,800
$45 $161,560
$3,300 $70 $1,500 $45
$152,325 Site Works and Preliminaries Fence to Compound Store Building/s Power and Data Supply Water Supply Landscape Works
$685,160
$400 $250 $4,200 $1,500
$607,150
Epiphyte Feature Panels Epiphyte Poles Water Feature
14
drainage amelioration to external areas
SUBTOTALS
$213,255 $2,250 $3,600 $144,000 $1,275 $1,200 -
450 30 120 15 15
sqm linm sqm linm linm sqm
$5 $120 $1,200 $85 $80
$2,500 $15,000
500
sqm item
$5
$55,000
110
linm
$500
$241,500
8.33
NO. DEVELOPMENT STAGE
18
EAST WEST PEDESTRIAN LINK
Specific Components
Description
Water Feature, Lagoon Pathways Furniture Landscape Works
ornamental ponds associated with garden layout concrete pavers, nominal width 1.5m custom designed seats, litter bins, drink fountain, bollards display gardens to suit collection in this area
Site Works and Preliminaries Boardwalk
minor trimming earthworks and vegetation clearing timber framed structure and deck, handrails; nominally 1.5m wide, increasing to allow viewing decks; 1:20 max grade to suit disabled access hd galv shelter structures, nom. 2x2m, low height stone plinths to column bases, colorbond roofing concrete pavers, nominal width 2m integrated signage panels revegetation to damaged areas
Entry Node Pathways Signage Landscape Works 19
BOTANIC WALK (NORTH SOUTH AXIS)
21
PLANT PRODUCTION NURSERY COMPOUND
MANGROVE INTERPRETATION LINK
Site Works and Preliminaries Demolition Pathways Entry Node, Shelter
BOAT LAUNCHING FACILITIES
CAPITAL COSTS + ALLOWANCES; INDICATIVE STAGING IMMEDIATE SHORT TERM MEDIUM FUTURE ACTIVITY STAGING TERM STAGING STAGING 30% 40% 45%
RATE
200 300 6 500
sqm sqm items sqm
$200 $70 $1,500 $60
$3,750 $150,000
750 300
sqm linm
$5 $500
900 750
item sqm item sqm
$334,950
$70 $10 $446,250
$5,250 $1,000 $30,000 $21,000
minor trimming earthworks and vegetation clearing demolish existing path concrete pavers, nominal width 2m hd galv framed structures, nom. 3x5m, low height stone plinths to column bases, colorbond roofing shelter structure, timber framed with colorbond roof, bamboo influence concrete pavers, with feature areas low height walls, featuring botanic sculpture assume post top lights at 15m spacing custom designed seats, litter bins, drink fountain, bollards integrated signage panels display gardens to suit collection in this area
$28,000 $20,000 $24,000 $122,500 $18,000 $25,000 $24,000
earthworks and vegetation clearing compacted fill to raise ground profile above flood levels (spoil from elsewhere on site - included in other cost centres) Effluent Pond and Drainage Treatment earthworks modification, drainage works, macrophyte revegetation 2m high security mesh fencing Perimeter Fencing Buildings masonry construction, colorbond roof Storerooms masonry construction, colorbond roof Shade house steel framed walls and roof structure, shade cloth in various densities three phase power and communications cabling, extension from maintenance compound Power and Data Supply Water Supply 150mm supply, extension from maintenance compound reinforced concrete slab to 30% of area Pavement to Compound Stock area gravel surface on road base to stock storage areas Stock Benches hd galv table structures Landscape Works buffer planting and mounded landform Site Works and Preliminaries Earthworks, Excavation Revetment Drainage Mangrove Regeneration Entry Node, Shelter
Site Works and Preliminaries Earthworks, Excavation Interpretive Centre Building Toilet Amenities Building Bridge Pathway Signage Landscape Works
23
UNIT
$40,000 $21,000 $9,000 $30,000
$5,000 $63,000 $10,000 $7,500
Site Works and Preliminaries Landform and Filling
Pathway Signage Landscape Works LAKES INTERPRETIVE CENTRE
CAPITAL COSTS QTY
1050 200 500
140 60 35 12 400
sqm sqm sqm item item sqm linm each items item sqm
$5 $5 $60
$110 $400 $3,500 $1,500 $60
$1,536,350
Boardwalk Ramp
22
$239,250
COSTS
$318,750
Central Node Pavement at nodes Botanic Walls Lighting to Australian Standards Furniture Signage Landscape Works 20
SUBTOTALS
Site Works and Preliminaries Earthworks, Excavation Ramp Access Pontoon Mangrove Regeneration
