Opinion: Continuing Legacy, not starting a new one for Brisbane 2032

The Commonwealth Games of 1982 left Queensland a legacy in both built form (stadiums, venues, new roads etc) and the memory of the Games and the achievements of Australians (Raylene Boyle’s victory lap, Rob de Castella running to Gold through the Ivory Street tunnel where the blue lines of the marathon still are visible, Matilda the giant kangaroo etc) so we should embrace that legacy going into the Olympic Games and build on that legacy.

Importantly to me:

·???????? Sustainability and value are key factors in delivering city assets;

·???????? Our city has history (legacy), we need to embrace it for the Olympics - Legacy and social impact continue from prior through to the future.

Sustainability and Value

I may be alone in my perception of this, but there is a weird phenomenon going on recently that it is okay to knock over new-ish public buildings(i.e. built within a generation), especially the ones that appear on the world stage and keep old buildings (i.e. built several generations ago) for a long time. It has been mentioned for The Gabba, and also Sydney's Olympic Stadium that they need to be demolished and rebuilt.? What the actual!!!!!!.

I do not agree with this line of thinking, it seems far too wasteful and unsustainable to be thinking it is okay to replace these prominent public buildings in less than a generation.?

During the recent Olympic venues decision, my interest in this topic was piqued because discussions around stadiums like The Gabba being “at end of life” (quoted by a sports CEO on Brisbane Radio in March 2024, as well as a former Lord Mayor in April 2024) and not fit for purpose after 2032, when it was only fully rebuilt in the early 2000’s as a brand-spanking new stadium seem unsustainable – I have not looked up the old news articles from the early 2000’s, but I reckon the Gabba upgrade then was a “legacy stadium” and “built to last”.? Should we “Sue Someone!!” for a poor design brief, or for a bad design outcome (like my Generation Alpha kids suggest!)

How is it we think it is okay to build these very big structures with only a 25-30 year life before total annihilation befalls them? ?

This seems to be totally absurd that some of our most heavily invested public assets have very little life in them - or is that really the case?? Is it a case of "keeping up with the Jones'" trying to always have a brand-new asset for the latest sporting event, sporting team or international icon.?? Or as Ross Elliott recently wrote the next thing to "put us on the map"!)!!? Or is it other reasons that don’t financially make sense but somehow to keep everyone happy we need to start again. Any of these solutions are smply not sustainable thinking.

To the “keeping up with the Jones”, I say you can do that, but do it at QSAC which is due for an upgrade – it was built in the 1970’s, used for the 1982 Games and is now nearing 50 years old.?? Refurbishments keep it still useable and first class, despite the terrible temporary aluminium seating, which lacks shade and is designed in a non-compact format, and is ridiculously noisy walking up and down the stairs (Thraink, thraink, thraink!!).

From a Town Planning and sustainability re-use point of view the refurbishment of stadiums and the revitalisation of QSAC (formerly QEII Stadium and then ANZ Stadium and I am betting it might be QANTAS Stadium next), is the best value option.? With careful thought to surrounding land use improvements, it will be an even more amazing asset. (P.S. I do think we should make it a permanent option though, not a temporary stadium).

We keep old timber houses for longer in Queensland, constantly refurbishing, refitting and reimagining them. We keep schools, libraries, major bridges, parts of shopping centres (Indooroopilly) and gaols built of concrete, steel, and brick longer ....much, much longer.? Lots of important public buildings still stand and get refurbished and repurposed all the time – (i.e. Brisbane City Hall).? I am a fan of public assets being built with a 50+ year life to them which is more than one generation – minimum for important buildings, ideally 100+ years.? I accept there is refurbishment, refitting (like the Gabba needs to cater for more events, and more types of people/access) and sometimes new additions (i.e. Storey Bridge Hotel or Regatta Hotel extensions are great modern additions).? I just totally disagree and find it completely wasteful to have an attitude a public building can only be razed to the ground and start again to make it any good - especially the really really expensive ones required for 2 week events or sporting teams that will drop attendance numbers as soon as they drop down the season ladder (and so go largely unused).

Sort of ironic the stadium to be razed was built at about the same time as Lang Park Stadium (Suncorp Stadium for you young folk? and corporate types), and it hosts 3 sporting teams all year (Broncos, Reds and Roar) plus bucket loads of concerts?or events and no one is suggesting it is at end of life!!!!

Legacy – the past and future collide

I love the idea of the QSAC refurbishment and repurpose for the Olympic Games (as also mentioned by respected colleagues Matt Gross and Andrew Fraser in comments/articles earlier in 2024).??

I think from a Town Planning point of view it makes a huge amount of sense to re-use an asset we already have in land and in use for the same use and better uses.? The land is already formed up (levelled) and access is abundantly easy (surrounded by main roads), the zoning is right and it is well serviced by urban services, with plenty of space for increased assets and density on site (it is not greenfield, granted that, but there is heaps of open spaces on this site!)

To be honest, I thought the Victoria Park stadium idea was also a good idea, and in some respects better because it is closer to more public transport options.? But I do think Victoria Park is not in the spirit of legacy – legacy is not only about the future but recognising the past legacy - which in this case is what the Commonwealth Games left us in the form of QSAC.? Continuing that legacy is, I think a better option, and to ignore that legacy is somewhat hypocritical if all you are doing is talking about future legacy!? We should use QSAC for the Olympics, that is a great legacy continuation.? Plus Victoria Park has no immediate sporting team need, right – we have not added a new team to our fair city recently, so there is no justification for a new stadium).

