Appendix D: Queensland Maritime Museum Master Plan
(architectus - 2006)
Contents
Executive Summary
1.0 Introduction
1.1 Issues / Objectives
1
1
2.0 Study Methodology / Process
2.1 Process and Timeline
3.0 Consultation
2
2
3
3.1 Consultation Outcomes: Vision and Issues
3
4.0 Concept Development
4
4.1 Opportunities and Constraints
4
4.2 Heritage and Cultural Significance Report
5
4.3 Site Analysis
7
4.4 Master Plan Options
11
4.5 Master Plan Strategies
13
4.6 Income Generation - Financial Report
5.0 Final Master Plan
Cover Image: Ranelach Leith in Dry Dock ca1882
15
16
Acknowledgements
This report was prepared for the Queensland Maritime Museum by:
Architectus Brisbane
Level 4, 79 Adelaide St
Brisbane Qld 4000 Australia
T 61 7 3221 6077 F 61 7 3221 1645
www.architectus.com.au
Contact : John Hockings
Email: john.hockings@architectus.com.au
Heritage consultant:
Richard Allom
Allom Lovell Architects
672 Ann St
Brisbane Qld 4000 Australia
T 61 7 3852 2244 F 61 7 3852 2250
Financial consultant:
Resource Co-ordination Partnership Pty Ltd (trading as RCP)
Level 1, 60 Edward St
Brisbane Qld 4000 , Australia
T 61 7 3003 1810 F +61 7 3003 1820
www.rcp.net.au
Executive Summary
This 2006 Master Plan for the Queensland Maritime Museum encapsulates the vision of the
Museum to create a world-class facility for the enjoyment of residents and visitors to
Queensland.
Features of the Master Plan include:
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A bold upgrade of the site.
Extension of the boardwalk along the river bank linking South Bank with Kangaroo Point.
Construction of a new Museum of approximately 5000sq metres, with international
standard display and curatorial facilities.
Enhanced public interaction with the site and its exhibits.
Enhanced exposure of the site’s outstanding heritage and cultural facilities.
Advantage is taken of the site’s commercial potential, with 1000sq m of commercial area
producing a substantial revenue stream for the Museum in the order of $1 million dollars
per annum.
Integration with the boardwalk redevelopment proposed by the South Bank Corporation.
Seamless integration with the South Bank experience.
Sensitive development of one of Brisbane’s premier riverfront vistas.
Promotion of Queensland’s maritime heritage, complementing the other educational and
cultural experiences of the CBD and particularly South Bank.
The site has significant heritage values recognised at a state and national level which warrant
the highest care and attention. This Master Plan presents an opportunity to sensitively develop
the substantial potential of this valuable site and create a significant and memorable place for
our state capital, with significant tourism potential.
The realisation of this plan will effectively complete a grand vision for the full length of South
Bank from the new Gallery of Modern Art to the Maritime Museum and mark it as one of the
premier multifunctional, cultural, residential, educational and retail precincts in the world.
1.0 Introduction
The Queensland Maritime Museum Association is a voluntary not-for-profit unlisted public company
established in 1971. The Association was formed to assume responsibility for the successful future of the
Queensland Maritime Museum and is presently managed by a Board of Directors. The Association
membership and volunteer workers have been integral to the Museum’s operation to date.
The Association obtained permission to occupy the original South Brisbane Dry Dock site in April 1973 and
opened to the public in December 1979. The Maritime Museum site is permanently entered in the
Queensland Heritage Register and any changes or development within the defined listing boundary, in this
case the site defined in the real property description, is subject to the provisions of the Queensland
Heritage Act 1992. The citation accompanying the listing sets out a brief history and identifies the cultural
significance of the place both generally and more specifically in the mention of particular structures and
elements.
The site is entered in Schedule 1 of the Heritage Register Planning Scheme Policy in the Brisbane City
Council City Plan 2002. Any development at the site is, as a result, subject to the provisions of the Heritage
Place Code of that plan. It is also listed in the Australian Heritage Database maintained by the Australian
heritage Commission. No legal constraints arise from that listing.
The Museum collection has grown considerably since inception and most of the collection is displayed
within the buildings and the grounds of the dry dock. The tug ‘Forceful’ was given to the Museum in 1971
and formed the nucleus of the Museum collection at that time. In April 1981 the Museum acquired the
former navy frigate HMAS Diamantina. This ship served in World War 2 and is the most significant naval
vessel on display in Australia.
In 2004, the Association negotiated a sponsorship arrangement with the Brisbane City Council for $1.3M
allocated over 5 years providing the Museum with a unique opportunity to position itself as a Maritime
Museum of international standing. In 2005 a new Board for the Museum was appointed, and it was
determined that a new Master Plan was required to reflect the highest and best outcome for the site. The
study is jointly funded by the Museum, Brisbane City Council and the South Bank Corporation. A team of
consultants, lead by Architectus, were appointed to prepare the Master Plan.