minor landform modification excavation to allow low level access to water line, cut to fill on site concrete/stone faced revetment to 1.2m high to retain excavated embankment pump for stormwater drainage planting of mangroves along waterline hd galv framed structures, nom. 2x4m, low height stone plinths to column bases, colorbond roofing timber structure and deck, handrails; nominally 1.5m wide, increasing to allow viewing decks; 1:20 max grade to suit disabled access concrete pavers, 2m wide integrated signage panels display gardens to suit collection in this area vegetation clearing excavation of creek embankment for building construction piled structure, coloured conc. floor, timber + metal wall cladding, metal roof, hwd decking, timber batten screens coloured conc.floor, metal and timber cladding metal roof, timber batten screens prefabricated bridge structure, 3m wide, service vehicle accessible concrete pavers, 2m wide integrated signage panels display gardens to suit collection in this area earthworks and vegetation clearing excavation of creek embankment for jetty construction and boat access piled support posts, timber structure and deck, handrails; nominally 1.5m wide; 1:20 max grade to suit disabled access piled supports, floating pontoon planting of mangroves along waterline
BOTANIC GARDENS/TANKS/CENTENARY LAKES
$288,500
$740,900
$266,000
$2,070,890 $5,250 $75,000
1050 5000
sqm cum
$5 $15
$10,000 $25,200 $712,500 $180,000 $235,200 $7,500 $2,700 $119,000 $34,000 $50,000 $80,000
250 315 570 180 840 30 30 1700 3400
sqm linm sqm sqm sqm linm linm sqm sqm item sqm
$40 $80 $1,250 $1,000 $280 $250 $90 $70 $10
$500 $15,000 $18,000 $1,000 $9,000 $12,000
50 1000 60
sqm cum linm item sqm item
$10 $15 $300
$144,000
240
sqm
$600
$14,000 $15,000 $60,000
200
sqm item sqm
$70
$7,500 $375,000
1000
900
1500
$80
$80,000 $403,900
$10
$40 $1,037,260
500 150
cum sqm
$15 $2,500
$52,800 $250,000 $12,600 $25,000 $18,000
16 50 180
$3,300 $5,000 $70
300
sqm linm sqm item sqm
$7,500 $37,500 $176,000
750 2500 220
sqm cum sqm
$10 $15 $800
$30,000 $15,000
30 750
sqm sqm
$1,000 $20
$60 $372,400
8.34
NO. DEVELOPMENT STAGE
24
25
FRESHWATER LAKE EXTENSION
SALTWATER LAKE EDGE TREATMENTS
Specific Components
Description
Earthworks, Excavation, Removal Bridge Boardwalk Lakes Pavilion Boardwalk Shelter Pathways Boulders ‘stepping stones’ Landscape Works
earthworks and vegetation clearing hd galv framed structure for pedestrian and vehicle access, handrails both sides timber structure and decking, handrail one side hd galv shelter structures, piled, nom. 3x6m, colorbond roofing hd galv structure, nom. 2x4m, colorbond roofing concrete pavers, 2m wide large flat boulders along lake edge display gardens to suit collection in this area
GREENSLOPES STREET BOULEVARDE TREATMENT
27
BAMBOO GROVE
28
OVERPASS AND ELEVATED BOARDWALK
29
BUFFER REVEGETATION ZONES
30
FOREST LOOKOUT
31
32
33
GATEWAY PRECINCT - EAST COLLINS AVE.
GATEWAY PRECINCT - WEST COLLINS AVE.
ABORIGINAL PLANT USE AREA
$818,000
COSTS
CAPITAL COSTS QTY
$380,000 $324,000 $55,000 $30,000 $10,000 $14,000 $5,000 -
19000 180 110 20 200 20
UNIT
CAPITAL COSTS + ALLOWANCES; INDICATIVE STAGING IMMEDIATE SHORT TERM MEDIUM FUTURE ACTIVITY STAGING TERM STAGING STAGING 30% 40% 45%
RATE
cum sqm sqm sqm item sqm each sqm
$20 $1,800 $500 $1,500
Site Works and Preliminaries Lake Edge Revetment Shelter
excavation stone faced revetment to 0.6m high to retain excavated embankment hd galv framed structures, nom. 2x4m, low height stone plinths to column bases, colorbond roofing upgrade existing shelters to match new structure concrete pavers, 2m wide display gardens to suit collection in this area
$100,240 $9,000 $15,000 $15,000 $5,000 $3,600 $24,000
450 60
60 400
cum linm item item sqm sqm
$20 $250
$60 $60
$394,800 Site Works and Preliminaries Median Construction Pavement Widening Bridge and Gateway Portals Obelisk Markers Street Furniture Landscape Works
earthworks and vegetation clearing remove extg pavement, install concrete edges, mounded landform (use suitable spoil from lakes site) subbase installation, asphalt to road and parking bays hd galv steel frames, decorative panels and banners, signage hd galv steel frames, decorative panels, signage bollards, barriers at carparking bays display gardens to suit collection in this area
Site Works and Preliminaries Boardwalks Pathways Signage Landscape Works
earthworks and vegetation clearing low level boardwalks associated with pathways, 1.5-2m wide concrete pavers, 2m wide integrated signage panels display gardens to suit collection in this area
