Thurla Industrial Park has been strategically developed as a dedicated industrial precinct, providing industrial businesses the opportunity to be located within a non-urban location, minimising impacts to surrounding neighbours, but with the added bonus of being a short drive to other commercial and retail facilities, and residential accommodations ...more
R.M.B 150 Red Cliffs,
Victoria, 3496, Australia.
Ph: +61 (0)3 50241203
Fax: +61 (0)3 50242285
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Figure 13: Thurla Structure Plan, extract from Mildura Planning Scheme, Municipal Strategic Statement (Clause 21.04)
Figure 14: Zoning Map
Zoning Map Legend:
Figure 15: Overlay Map
Thurla Industrial Park
The property is also subject to the Design and Development Overlay 4 (DDO4) as per the Mildura Planning Scheme. The purpose of the overlay is to encourage attractively designed industrial estates, buildings and sites.
The Mildura Planning Scheme states within the “Vision and Strategic Land Use Framework”, (Amendment C38, 30th October 2008) that, in the Year 2030: The Mildura Rural City Council (MRCC) will have a population of approximately 86,000;
That the region’s industrial needs will be well served by established and well designed urban and non-urban industrial precincts at Mildura, Red Cliffs, Irymple, Merbein, Thurla and Kulkyne Way.
Within the “Strategic Directions” of the Mildura Planning Scheme, it is stated in Objective 4 that MRCC will provide an adequate supply of industrial zoned land and direct future industrial development to appropriate locations. The strategy is to encourage short term development of land at Thurla and Kulkyne way for industrial land uses which may require significant land holdings and/or buffer distances to sensitive land uses. The implementation also states to: “Promote and encourage the relocation of the freight gate from Mildura CBD to Thurla”.
“Mildura Rural City Council has acknowledged the need for adequate industrial land to grow the region’s opportunities, as identified in the 2006 Industrial Land Strategy. A key development is the Thurla Industrial Estate located approximately 10 kilometres from Red Cliffs. Sites within the Thurla Industrial Estate have been earmarked for heavy industry such as road transport, fuel distribution and manufacturing. It is also anticipated that one stage of the Thurla development will be a sustainable eco-industrial park”.
As per the Mildura Planning Scheme the land is zoned Industrial 1 (IN1Z) which seeks to provide for manufacturing industry, the storage and distribution of goods and associated uses in a manner which does not affect the safety and amenity of local communities.
Following the 2006 Industrial Land Strategy, Mildura Rural City Council acknowledged the need for adequate industrial land to grow the region’s opportunities and demand. The key development was identified to be the Thurla Industrial Park. Sites within the Thurla Industrial Park have been earmarked for heavy industry such as road transport, fuel distribution and manufacturing. It is also anticipated that one stage of the Thurla development will be a sustainable eco-industrial park.
The area, locally known as Thurla, has been designated as the preferred site for the relocation of the Mildura freight gate, in line with the Mildura Transport Plan. An intermodal freight centre, together with the relocation of fuel depots from Mildura, freight yards and possibly grain facilities, is a Council preferred option. The proposed Mildura Freight Centre, on present indications may be eventually sited on the vacant land on the opposite side of Benetook Avenue.
A Rail Freight Impact Study prepared in September 2008 for the Mildura Development Corporation (formerly known as the Sunraysia Mallee Economic Development Board) by GHD also recommended, development of a 24 hour, 7 day-a-week intermodal terminal at Thurla and implementation of the rail and road bypass of Mildura to Yelta via Thurla.
Proposed Intermodal Freight Terminal
The “Mildura Transport Plan for Long Term Regional Development” report, prepared by GHD in May 2005, outlined a staged development to implement the overall strategy, including the proposed Intermodal Freight Terminal at Thurla as per the plans displayed below.
It is noted that the implementation of the recommendations with the “Mildura Transport Plan” and “Rail Freight Impact Statement” are reliant on State and Federal Government funding.
Figure 16: Mildura Transport Proposal Plan Stage 1, Source Mildura Transport Plan Report prepared by GHD
Figure 17: Mildura Transport Proposal Plan Stage 4, Source Mildura Transport Plan Report prepared by GHD
Industrial in the Mildura Region
Much of the industrial land within the Mildura Region is ad-hoc, generally smaller sized allotments and within urban fringes; this is what makes the Thurla Industrial Park unique.
Thurla Industrial Park has been specifically designed and developed to open up land for industrial uses that tend to be of a larger scale and without the issues of urban neighbours.