The Master Plan is intended as a high level planning document which will inform subsequent debate on
issues such as site development and facility upgrades. The outcome of this study will be used by the
executive (Board and CEO) to set the direction of the Museum for the next 10-20 years. Unlike earlier
studies, it is the intention of the current executive to actively use this document to seek government and/or
commercial support for upgrades/development at the Museum.
1.1 Issues/Objectives
The purpose of this plan is to build on the good work of the past 30 years and to chart a visionary course
for the next 10 – 20 years in order to create a world class maritime Museum
The Master Plan proposal has addressed the following issues:
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curatorial aspirations and future space needs
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future funding needs
•
potential of the site to generate revenue
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historical significance of the site and issues surrounding its development
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internal functioning of the Museum - curent and future needs
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external connections and urban context of the Museum
•
urban design and architectural considerations
•
special issues including public access, entry points, boardwalk extension, link with South Bank
2.0 Study Methodology and Process
Throughout the development of the Master Plan, Architectus have liaised with stakeholders and the community to obtain input into the Master
Plan and to provide feedback on the proposals that have emerged. The process for preparing the Master Plan has involved :
1. identification of stakeholder and community issues through consultation, 2. articulation and analysis of development options, 3. the preparation
of draft Master Plan proposals for comment, public display and consultation, and 4. the review of this comment and completion of the Master
Plan.
These steps and the associated key activities are summarised below.
The key stakeholders consulted in the development of the Master Plan were:
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Queensland Maritime Museum
Department of Natural Resources, Mines and Water
Brisbane City Council
Department of Public Works
South Bank Corporation
National Trust
QMM Members and Volunteers
The consultation process included community workshops, comment forms, client and stakeholder meetings and reviews.
2.1 Process and Timeline
3.0 Consultation
3.1 Stakeholder Consultation Outcomes: Vision and Issues
The first component of the consultation process involved a series of face-to-face stakeholder consultations and an email-based public input process. The intent was to identify stakeholder visions for the future of the Museum, and to identify the full
range of issues concerning the future Master Planning of the Museum. Feedback was collected in response to a series of questions, and the analysis and summary of this feedback is outlined below
Question 1
What is your vision for the Maritime Museum in the future?
Question 2
Question 3
What do you think are the key issues for the Museum
in getting there?
What key issues do you think should be addressed
in the Master Plan?
Responses:
Responses:
Museum gallery conditions
• Currently there is unsatisfactory lighting and ventilation in
the Museum building
• The displays are not of contemporary Museum standard
and show a lack of continuity
• Put valuable human resources to better use
Museum grounds
• Underutilisation of the wonderful real estate
• The grounds need to be landscaped properly and
‘cleaned up’ to become more visually attractive
• Items which are not relevant to the displays need to be
removed
Restoration of items of historical significance
• Restoration of the pump house and boiler house
• Removal of concrete blockhouse on top of the pump
house if possible
Exposure and strategic partnerships
• Outstanding location - take advantage of it
• Make local people aware of the Museum. Currently, for
each local visitor there are 13 overseas visitors
• Develop strong partnerships with like-minded groups and
organisations such as the South Bank Corporation
• Raise the Museum’s profile within its audience
communities, such as tourism, other Museums, and
educational institutions
Finance
• Development opportunities in the past have been limited
due to ‘shoe string budget’ and inadequate financial
performance
• Dependant on a large capital investment and an ongoing
revenue stream over and above that currently available
from entry charges, souvenir sales, tug boat trips and
current sponsorship
Connection to the Dry Dock and Brisbane River
• Currently physical barriers such as the Goodwill
• Bridge divide the site into a number of disconnected sites
bearing little relationship to each other, the dry dock or
the river
• Adequate, secure and well connected wharf facilities
Circulation through the Museum
• The path through the main gallery is unclear
• Once through the main building there are no paths or
markers to lead the visitor to the outdoor exhibits
Items of heritage significance
• Development of a Dry Dock interpretative centre
positioned within the framework of a specific area or
heritage precinct within the Museum
• Items which are not of heritage significance should be
identified and either removed, replaced or renovated,
such as the Paint Shed and Davenport Centre
Exposure
• Improvement of signage and information
Entry
• Currently hidden away from view
Commercial viability
• Café/ Retail/ Maritime business
• Revenue from functions
• Commercial frontages provided on fringes of site
New facilities
• A new building for added and included facilities
• Conference facilities
• Connected library, theatrette and research facilities
• Office space for professional Museum staff with
appropriate facilities
• Workshop and engineering facilities areas, storage for
large and heavy items such as machinery
• Storage facilities appropriate to the size and condition of
the Museum’s collection
• Improved security, generally and also for travelling
exhibitions
Responses:
A world class Museum
• Museum quality air and light within the Museum
buildings.