$47,000
$552,720 $39,600
660
sqm
$60
$150,000 $40,000 $67,200 $26,000 $72,000
1500 4 14 130 1800
sqm item item item sqm
$100 $10,000 $4,800 $200 $40
$2,000 $16,000 $6,000 $5,000 $18,000
100 40 100
sqm sqm sqm item sqm
$20 $400 $60
300
Site and Access Track Rehabilitation Signage
earthworks and vegetation clearing structure over roadway , clear spans to 10m; stair access on southern side of road hd galv steel framed boardwalk, timber deck, handrails; nominally 1.5m wide, increasing to allow viewing decks; 1:20 max grade; 3 no.5m long roof sections minor earthworks and revegetation integrated signage panels
Lily Creek Saltwater Creek
revegetation revegetation
Site Works and Preliminaries Lookout Tower Structure Site and Access Track Rehabilitation Signage
earthworks and vegetation clearing elevated structure nominally to 12m, stair access; piled footing structure minor earthworks and revegetation
$672,560 $96,000 $375,000
$46,000
$178,400
80 250
sqm linm
$1,200 $1,500
$7,400 $2,000
370
linm item
$20
$36,000 $10,000
1800 500
sqm sqm
$20 $20
$400 $150,000 $3,000 $25,000
40
sqm item sqm item
$10
300
320 60 200
sqm item linm item sqm
$120 $600 $60
$73,000 Site Works and Preliminaries Pavement Signage Avenue Tree planting Landscape Works
earthworks and vegetation clearing concrete pavement at threshold feature walls with high public art content e.g. new sheridan street entry walls tree planting along road leading to site display gardens to suit collection in this area
Site Works and Preliminaries Pathways Feature Paving Boulders Signage Landscape Works
earthworks and vegetation clearing concrete pavers, nominally 1.5m wide coloured textured concrete, varying widths large flat top sitting boulders integrated signage panels display gardens to suit collection in this area
BOTANIC GARDENS/TANKS/CENTENARY LAKES
$105,850 $48,000 $15,000 $4,000 $6,000
$73,100
$258,680
$154,280 $38,400 $10,000 $36,000 $10,000 $12,000
earthworks and vegetation clearing concrete pavement at bridge threshold allow to create threshold treatment to new bridge feature walls with high public art content e.g. new sheridan street entry walls hd galv steel frames, decorative panels, signage display gardens and landform in open space adjacent sheridan street
$64,400
$10
$106,400 Site Works and Preliminaries Vehicle Pavement Bridge Threshold Signage Walls Signage Landscape Works
$65,800
$60
$480,400 Site Works and Preliminaries Overpass Structure Boardwalk and Ramp
$1,145,200
$70 $250
$71,600
Existing Shelters Pathways Landscape Works 26
SUBTOTALS
$12,000 $21,000 $3,600 $2,500 $10,000 $24,000
400 40 100 600 300 30 10 600
sqm item each sqm
$120
sqm sqm sqm each item sqm
$20 $70 $120 $250
$100 $60 $105,995
$40
8.35
NO. DEVELOPMENT STAGE
34
ECONOMIC BOTANY WALK
35
STREAM DISPLAY AREA
36
37
38
39
MT WHITFIELD REVEGETATION BUFFER
AMENITY HORTICULTURE / PLAY AREA
MISCELLANEOUS COSTS
INFO NODES (shown on master plan)
Specific Components
Description
Site Works and Preliminaries Pathways Signage Landscape Works
earthworks and vegetation clearing concrete pavers, nominally 1.5m wide integrated signage panels display gardens to suit collection in this area
Site Works and Preliminaries Demolition Pathways Signage Furniture Shelter Water feature Landscape Works
TOURIST RAILWAY STATION
$41,500
$107,000
COSTS
CAPITAL COSTS QTY
$2,500 $14,000 $10,000 $15,000 $5,000 $35,000 $5,000 $12,000 $15,000 $25,000 $10,000
UNIT
500 200 500
CAPITAL COSTS + ALLOWANCES; INDICATIVE STAGING IMMEDIATE SHORT TERM MEDIUM FUTURE ACTIVITY STAGING TERM STAGING STAGING 30% 40% 45%
RATE
sqm sqm item sqm
$60,175
$5 $70 $30
$155,150 500 500 8 100
sqm sqm item item item sqm item
$10 $70 $1,500 $250
$99,000 Site Works and Preliminaries Pathways Shelter Signage Landscape Works
$143,550 $40,000 $4,500 $12,000 $2,500 $40,000
minor earthworks and weed/vegetation clearing gravel on compacted roadbase, nominally 1.5m wide hd galv shelter structures, nom. 2x4m, low height stone plinths to column bases, colorbond roofing integrated signage panels revegetation
4000 300 4000
sqm sqm item item sqm
$10 $15 $10
$237,000 Site Works and Preliminaries Demolition Pathways Play Area Signage Landscape Works Construction Contingency Vector Control Irrigation Water Supply Power Supply