Figure 18: Source Building Commission Victoria (original source building surveyors)
In excess of $168 million of building permits were approved throughout the Mildura Rural City Council area in 2011. There were 1,026 building permits approved in 2011 compared with 1,178 in 2007.
Value of building approvals over the last 5 years (2007 to 2011) has totalled in excess of $684 million of which $123 million has been invested in commercial, industrial and retail development.
Of the $45 million invested in retail building approvals over the last 5 years, 42% ($19 million) of this was approved in 2011.
Figure 19: Data and statistics obtained from the Building Commission, relating to value and number of permits issued by MRCC from April 2008 to March 2012
Filtered town water, single and three-phase electricity, mains gas and telephone services have been provided to each of the lots within the Park and can be connected to any major development.
The industrial estate and any development on the subject property will have sewerage effluent disposal by means of specialised septic tank systems and no mains sewerage services are presently available.
Benetook Avenue is a bitumen sealed arterial roadway of good standard that provides access to and from Mildura. The government road adjoining the northern boundary is gravel surfaced only. The Park’s internal road networks, Greentek Court, Beasley Drive and Stonehouse Court are each fully bitumen sealed to industrial road standards.
Soils and Topography
The subdivision is flat to gently sloping in topography and comprises predominately Mallee sandy loam, typical of the general area and which may have some limestone evident in the subsoil. Nearly all the land has been cleared and has previously been utilised for dryland cereal cropping.
Today and Beyond
Much thought and resources has been committed into the immediate and long term investment and development of the Thurla Industrial Park. This development provides an opportunity for industrial businesses and the Mildura economy, which may not have been achievable just 10 years ago.
Media announcements from the State Government and Mildura Rural City Council have indicated a promising outlook for the Thurla development, including support to develop a rail freight centre within the precinct, as previously mentioned within this report.
Today’s indications are encouragable, however, no guarantees can be committed to the future of the regional freight centre or solar park developments, as they are heavily dependent on Government funding and commitment from private developers, all of which carries a level of uncertainty. It is considered that even with this uncertainty the potential for this development is extremely viable and the opportunity it provides for industrial business today and into the future is extremely positive.
The Mildura Rural City Council’s population has been growing at 0.8% per annum.
As at 2008, the Mildura region economy generates $2.788 billion in Gross Regional Product (GRP) per annum and is diversified across agriculture/horticulture, advanced manufacturing, logistics and services.
The majority of residential development and population growth has occurred in urban Mildura and particularly in the southern part of the urban area.
Mildura is also a popular tourist destination, boasting delicious local produce, breathtaking natural beauty and a glorious Mediterranean climate, not to mention the Murray River. The Mildura region also offers endless outdoor activities, rich history and heritage, shopping, and award winning restaurants.
Mildura Region Fast Facts:
Mildura is located on the NSW / Victorian border of the Murray River and is situated in Victoria’s north-west. Covering around 10 percent of the state’s area, its landscape ranges from precious Mallee vegetation to grain farms, intensive horticulture, vibrant towns and the beautiful banks of the Murray River.
Mildura is the major service centre serving the needs of residents and visitors in the north-western part of Victoria and adjoining areas in New South Wales (NSW) and South Australia (SA).
The facilities and services provided in Mildura to serve this wide catchment are extensive and include shopping, entertainment, professional and business services, health and education, civic and government services, and so on.
The population of the Mildura region is 61,457 and consists of 54,337 in the Mildura Rural City Council area and 7,120 in the Wentworth Shire Council area.
Mildura is quickly being identified as a lucrative location for business and conferencing events. From the events held in the 2011/2012 financial year expectations are that the economic benefit generated is to be calculated in excess of $7 million, maybe even closer or even more than $8 million (these are approximate figures at time of printing, these figures will be finalised in August 2012).
Mildura is approximately 550 kms north-west from Melbourne and some 400 kms north-east from Adelaide. Mildura has daily direct flights to Melbourne through REX, Qantas and Virgin Australia airlines. REX also provides direct flights to Adelaide, Sydney and Broken Hill.
“About 200,000 passengers passed through the Mildura Airport last year, making it the busiest regional airport in Victoria.” Said Deputy Premier for Victoria, Hon Peter Ryan, on his visit to Mildura (23rd February 2012).
The purpose of Mr Ryan’s visit was to announce further funding of $2.2 million towards the upgrade to the Mildura Airport, this is on top of the $3 million already committed by the Victorian Government towards the upgrade. Works are expected to commence mid July 2012.