• That the Museum buildings take maximum advantage of
the dry dock, river and central location
• A place which is not just a repository for old things
To showcase maritime history
• To showcase the significance of maritime history of
Queensland, of Brisbane, of the South Brisbane and the
Town reaches of the river, and of the site itself
• To restore the items of heritage significance on the site,
including the dry dock, the pump house and boiler
house, the Superintendent’s Office and the railway line
To embrace the river
• For the significant riverfront site to become an integral
part of the community’s access to the river front
• For the Museum to come alive with interactive displays,
workshops and activities – people building boats, plaiting
rope, making sails
• For the exhibits to illustrate connections with maritime
history, new and old
To attract a diverse audience
• To attract a new generation of younger visitors/ members
• A family friendly Museum with landscaped picnic areas
with shady trees
• A visually attractive and exciting Museum to draw in the
passing public
• A bold, fast transformation
• For the Museum to be ‘opened up’ and its entrance to
become a statement
• To provide a southern beginning to South Bank
A financially sustainable Museum
• Long term planning for progressive development to
enable future expansion
• To seek appropriate opportunities to maximize the
income generating potential of the site
Accessibility
• Adequate access for larger exhibits
Transportation
• Pedestrians
• Must encourage public transport: Buses /Ferries/ Trains
• Better signage and visual connection to Vulture Street
railway station and the Mater bus station
• A visual connection to the river from the top end of Sidon
Street. This is the path taken by visitors by train and
would act as a guide to the Museum
• Parking for volunteers/ members/ workers
• A thriving hub for river traffic, with connections to the city
ferry service and other tourists charter vessels
Boardwalk
• It must be constructed so it does not disconnect the
Museum from the river
• It must be sympathetic to the history of the precinct and
the original function of the dry dock
• Will bring more people past, but how do you bring them
in?
• How do you resolve the confusion with entry?
• How is the wharf accessed?
4.0 Concept Development
4.1 Opportunities and Constraints
The preparation of a new Master Plan included public and stakeholder
consultation and the identification of opportunities and constraints.
The key points to emerge from these two steps are listed in the table below
and supported in the following opportunities and constraints diagrams. These
opportunities and constraints are detailed below.
Opportunities
Constraints
Extension of river boardwalk from
Southbank to Kangaroo Point Cliffs
Poor relationship between the
various exhibits on the site
Develop a new Museum building
Museums generally find it
difficult to self fund
Strong maritime history of the South
Brisbane Precinct and Queensland in
general
Maritime exhibits are typically
large and expensive to maintain
Size and location of the site and its
historical components
Neighbouring commercial
undertakings will be competitive
Need to clean up site
Local residential uses
Good exposure from arbour, railway
station redevelopment, and Goodwill
Bridge
Limited development area of the
site
Ability of the Museum to externalise
its displays
Issues arising from heritage
listing of the site
Commercial opportunities of the site
Other surrounding infrastructure
and the Goodwill Bridge
Volunteer contributions
Many potential access/entry
points
Surrounding education precinct,
creative industries and
complementary uses
Limited onsite and immediate
precinct car/bus/vehicle parking
Display for children
4.2 Heritage and Cultural Significance Report
Independent advice was sought to assess the heritage and cultural significance of
the site.*
The cultural significance of the site is set out in the citations accompanying the
various listings of the place and in a study carried out by Bruce Buchanan
Architects for the South Bank Corporation in 1999 and revised for the Queensland
Maritime Museum in 2005.
Generally it is agreed that the primary significance resides in the surviving
evidence of a dry dock of the late nineteenth century. In historical terms and as an
engineering work of some value the dry dock itself is of primary significance
together with those early buildings or items associated with the dock from that
time.
Buchanan’s study examines in more detail the later history of the place and
identifies some buildings and elements that contribute to a broader understanding
of the site. Even Buchanan makes a distinction between 19th century structures
and those constructed during the Second World War when the dock enjoyed a
revival in use and importance in the city.
The areas identified in the Buchanan study for future development appear to
relate to his informed appreciation of the cultural significance of the place.
In developing Buchanan’s appreciation of cultural significance within the site
distinction must be made between individual structures, elements and artefacts
that are related to and support the primary significance of the site as a rare
example of a 19th century dry dock and those other later architectural elements.
Some of the larger exhibits may have no direct relationship with the site but have
cultural significance of another order. That is, as Museum artefacts able to be
moved within the site, stored off site or disposed of. Like the later buildings these
must also be assessed within the primary theme of historical and technical
significance of the dry dock and the site itself.