$2,500 $5,000 $12,000 $200,000 $2,500 $15,000
minor earthworks and vegetation clearing remove existing unsuitable public amenities concrete pavers, nominally 1.5m wide upgraded play equipment to suit botanic theme integrated signage panels display gardens to suit collection in this area unforeseen miscellaneous construction items indicative allowance for investigation and procedures required bore water supply for irrigation three phase power to BG and Tanks outdoor performance stages
$343,650
$810,800
$670,000 $100,000 $36,000 $4,800
500 200 500
sqm item sqm item item sqm
$5 $60 $30 $670,000
2 4
item item
$140,800
$18,000 $1,200
$489,000 Touch Screen Power and Data Supply Power and Data Supply
40
earthworks and vegetation clearing remove existing unsuitable pavements and structures concrete pavers, nominally 1.5m wide integrated signage panels custom designed seats, litter bins, drink fountain, bollards hd galv shelter structures, nom. 2x4m, low height stone plinths to column bases, colorbond roofing pond and stream upgrade display gardens to suit collection in this area
SUBTOTALS
touch screen info display units located throughout the entire site, generally associated with shelters. extension of CCC FO data network from McNamara Street (no CCTV/security) reticulation of fibre-optic cable and single-phase electricity throughout site, from Greenslopes St.
$709,050 $260,000
13
item
$20,000
$54,000 $175,000
900 2500
m m
$60 $70
station and associated items not costed
TOTAL ESTIMATES
$0 $22,084,675
CAPITAL COST EXCL ALLOWANCES
$28,328,940
TOTAL ESTIMATE INCL ALLOWANCES
$5,904,255
$9,372,610
$10,874,895
$2,177,180
NOTES
1. Design, Certification and Supervision: A factor of 10% has been applied in line with typical allowances. 2. Management and Supervision: A factor of 10% has been applied in line with typical allowances. 3. Contingency: This provision is for changes during the construction phase for items that may have been unforeseen during the design phase. A typical allowance is 10% and has been adopted in this case. 4. Inflation Costs: Due to the expected staging process, allowance has been made for escalation as a % increase, for staged costs in two increased value scenarios - 5% and 10%. This is speculative only, as inflation cannot be predicted. 5. Design Development: This considers miscellaneous items not included in detailed estimates and design requirements that are not known due to information limitations and insufficient design detail. This provision typically varies according to information and the stage of the design process. At concept design phase, typical allowances vary between 10% and 30% depending on information available and scope of risk. 6. Exclusions: Items not costed into this document include: the proposed Edge Hill Tourist Rail Station and concourse; bridge crossing from Tank 2 site to the proposed rail station; furniture, fitout and equipment associated with all new buildings; shade membrane to BG outdoor stage; statutory fees and charges; species identification signage; goods and services tax.
BOTANIC GARDENS/TANKS/CENTENARY LAKES
8.36
BOTANIC GARDENS/TANKS/CENTENARY LAKES INITIAL CONCEPT SKETCHES
8.37
BOTANIC GARDENS/TANKS/CENTENARY LAKES INITIAL CONCEPT PL AN
8.38
MASTER PLANS CONTENTS MP20
ARCHITECTURAL MASTERPLANS CAFE/RESTAURANT
MP31
REGIONAL CYCLE ROUTES
MP21
VISITOR CENTRE
MP32
MP12
SITE CIRCULATION AND ACCESS
MP22
TANK 5 PERFORMANCE SPACE AND CATERING HUB
MP33
MP13
BUILDINGS AND STRUCTURES
MP23
MP34
WAYFINDING AND SIGNAGE
MP24
TANK 3 GALLERY SPACE AND WET ACTIVITY HUB
FENCING AND BARRIERS
MP25
TANK 4 DISPLAY AND PRINTING HUB
MP35
LIGHTING POWER COMMUNICATIONS
MP26
TANK 3 SECTIONS
MP36
FURNITURE ELEMENTS
MP27
TANK 3 WET ACTIVITY HUB SECTION
MP37
STAGING PLAN
MP28
PLANT COLLECTION STRATEDGY
MP29
WESTERN GATEWAY
MP30
MASTERPLAN ANALYSIS REGIONAL PEDESTRIAN ROUTES
VISITOR CENTRE PRECINCT MASTERPLAN MP11 TANKS PRECINCT MASTERPLAN EASTERN GATEWAY PRECINCT MASTERPLAN
GRAPHIC MASTER PLANS SITE MASTERPLAN
CAD MASTERPLANS SITE PRECINCT KEY PLAN
MP10
MP14
VISITOR CENTRE PRECINCT MASTERPLAN MP15 TANKS PRECINCT MASTERPLAN
MP16
EASTERN GATEWAY PRECINCT MASTERPLAN OPTION A
MP17A
EASTERN GATEWAY PRECINCT MASTERPLAN OPTION B
MP17B
CENTENARY LAKES WEST PRECINCT MASTERPLAN
MP18