I get it, QSAC is not as easy to access as Suncorp Stadium or the Gabba (or Victoria Park), from all corners of the city.?? I would argue it is still a great option and the access retrofit is not that hard to imagine.? We have world-class transport planners in this state/country and with some work it is abundantly clear to me, with all my experience, that access by bus to the South-East Busway/Brisbane Metro and down to Altandi station will be easily created.? We have plenty of space on Mains Road or the link through to Griffith University.? The dozens of trees to remove is not an environmental disaster - and actually, if the link is done well it could be a really amazing environmental arbour (think Southbank bougainvillea arbour) with native plants and roofed structures with green sides and tops, shared during events with humans.?? There will also be the usual Mt Gravatt, Chermside and City bus route options on “game day”, similar to what our other major Stadiums allow for – this will get the masses in and out really well, just like our other venues.? I get that the walk is not so convenient to local pubs and restaurants, but this can be fixed with some bold town planning changes (local zoning changes around/near QSAC).

While QSAC might not be the best positioned, it does not mean that we cannot achieve great transport connections and on the ground outcomes.??Plenty of arenas around the world are not in the centre of cities – I think our city will be okay with this outcome.?

From a Town Planning point of view, I think we should get in and rezone a lot of area – I mean a lot of area - around QSAC (1km north to south-east radius, plus lineal rezoning along Mains and Kessel Roads for 3km minimum) and invite private development investment onto the QSAC land. Make it a true mixed-use development, Public-Private development, like the achievements at Southbank, RNA Showgrounds, and the Roma Street development.?

I foresee investment on-site in the form of restaurants, takeaway fast food, commercial buildings and retail will benefit the QSAC users and the wider region. Plus the linear zoning along the main roads will help provide other opportunities for patrons – trust me I worked at Sunny Court Restaurant in my Uni days, which was located on Leadenhall Street/Mains Road back when the Brisbane Broncos played at QSAC, and there were plenty of people who walked and took a taxi to or from the game to dine at a 5-star restaurant before or after the game.? Much like people do in Caxton Street now when going to Suncorp Stadium.? Sure, it is a 1.3km walk or a short taxi ride, but it did not bother the Broncos patrons too much and the restaurant was full around games, all the time. The area is just missing ALL of the services that go with a world-class stadium, like pubs, accommodation and other entertainment options.? So lets facilitate and actively encourage ALL the service into the area.

With a little rezoning, some development incentives and also a smattering of Value Capture Charges for the upzoned land, the payback will be through an awesome venue and a suburban precinct creation.? It is a prime area for Economic Development Queensland to get involved in (if they are not already primed to go in…….) or create another Southbank Corporation at QSAC.

To me this is also a great planning opportunity to link the SEQ Busway and the City-Gold Coast Train line and the Brisbane Metro with high-frequency services right through Sunnybank and Mt Gravatt, plus rezone a key suburban area for some higher and better uses (especially parts of Kessels Road).? Suburban renewal is a big opportunity for the property industry, and this is one place that could benefit from urban renewal (not so much because it needs it, but because it is so well located)……and that will “bleed” renewal into surrounding areas too, creating a multi-fold benefit, like what has happened to suburbs around Chermside urban renewal.

Around QSAC we must consider upping the height limit, changing or mixing the land uses - and then connect this all with direct public transport options.? In spatial terms it would be like a mega “X” pattern between the main M1 busway, the train line and the existing key Mt Gravatt and Sunnybank centres. If the planning is brave it could have some amazing density and city-shaping outcomes along 3km long new development spines (obviously not 100% of the 3km between QSAC and Sunybank station, or QSAC to Garden City).

True Legacy

After all, this was the original idea of getting the Olympic Games to SEQ – it was to improve public transport and thrust new life into the SEQ region.? We have the legacy planning, structures and land uses, so why not “Go for Gold” and improve those legacy items making it an even longer-lasting legacy into the future?? Even if it is only in a handful of suburbs that ultimately get the benefit around QSAC it is at least achieving a part of the Council of Mayors (SEQ) original proposal.

Lastly - while I have your attention - please build a permanent Stadium. Make it so the new QSAC can host not only athletics but also key sports games, concerts or even major conferences/trade shows.? I think a permanent stadium seating 65,000+ (preferably 80,000+ with a 100-year design life, save for refurbishments every few decades) is a true legacy and QSAC will be a much better asset for Queensland.?

While I get the political decision of "not spending more money than the Gabba rebuild would cost"; I think now is the opportunity to get a third key 65,000+ stadium built for Brisbane, because the opportunity might not come along again for many decades. ?Paying for it through Value Capture Charges to the upzoning of the suburbs around QSAC is one way to neutralise the sting of those extra stadium costs, plus the permanency of seating will give it a better chance of payback through ongoing use/rental for events.

The alternative is to keep the phenomenon of thinking it is okay to knock over important public buildings every 25-30 years and the cost over 100 years of doing this will be (in today’s dollars) an astounding $9.2 billion for 4 new "Gabba-like" stadiums which are replaced every 25 years ($2.3 bn x 4), instead of $3-$5 billion for one significantly refurbished Gabba every 25 years ($0.75 bn x 4) over the next 100 years!!! (is that not also a Legacy to leave money in the kitty for other key things in society?)

Also, I am all for new stadiums and sporting events, icons of entertainment and the like. I just don't subscribe to the view that a public buildings life is less than 50 years (think QPAC, Boondall Entertainment Centre, and all of Queensland’s University campus buildings).

Remember, the 1982 Commonwealth Games not only left physical infrastructure but also contributed to Queensland’s cultural heritage which is a legacy to love and still value.

Balancing modernisation with preservation remains a critical consideration for sustainable development, and that is why QSAC upgrades with significant land use changes and transport around the site is the best choice (but please do it as a permanent stadium so we can enjoy more world-class concerts, more sporting events like athletics, football and perhaps even Monster Trucks!!!!, and use the built structure and grounds to host trade shows/conferences etc.).