Indeed taking a lead from the citation of the Australian Heritage Commission, the
dry dock might be seen as but one element in what was once an active and
important industrial precinct along the south side of the river from the Victoria
Bridge to the naval stores at the Kangaroo Point quarry and indeed the city of
South Brisbane itself.
The significance of the Museum itself located here since 1973 is not to be
dismissed. An understanding of the nature and potential of the Museum display
and its likely engagement with the South Bank and wider public is an important
part of any assessment of cultural significance and subsequent impact upon future
development of the site. A Museum management plan should form one starting
point for any Master Planning exercise.
It is thought that the provision of coffee shops or restaurants within the site to
ensure some income from rents or from food and beverage sales may be
accommodated without compromising the cultural significance of the place. An
increase in pedestrian traffic and the continuing growth of the Museum with
resultant new buildings and new exhibits is likely to be far more problematical. The
site is an important one in heritage terms and plans for its future should ideally be
part of planning studies which incorporate the wider historic theme of maritime
Brisbane and a broader vision for the south bank of the river. The site cannot be
considered in isolation and indeed the Museum will be largely dependent upon the
intent, the vision and the support of influential neighbours, both the South Bank
Corporation and the Brisbane City Council, in this part of the city to ensure the
conservation of the cultural significance of the listed place and a viable future for
the Museum itself.
* Heritage advice provided by Allom Lowell Architects
4.3 Site Analysis
4.3.1 Public Access and Circulation
Precinct Connections
The Maritime Museum site is exceedingly well served by all forms of transport,
and is well located within easy reach of the CBD of the capital of Queensland.
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The site lies within the inner city pedestrian precinct, at the end of the South
Bank Parklands, and adjacent to the southern exit from the pedestrian
Goodwill Bridge.
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The site has large exposure along most of its frontage to the South Bank
arbour and its continuation as a pedestrian/cycle path through to the
Kangaroo Point cliffs and beyond.
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Steep topography adjacent to Stanley Street and Dock Street inhibits access
along these boundaries.
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The site will have greatly improved pedestrian/cyclist access and exposure
when the South Bank boardwalk continuation is complete, linking South Bank
river promenade with the Kangaroo Point cliffs and beyond
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The site is close to South Bank Railway Station, to bus routes, and to ferry
stops
Local Connections and Internal Circulation
The site is well served with entry points, but internal circulation is difficult, because
of level changes and significant visual and physical interruptions caused mainly by
the bridge and the dry dock.
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The site currently has three major access points.
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Public entry is well located adjacent to Stanley Street, the Goodwill Bridge
southside landing and the South Bank arbour, but is somewhat hidden owing
to its recessed entry form.
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Service entry is available from both Sidon Street and Dock Street.
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Internal circulation is convoluted and difficult, largely because of the
interruption caused by the Goodwill Bridge and the dry dock itself.
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The planned South Bank boardwalk extension across the face of the Museum
presents both opportunities and issues in terms of increased exposure and
issues with security.
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Car parking stations are available within 5 minutes walk at the Mater Hospital
and South Bank.
4.3 Site Analysis
4.3.2 Surrounding/Existing activities
The Museum is ideally located within a matrix of supportive uses. The precinct is a
high volume tourist destination, and a local resident recreational destination. Uses
in the precinct which support the Museum activity include:
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the other arts and Museum facilities of the Cultural Precinct
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the educational/knowledge centre uses associated with the presence of
universities, TAFEs and schools
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food and beverage outlets
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boating and river recreational uses
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recreational parks, bikeways and gardens of South Bank and the river bank
boardwalks
4.3 Site Analysis
4.3.3 Commercial Opportunities
The Museum site is in a prime commercial location, with extensive exposed
frontages to high access pedestrian areas:
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The current premises inhibit access along the Sidon Street frontage, though a
redevelopment of these premises could open up the building at street level,
hence offering good retailing opportunities.
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The planned extension to the riverside boardwalk will radically expand
commercial opportunities along this frontage
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The Stanley Street frontage has a difficult topography which could inhibit
extensive commercial opportunities
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The Dock Street frontage also presents topographical difficulties, somewhat
dependent upon the sectional development of any future building along this
frontage.
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The Goodwill Bridge offers high exposure, but commercialization of this edge
would not be desirable given the public nature of the structure, and its need
for free pedestrian movement
4.3.4 Potential Development Sites
The site contains three major open spaces, which might be utilised for expansion
and development:
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The first of these is the large area of land to the west of the pump house on
the southern side of the dry dock. This site, which has a topography which
reflects the path of the historic railway line, is currently largely unoccupied,
faces north, is linked to the exit from the Goodwill Bridge so has good
exposure, and has a wonderful prospect across the dry dock towards the city.