CENTENARY LAKES EAST PRECINCT MASTERPLAN
MP19
BOTANIC GARDENS/TANKS/CENTENARY LAKES
9.01
36 23
40
06 03
39
03 31
39
12 04
15 13 16
05a
14
05c 39
05b
11
39
10
02a 10
02
39
09
27
01
02b
19
17
35
28
32
39 28 18 39
07
30
20
21 08 33 18
39
29 23
19
25 24 22
37 39
34
39
39 26
26
01 02 02a 02b 03 04 05a 05b 05c 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 24a 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40
Collins Ave Realignment Visitor Centre Node Western Entry Tanks Art Centre Visitor Centre Botanic Gardens Visitor Centre Red Arrow Walk and Vine Arbors Macdonnell Street Closure Catering Hub Printing Hub Wet Activity Hub Eastern Car Park, Tanks Removed Saltwater Creek Vehicle Bridge Maintenance Compound Restaurant Tanks Promenade, Sculpture Walk Tanks Precinct Amphitheatre Conservatory Prime Display Area A Prime Display Area B, Garden Stage Maintenance Compound Palm and Cycad Collection East West Pedestrian Link Botanic Walk Plant Production Nursery Mangrove Interpretive Link Lakes Interpretive Centre Boat Landing Freshwater Lake Extension Lakes Pavilion Saltwater Lake E xtension Greenslopes Street Boulevard Bamboo Collection Overpass and Elevated Boardwalk Buffer Revegetation Forest Lookout Collins Ave Gateway East Collins Ave Gateway West Aboriginal Plant Use Collection Economic Botany Walk Stream Display Mt Whitfield Revegetation Amenity Horticulture and Play Area Vector Control, Water Supply (Not Shown) Information Nodes and Shelters Tourist Railway Station
JANUARY 2005
B O T A N I C G A R D E N S / T A N KBOTANIC S / C EGARDENS N T E N /ATANKS R Y / LCENTENARY A K E S LAKES MASTERPLAN 04511621.01
MP10 ISSUE B SCALE 1:1000@A0
MP10.b
39 39
15
04
11
13 16
05a
14 02a 02
39
09
10 02b
17
35
28
32 28 0m 10 20 30 40 50
100
200m
VISITOR CENTRE PRECINCT MASTERPLAN
MP11
03
9
2
12
05a
39
05c 39
05b
11
03
10
02a 10
27
01
02b
19
28 39
0m 10 20 30 40 50
100
200m
18 TANKS PRECINCT MASTERPL AN
MP12
05b
23
40
06 03
03
39
05c 39
27 19 0m 10 20 30 40 50
100
200m
E A S T E R N G AT E W AY P R E C I N C T M A S T E R P L A N
MP13
0m 10 20 30 40 50
100
200m
SITE PRICINCT MASTERPLAN
Issue A 1:3000 @ A3
MP14
VISITOR CENTRE PRECINCT MASTERPLAN
Issue A 1:1000 @ A3
MP15
TANKS PRECINCT MASTER PL AN
Issue A 1:1000 @ A3
MP16
E A S T E R N G AT E W AY P R E C I N C T M A S T E R P L A N O P T I O N A
Issue B 1:1000 @ A3
MP17a
E A S T E R N G AT E W AY P R E C I N C T M A S T E R P L A N O P T I O N B
Issue A 1:1000 @ A3
MP17b
CENTENARY LAKES WEST PRECINCT MASTERPLAN
Issue A 1:1500 @ A3
MP18
CENTENARY LAKES EAST PRECINCT MASTERPLAN
Issue A 1:1500 @ A3
MP19
� Major pedestrian links Red, Blue, Green Arrow Trails Indicator marker to identify strategic linkage; may include small route map
03
01 Collins Avenue: Sheridan Street to Edge Hill Village
01
02
02 Red and Blue Arrow Trails: New trail linking Tank 2 carpark and new green arrow trail 03 Cairns Northern Recreational Precincts Trail: Linking major recreation activities areas 04 East West Pedestrian Link: Alternate link between Edge Hill and Sheridan Street
06 07
05 North South Pedestrian Link: Botanic pathway linking Collins Avenue and Greenslopes Street; lighting recommended
05
09 12 08
10
06 Green Arrow Trail: New fitness orientated trail linking to red / blue arrow trails; accessed from Greenslopes Street 07 Greenslopes Street: Linking Sheridan Street to northern suburbs 08 Cairns Central Swamp Trails: Environmental trail linking Central Swamp and Lilly Creek to Centenary Lakes and Mt. Whitfield Environmental Park 09 Saltwater Creek Trail: Linking Greenslopes Street to recreation activities, residential precincts and schools 10 Esplanade Link: Linking Esplanade north to recreation activities, Collins Avenue and Greenslopes Street 11 Tourist Rail Bridge: Linking proposed tourist rail station adjacent Sheridan Street and Airport Drive to Tank 2 and Collins Avenue 12 Recreation Precincts Access: Possible linkage through major recreation node
B O TA N I C G A R D E N S / TA N K S / C E N T E N A RY L A K E S REGIONAL PEDESTRIAN ROUTES
Issue A Not to Scale
MP20
Trunk Routes District Routes Neighborhood Routes Esplanade Route
1
Refer Cairns Cycle Travel Strategy Cairns CBD Strategic Route Network GHD 2003
2 2
1
Collins Ave. road corridor designed to include 1.5m bike lanes, both sides of road where possible.