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The second significant parcel of land includes and extends beyond the
existing sheds which lie to the east of the pump house on the southern side of
the dry dock. This parcel of land is the prime riverbank location within the
Museum grounds, with outstanding views to the city and the Town Reach and
directly adjacent to the new boardwalk extension.
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The third parcel of land is the largely open site lying to the north of the dry
dock, currently containing the lighthouse, sheds, and the lugger. This parcel
has excellent exposure to the planned extension of the South Bank
boardwalk, but is also a significant open space resource within the Museum
grounds.
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The current Museum building has potential for re-use and re-letting if
alternative premises were found for the Museum, and the site could also be
redeveloped with more extensive potential for income generation.
4.4 Master Plan Options
4.4.1 Project Vision
It is the intention of the Board to chart a visionary course for the next 10-20 years,
in order to create a world class Maritime Museum for Queensland. This Master
Plan therefore makes a set of assumptions which follow from this position.
• The new Museum would need to have an equivalent facility to its international
equivalents. A comparative study suggests that approximately 5000 sqm of
exhibition, storage, office and workshop space would be required
• These facilities would need to be of international Museum standard, to be able
to accept travelling exhibitions
• This suggests that new building is required
• Such a new facility will require supplementary income to enhance the current
operating budget, and the Master Plan must provide significant income
generating options
4.4.2 Options
Three options were presented to the Board for consideration
Option A - New Building
The site analysis clearly demonstrates that the preferable location for a new
Museum building is the large area of the site lying to the west of the pump house.
The advantages of a new building in this location are:
• Direct relationship with the dry dock, the Diamantina, and the Pump House,
solving the issues of a lack of connection with the current premises. The dry
dock and the Pump House were identified as the key historic elements on the
site in the consultant’s report, and it can be assumed that the new Museum
curatorial approach will focus on these elements.
• Ideal connection with the most desirable entry point at the drop-off of the
Goodwill Bridge
The expansive frontage of the Museum site, and in particular its exposure to the
soon to- be-extended South Bank boardwalk create issues of connectivity and
entry with a building in this location.
Also to be considered is the fact that the current ticketed entry policy of the
Museum alienates the historically significant dry dock from the public access.
These two facts suggest that a far preferable approach would be to run a free
Museum (as are the Queensland Art Gallery, the Queensland Museum and the
Queensland State Library), and to charge for specific exhibits (for example, the
Diamantina) and for special exhibits, including some travelling exhibitions, to
supplement income.
This makes for a highly desirable opening up of the grounds of the current
Museum, and solves a series of issues around ticketed entry points, particularly in
relation to the proposed riverside boardwalk extension. The free Museum option
depends upon the establishment of a business case which shows adequate
alternative revenue streams. Preliminary revenue calculations run on option A,
discussed later in this report, indicate sufficient revenue can be generated.
The new building frees up the existing premises for other income generating
purposes. It also allows the site to the east of the pump house to be used for
commercial purposes, but desirably co-locating some of the meeting
room/function rooms of the Museum here to save space and investment. The
restaurant/function centre site is a premier river side location that warrants this
level of commercial development.
The location of the new building would permit the Museum to remain operational
during construction of the new premises.
Option A Advantages
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new building
large site
linked closely to dry dock and pump house
good commercial opportunities
excellent link with boardwalk
north facing
good view over exhibits
excellent entry and easily serviced
compact management and security
excellent exposure
no interruption while building
Option A Disadvantages
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extensive project
security concerns with open site
loss of ticket income
reduced car parking space
Note: these disadvantages are all considered to be manageable
4.4 Master Plan Options
Two further options were explored which only involve expansion of the existing Museum
Option B - Expanded Current Facility
Option B Advantages
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medium sized project
visually connects with dry dock and pump house
Option B Disadvantages
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Museum operations interrupted during construction
existing Museum premises are poor quality and unsuitable for upgrading
large areas of existing site remain far removed from main premises
entry and circulation problems remain unresolved
minimalist approach that does not realise the potential offered by the site to put
the Museum on a sustainable footing
undesirable aesthetic/visual impact on the Goodwill Bridge
Option C - New Building connected to Current Facility
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his option proposes a new building attached to the current Museum, located on
the south side of the Goodwill Bridge.
Option C Advantages
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medium sized project
visually connects with dry dock and pump house
new building increases exposure of Museum to boardwalk extension
Option C Disadvantages
•
•
•
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Museum operations interrupted during construction
existing Museum premises are poor quality and unsuitable for upgrading
large areas of existing site remain far removed from main premises
entry and circulation problems remain unresolved
minimalist approach that does not realise the potential offered by the site to put
the Museum on a sustainable footing
undesirable aesthetic/visual impact on the Goodwill Bridge
4.5 Option A Master Plan Strategies
Stakeholder feedback on the three options supported Option A as the preferred option. Throughout the Master Planning
process, a real enthusiasm has been expressed that the Master Plan take full advantage of the incredible opportunities
which exist to develop a world class maritime Museum which properly expresses the depth and significance of Queensland’s
maritime history, and which also takes full advantage of the outstanding qualities of this central city site, with all its
associated maritime history and heritage artifacts.
Option A delivers this outcome, identifying a new site for a new Museum which will be highly prominent, easily accessed and
serviced, and ideally related to the remainder of the site and the external exhibits.
A summary of the salient aspects of Option A is presented below, supported by a series of diagrammatic analyses.
Issues / Objectives
Curatorial direction
and future space
needs
Future funding and
revenue generation
Historical significance
Strategies
The new Museum has variable and flexible exhibition spaces designed to
world class standards of air quality, temperature and light control. The
workshops are retained and enhanced as spaces for creative (maritime)
industries
Three locations have been identified for revenue generation - a
retail/restaurant/ function centre adjacent to the pump house on the river bank,
food and beverage/tourist uses adjacent to boardwalk, and the commercial
development of the current Museum premises
The new Museum building and associated development respects the heritage
significance of the site by establishing a meaningful connection between the
Museum, dry dock and the pump house. The scale and character of the new
development is in proportion to current development on the site and the
immediately surrounding developments. The new Museum itself will
significantly advance the opportunities for the historical interpretation of the
maritime history of Queensland the local precinct.
Internal functioning of
the Museum - current
and future needs
The new Museum building provides for new facilities of approximately 5000
square metres, which is equivalent to the area provided in similar international
standard Museums. This is a substantial increase over the existing facilities.
Urban design
considerations
Public access to the river’s edge generated by the proposed boardwalk and
associated civic space will increase the public exposure of the Museum. A
policy of free access opens up the heritage components of the site to public
access. Secure access is provided to the Diamantina and the dry dock from
the public space. The main entry to the Museum building remains adjacent to
the Goodwill Bridge drop-off point and the South Bank arbour. The new
buildings are of an appropriate scale to the surrounding context
Storage of significant
external exhibits
Significant external exhibits, such as the dry dock, the Diamantina, the
Carpentaria light ship, the light house and the like are integrated into the new
relationship of the Museum, the dry dock and open space.
4.6 Income Generation - Financial Report
Commercial Opportunities
Independent advice was sought to assess the commercial opportunities contained within the Master Plan. *
The assessment focused on 5 buildings identified as:
No. 5 New Function Centre
- 1300m² GFA
No. 10 Existing Museum Building
- 1445m² GFA
No. 12 Relocated Machine Shop/Workshop
- 140m² GFA
No. 14 Relocated Pattern Makers Shop - 20m² GFA
No. 16 Workshop/Storeroom
- 175m² GFA
The assessment explored possible uses and rents for the buildings and current market value yields to give indicative commercial
values for the development opportunities. Two options were assessed for building No.5 either as a new function centre or as a
commercial office above with ground floor retail / restaurant.
While the commercial office option provides a better yield it will require carparking which is difficult if not prohibitive to provide
on the site. Two options were also assess for the existing Museum building either as a refurbished retail / restaurant outlet or
a new commercial development with ground floor retail / restaurant. The new development option provides slightly less yield
than the refurbished option and as before requires carparking which is prohibitive to provide on the site. Car parking for
patrons and staff of commercial facilities is available at South Bank and the Mater Hospital. Good public transport services
are available.
The following table summarises the outcomes of the assessment.
Building
Number
5
10
12
14
16
Building
Area for
rent
purposes
sqm (NLA)
Base
Rent net
$ per
sqm, per
annum
Annual net
rents
Value at
yield of 7%
Value at
yield of 8%
Value at yield of
10%
Commen
t
Option 1 – As
function centre
OR
Option 2 – As
commercial
office , plus
over ground
floor retail –
restaurant
Existing
Museum
Building
Option 1 – As
existing
building
(median)
OR
Option 2 – New
build as ground
floor retail
Relocated
Machine Shop /
Workshop
1,300
$ 300
$390,000
$5,571,429
$4,875,000
$3,900,000
1,100
$320
$352,000
$5,028,571
$4,400,000
$3,520,000
200
$450
$90,000
$1,285,714
$1,125,000
$900,000
1,445
$280
$404,600
$5,780,000
$5,057,500
$4,046,000
With no
parking
1,000
$400
$400,000
$5,714,286
$5,000,000
$4,000,000
Will
require
parking
140
$400
$56,000
$800,000
$700,000
$560,000
Relocated
Pattern Makers
Shop
Workshop /
Storeroom
20
$600
$12,000
$171,429
$150,000
$120,000
175
$450
$78,750
$1,125,000
$984,375
$787,500
New Function
Centre
Will
require
parking
This site analysis indicates total rents derived could range between $936,750 to $993,350 per annum.