2
Shared bike and pedestrian corridor; requires appropriate signage en route and at intersections Bike Rack Locations
B O TA N I C G A R D E N S / TA N K S / C E N T E N A R Y L A K E S REGIONAL CYCLE ROUTES
Issue A Not to Scale
MP21
Public Roads Service Vehicle Accessible Primary pedestrian Access min 2.0m wide Secondary pedestrian Access min 1.5m wide Tertiary pedestrian Access Boat route Disabled inaccessible Pedestrian road crossing
0m 10 20 30 40 50
100
200m
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S S I T E C I R C U L AT I O N A N D A C C E S S
Issue A 1:3000 @ A3
MP22
Key visitor centres Tank Activities Sheltered covered areas Public Toilet Buildings Play Area Vine Arbours Maintenance Buildings Restaurant Boardwalks Bridges
0m 10 20 30 40 50
100
200m
B O TA N I C G A R D E N S / TA N K S / C E N T E N A RY L A K E S BUILDINGS AND STRUCTURES
Issue A 1:3000 @ A3
MP23
i
i
i i
i i
i
i
i i
i
i i Precinct Entry Signage Elements Obelisk Identity Markers
i
Information Nodes Major Directional Signage/ Site Maps
i
i i
0m 10 20 30 40 50
100
200m
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S WAY F I N D I N G A N D S I G N A G E
Issue A 1:3000 @ A3
MP24
pedestrian entry gate to prevent access across bridge during evening events
service vehicle entry, gated access
service vehicle entry boom gate vehicle entry, restricted access
Retractable bollards to allow restricted vehicle access
service vehicle entry gate
bollards at pedestrian/vehicle interfaces along main roads
gate gates
gates gate close existing entry pedestrian entry gates after hours only pedestrian entry
vehicle access closed at night
Secure fence Retractable bollards to allow restricted vehicle access
0m 10 20 30 40 50
100
Bollards
Retractable bollards to allow restricted vehicle access
200m
B O TA N I C G A R D E N S / TA N K S / C E N T E N A RY L A K E S FENCING AND BARRIERS
Issue A 1:3000 @ A3
MP25
Feature lighting and tree uplights around restaurant building Pedestrian lighting on main pathways for limited access during evening events
Power supply and communication to each tank and each hub
Supply locations along Tanks promenade to provide power for markets and events Feature Lighting, Tree Uplighting Picnic Facility Lighting Pedestrian and amenity Lighting Street Lighting Three Phase Power Supply Single Phase Power Supply CCTV Monitoring and Security Lighting Feature lighting only to pavilion over the lake, no night use intended
0m 10 20 30 40 50
100
Data/Web Access Intercom/Phone Connection
200m
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S L I G H T I N G , P O W E R A N D C O M M U N I C AT I O N S
Issue A 1:3000 @ A3
MP26
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Drink Fountains Litter Bins Outdoor Shower Bike Racks
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Bench Seats
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Electric BBQ
��
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Fitness Station
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0m 10 20 30 40 50
100
��
200m
B O TA N I C G A R D E N S / TA N K S / C E N T E N A RY L A K E S FURNITURE ELEMENTS
Issue A 1:3000 @ A3
MP27
36
23 06
04
32 16
13 14
03
04
11
15 02
09 32
11
03
05
27
01
19
28
28
29 07 30
20 08 33
18
21
25
23 22
24
34
29
38 19 26 0m 10 20 30 40 50
100
31
01
10
17
35 17
12
11
11
41
200m
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S S TA G I N G P L A N
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41