On balance, the commercial opportunities embodied in the proposed Master Plan provide attractive yields that offset
development costs and provide an ongoing revenue stream for the Museum.
* Financial assessment provided by RCP
5.0 Final Master Plan
Developed Design Option A
Commercial Opportunities
A number of commercial opportunities are incorporated within the Master Plan.
Option A has been further developed to present, in outline form, the design of the
proposed new Museum building and associated structures, the relocation of
existing on-site structures, the development of the public urban spaces, and the
provision of parking and servicing requirements. This concept has been
developed to enable preliminary costing and feasibility studies, analysis of
commercial opportunities, functional analysis and area studies of the new
Museum accommodations, and urban design integration with surrounding
precinct.
The key features and elements of the developed design are as follows:
Entry Plazas
Three major entry plazas form key access points to the site.
One major component is the restaurant/functions centre to the east of the historic
pump house. This component is deliberately located adjacent to the river bank
boardwalk, where it will have high exposure and outstanding outlook to the CBD
and both reaches of the river. The co-location with and connection to the
remainder of the new Museum allows it to service a number of
meeting/entertaining functions which would be included in the normal Museum
requirements.
The opportunity to let, and eventually redevelop, the existing Museum premises
provides a second major commercial income stream. The existing Museum
premises can remain in use during construction of the new Museum buildings. A
number of timber structures associated with the more recent history of the dry
dock site have been relocated adjacent to the South Bank boardwalk extension,
where they will benefit from high commercial exposure. It is intended that these
structures, which have a special charm appropriate to the maritime Museum, can
house tourist/retail uses appropriate to their riverside location, including food and
beverage outlets.
The primary entry point to the new Museum facility and main building is adjacent
to the Goodwill Bridge and the Arbor, at Stanley Street. This is the area of
greatest convenience, most pedestrian traffic and highest public and visual
exposure. It gives immediate at grade access to the proposed new Museum
building. This location is the closest entry point to the railway station, and bus
Options to develop more commercial lettable space on the site, including in the
stops.
area of the site currently suggested for the functions centre, did not produce
A second plaza is located at the eastern end of South Bank below the Goodwill significantly higher income, but would require substantial car parking provision,
Bridge, and would be developed in conjunction with the South Bank Corporation. which would not be achievable on the site. Such a use, effectively within the new
This plaza, located on the riverbank, picks up all the pedestrian and cycle traffic Museum development, would also be less synchronous with the Maritime
along the boardwalk, and gives immediate access to the major ground level Museum function, and so was not pursued.
spaces and open air exhibits of the Museum.
A third plaza is proposed at the eastern end of the site, at the point where Dock
Street provides the major service access to the site, and where pedestrians and
cyclists will arrive at the Museum from the eastern boardwalk along the Kangaroo
Point cliffs.
The two lower plazas are the closest access points to the ferry stop, which it is
proposed be located either immediately to the north or south of the Goodwill
Bridge, and linked to the proposed lift access to the Goodwill Bridge.
The three plazas take advantage of the points of maximum exposure of the
Museum, and create clearly marked points of entry to the Museum land. Under
the proposal for free site access, the plazas do not require ticketed entries to the
site. Should the new Museum require ticketed entry, the Stanley Street plaza
would be the logical entry point, giving direct access to the primary Museum
building.
Linkages
The two river bank plazas are connected by the proposed extension of the South
Bank boardwalk. These two plazas are also connected to the main entry plaza via
Dock and Sidon Streets, via the site using the proposed stairs adjacent to the
Goodwill Bridge, or a possible new lift linking the Goodwill Bridge with the South
Bank Boardwalk.
Additional vertical movement within the site utilises the proposed new staircase,
and lifts at each end of the new building.
The Master Plan proposes free entry to the site, making the site a public space
during opening hours of the Museum. There is therefore free movement across
the site during these hours, giving high exposure to the Museum and its charged
exhibits.
After hours, the site is secured by the closure of gates, the major perimeter of the
site being secured by the deliberate location of Museum buildings and structures
along the site boundaries.
The major Museum building operates over four storeys, with two double height
display volumes for large displays.
The ground level of the new Museum building forms the lower level display space
and maritime Museum workshops, which it is envisaged would form part of the
display. This is where small craft might be built or restored, and various marine
trades practised. This is an interactive area with the public, and opens out to the
lawns adjacent to the dry dock, where activities can also be undertaken.
The rear of the space is partly service and storage areas, and partly carparking,
accessed from the Little Dock Street entry.
The mezzanine level to this floor is the first level of offices and curatorial spaces.
The second major level is the Stanley Street entry level, and main entry to the
Museum. This again is a double height display/exhibition volume, with a
mezzanine office level to the rear, which expands out to Little Dock Street.
The main exhibition spaces are capable of opening through the equivalent of four
storeys for high displays, and both exhibition levels look out across the dry dock,
the Diamantina, the Museum lawns, cafes, and the river. Verandahs and walkway
links above the pump house and across to the function centre are also located on
this northern elevation.
All levels are serviced by lift access, stairways, toilets and amenities. The major
building contains two access/service cores, one for the Museum, including a
service lift, and one for the restaurant/function centre.
The restaurant/function centre forms an extension of the main Museum building at
its river end, and it ideally located to take advantage of high exposure and
Heritage approach
magnificent views from this part of the site. The restaurant includes extensive river
The Master Plan recognises the heritage value of the dry dock and pump house,
terraces, and is serviced from the Little Dock Street entry. The function centre also
and the significance of these two components to the success of a move to a new
international standard maritime Museum. Apart from restoration, particularly of the serves the meeting room/function requirements of the Maritime Museum.
pump house, no change is envisaged for these two components. The
The second new Museum building is a smaller building under the ramparts of the
development of a new Museum in the proposed location will further integrate
Goodwill Bridge, and is used for a combination of storage and display. It activates
these two historic components into the experience of the Museum. If the freethe northern edge of the dry dock, and conceals the otherwise undesirable
Museum approach is adopted, this will further enhance the exposure of the
elevation of the current Museum premises.
heritage components to the Australian public, and to international tourists.
The significance of the early railway line is also recognised and elements of the
form and location of the landscape remain. Other site structures which have no
special heritage significance, but which have been associated with the variety of
more recent uses of the site, are relocated, restored, and generally re-used within
the new Master Plan. Their condition, and siting, should be improved by the new
locations and uses.
Museum Buildings
Architectural Approach
The new Museum building is an outstanding addition to the South Bank
environment, designed to function as a Museum space of the highest quality, and
to have an architectural presence which is distinctive, appropriate, and which will
give the Maritime Museum a strong and memorable identity.
The building is simple and efficient in its form, giving the maximum enclosed
volume for minimum expenditure. It is oriented parallel to the dry dock and facing
north, for the best environmental outcome. The form and orientation makes
control of daylight and internal lighting straight forward and cost efficient.
Two new Museum structures are proposed. The first is the major new Museum
building to the south of the dry dock. A second ancillary building is proposed to the
The structure is likewise straightforward and efficient, with a modular extruded
north of the dry dock beneath the rampart of the Goodwill Bridge.
form, of constant span. The structure is skeletal and lightweight, giving flexible
The major new Museum building is a world class Museum, over four levels, large span internal volumes which can be easily adapted over time and as
providing a mixture of display, curatorial, office and service space of curatorial needs dictate.
approximately 5000 square metres. This area is similar to other international
standard maritime Museums, and is supplemented with extensive external display The light surface skin of translucent solar protecting polycarbonate provides
environmental control, and at night, is illuminated as a large lantern-like form,
areas, including of course the dry dock itself.
which will be highly prominent from all access points, from the freeway, and the
The Museum is envisaged as a non-ticketed Museum, with free access to the bridges. It is based on the same structural principle as ships with a simple skeletal
buildings and grounds. Ticketed access is planned for the Diamantina, and for frame and a lightweight functional cladding.
special visiting exhibitions or special temporary exhibitions. This approach brings
the Maritime Museum in line with the other cultural facilities along the south bank
of the river, and takes best advantage of the great exposure the site.
Should ticketed entry be required, the likely ticketed gate would be the Stanley
Street entry.
Master Plan Area and Cost Summary
Building / Function
Existing Museum Building
Existing Exhibition Space
Existing Office Space
Existing Reception
Existing Library
Reuse as Commercial Space
Subtotal
Existing Area (sq m)
Proposed Area (sq m)
1445 -
1445
1445
1445
Other Existing Buildings
Ships In a Bottle Building
Administration Building “Old House”
Members Facilities Building “Mess Hall”
Paint Shed
Davenport Centre
Workshop / Storeroom
Pump House
Machine Shop / Workshop
Pattern Maker’s Shop
Subtotal
27
67
116
43
49
175
315
465
20
1277
27 (relocated)
116
43 (relocated)
175 (relocated)
315
140 (relocated)
20 (relocated)
836
New Museum Building
New Exhibition Space
New Workshop Space
New Office Space
New Functions Centre
Subtotal
-
2280
1050
1700
1295
6325
New Storage Building
-
220
Total Area
2722 sq m
8826 sq m
The Building component of 6545 sq m, at an estimated cost of $5000/sq m, would have a construction cost in the order of $33 Million.