Collins Avenue Realignment Visitor Centre Node And Western Entry Red Arrow Walk Realignment, Vine Arbors Macdonnell Street Closure and Parking Graft 'N' Arts Building Areas Tank 1 Removal For Parking Area Saltwater Creek Pedestrian and Vehicle Bridge Primary Maintenance Compound, Access Road Restaurant TAC Promenade and Sculpture Walk Tanks 3-5 Internal Upgrade Tanks 3-5 External Upgrade Conservatory and Gully Bridge Prime Display Area A Prime Display Area B Secondary Maintenance Compound A Palm and Cycad Display Area East West Pedestrian Link Botanic Walk (North South Axis) Plant Production Nursery Compound Mangrove Interpretation Link Lake Interpretive Centre Boat Launching Facilities Freshwater Lake Extension Saltwater Lake Edge Treatments Greenslopes Street Boulevarde Treatment Bamboo Grove Overpass and Elevated Boardwalk Buffer Revegetation Zones Forest Lookout Gateway Precinct - East Collins Ave. Gateway Precinct - West Collins Ave. Aboriginal Plant Use Area Economic Botany Walk Stream Display Area Mt Whitfield Revegetation Buffer Tank 2 Development - Environment Theatre Amenity Horticulture / Play Area Information Nodes (not shown on plan) Miscellaneous (not shown on plan) Tourist Train Station and Bridge *Identification numbers do not necessarily correspond with masterplan numbers
Issue A 1:3000 @ A3
MP28
07 06 08 04
03
01
09
02
05 02
09 13
12
18
10
10
14
19
21
01 02 03 04 05
20 06 07 08 09
15
23
10 11 12
22
11 17
14 16
0m 10 20 30 40 50
100
200m
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S P L A N T C O L L E C T I O N S T R AT E G Y
13 14 15 16 17 18 19 20 21 22 23 24
Gondwana Heritage Amenity Horticulture Conservatory: Orchids And Ferns Prime Display Area: Demonstration Gardens And Comparative Tropical Gardens Tanks Promenade Gardens: Wet Tropics Flora In Landscape Setting Myrtaceae Collection Mt Whitfield Environmental Park Vine Arbors Prime Display Gardens: Amenity Horticulture Lowland Swamp Forest Melaleuca Wetland Forest Ornamental Trees In Demonstration Avenues Native Palms And Cycads: Wet Tropics Collection Mangrove Habitat Timber Trees Native And Introduced Palms And Cycads Ornamental Liliaceae Monocots Australian Native Cultivars Mangrove Interpretive Area Aboriginal Plant Use And Cape York Collection Coastal Regeneration Economic Botany Regional Trees In Demonstration Avenues: Australian Native Cultivar Understory
Issue A 1:3000 @ A3
MP29
distinctive paving treatment at gateway
precinct gateway signage and roundabout
realignment of path may require boardwalk between trees
remove existing substation building remove and relocate existing power pole
road widening for gateway roundabout
transformer set back from road, on slab supported by embankment
new street lighting 15 Sempember 2004
Issue A FLECER BOTANIC GARDENS WESTERN GATEWAY 1:200 @ A3 B O TA N I C G A R D E N S / TA N K S / C E N T E N A R Y L A K E S W E S T E R N G AT E W AY 04511621.01
1:200 @ A3
CONCEPT
MPSK01
MP30
BOTANIC GARDENS/TANKS/CENTENARY LAKES
C A F E / R E S TA U R A N T
MP31
BOTANIC GARDENS/TANKS/CENTENARY LAKES VISITOR CENTRE
MP32
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S TA N K 5 P E R F O R M A N C E S PA C E + C AT E R I N G H U B
MP33
B O T A N I C G A R D E N S / T A N K S / C E N T E N A R Y L A K E S TA N K 3 G A L L E R Y S PA C E + W E T A C T I V I T Y H U B
MP34
B O TA N I C G A R D E N S / TA N K S / C E N T E N A R Y L A K E S TA N K 4 D I S P L AY + P R I N T I N G H U B
MP35
MP36
MP37 B O TA N I C G A R D E N S / TA N K S / C E N T E N A R Y L A K E S TA N K 3 C R O S S S E C T I O N S
REFERENCES REFERENCES AND ACKNOWLEDGEMENTS The following papers, publications and unpublished reports have been referenced by consultants during the preparation of this masterplan study. • Maroochy Bushland Botanic Garden Economic Impact and Cost Benefit Analysis W S Cumming Economic Research Jan 2000 • Australia’s Botanic Gardens: discussion paper Royal Botanic Gardens Sydney 2001 • Gardens 2001 Canberra Congress ‘Public Gardens in the 21st Century: Conservation, Culture or Crass Commercialism?’ Apr 2001 • The Tanks Art Centre Progress Report CCC Dec 1993 • Shade Structure landscape plan LPO1-4 SitePlan Feb 2003 • Proposed Conservatory Sketch Layout Context SitePlan Mar 2002 • Flecker Botanic Gardens & Centenary Lakes Prelim Site Plan Sketch CCC Oct 1995 Collins Ave Flecker BG/Tanks Precinct Concept Plan Drg No. 20996-C1 CCC Nov 2002 • Collins Ave Streetscape Refurbishment Plan Drg No. 20665-1 to -7 CCC Oct 1999 • Tanks Art Centre Proposed New Roof Drg No. 20863-1,2 Max Clark Architect • Graft 'n' Arts Relocation Option 1 Cost Adjustment Schedule Peddle Thorp Mar 2003 • Graft 'n' Arts Relocation Proposal Peddle Thorp Feb 2003 • Collins Ave Upgrade Report CCC June 2003 • CBD Cairns North Final LAOSMP Report SKM July 2001 • Qld Land Registry Lease/Sub Lease CCC Jan 2002 • Regional Centre Program Funding Submission CCC Apr 2003 • 2000 Tourism Awards Category 2 - Significant Regional Attractions CCC
• Park User Satisfaction Benchmark Survey CCC June 2003 • Key Trends of the Social Demographic Profile for Cairns LGA CCC 2001-2003 • Traffic Count: Greenslopes Street CCC Sept 2003 • Traffic Count: Macdonnell Street CCC Sept 2003 • Traffic Count: In front Tanks Art Centre CCC Sept 2003 • Traffic Count: In front Botanic Gardens CCC Sept 2003 • Comparative Benefit - Cost Analysis of Facilities for Graft 'n' Arts Price Waterhouse Apr 2003 • Plan of Management for Flecker Botanic Reserve CCC June 1990 • Site Works Plan Drg No. 7433-1 to 3 Ken Whenmouth Apr 1994 • Site Works Plan Drg No. 7435-1 to 3 MGF Oct 1993 • Site Works Drg No. 7317-1 to 3 Irrigolf May 1995 • Greenslopes Street Activities Centre 7267A CCC Nov 1994 • Gondwanan Heritage Layout and Paving Plans 7255A, 7219A, CCC May 1994 • Red Arrow Access Road, Details, Shelter 7090A, B, C CCC • Collins Ave West and Edge Hill Village sketch plans 7004A,B,C,D Pawsey and Prouse • Community Art Centre: Plans 20364; 7434-1,5 7436-1,6; 1 7423-1,4 • Flecker General Layout and Services CCC • Macdonnell to McCormack Parking CCC Oct 1988 • Stormwater Drainage Collins Ave CCC Oct 1974 • Aeroglen Quarry Concept SitePlan Jan 1993 • Centenary Lakes Watering System CCC Aug 1977 • Site Analysis, Concept Plans SitePlan Nov 1987 • Centenary Lakes Buildings SK03,04,05 TPG May 1996 • Area for Hindu Monument Greenslopes St Drg No. 5103 CCC Aug 1980 • Flecker BG Side Entrance Structure Macdonnell St Drg No. 6850 CCC Sept 1990
BOTANIC GARDENS/TANKS/CENTENARY LAKES
• Paving & Drainage for Future Shade Area Details Drg No.6222 CCC Jan 1986 • Collins Ave Bridge Remedial Bridge Works Drg No. 5747 CCC Oct 1993 • Greenslopes St Centenary Lake Area Paving to BBQ Drg No. 6906 CCC May 1992 • Collins Ave Flecker BG Reserve Display Shelter Detail Drg No. 6991F CCC Aug 1992 • Centenary Lakes Drg No. 2382 CCC Dec 1976 • Collins Ave BG Restaurant Drg No. 20756-1 CCC May 2000 • Collins Ave BG Restaurant Drg No. 6646 CCC Sept 1988 • Residence for Curator CCC • New Offices and Flat for Ranger Drg No. 5112 CCC May 80 • Proposed Toilet Block CCC Aug 1966 • Cairns Parkland Study Conceptual Masterplan Drg No. BG 8901 SitePlan Jul 1989 • Collins Ave Roadworks Paving & Timber Platform Drg No. 7102A CCC May 1983 • Collins Ave Internal Paving Gully Ramp CCC May 1994 • Program for Cairns Regional Arts Centre Visioning Sparkes • Information to Circulate for GNA/Tanks Transition Meeting 27/11/03 Sparkes • Graft'n'Arts Attendance 2003 L. Sparkes • Tanks Art Centre draft report L. Sparkes • Graft'n'Arts report L. Sparkes • Management of Nutrients & Aquatic Plants in Freshwater Lake McKinnon Feb 2000 • A Study of 3 Freshwater Swamp Forests in Cairns CCC/ ANPWS • Greenslopes Street Perimeter Access Bund CCC Mar 1988 • Correspondence relating to Asbestos CCC • Collins Ave Survey CCC May 2004 • Cairns Pedestrian Movement and Cycle Travel Strategy GHD 2002
• • • •
MapInfo of whole site - SR-28628 CCC Traffic Management Plan CCC Lily Creek Masterplan SitePlan May 2003 Natural Resource Strategy Cairns City Council Part 1 Natural Resource Strategy www.cairns.qld.gov.au/files/CairnsPlan • Mosquito Management Of Mosquitoes / Midges by Developers: Gil FArrow, Cairns City Council Development Control Plan 2004
10.01
BOTANIC GARDENS/TANKS/CENTENARY LAKES