With 4,000 pages of planning documents for the Macquarie Point stadium lodged, details are emerging of the sporting fixtures the stadium could host in coming years.
The figures have been broken down in a new analysis from consulting firm KPMG — while updated design documents outline how cricket, soccer and rugby might work at the new arena.
They've been divided into 'core' events — those which would be expected to be staged at the stadium — and 'optimistic' events, which could be staged, but are less likely.
According to KPMG, the bulk of the event days will be reserved for the Tasmania Devils football club, which will be the anchor tenant of the stadium.
The men's team is slated to play seven home games at the venue every season with an expected average attendance of 20,825, while the AFLW team will play three games in front of estimated crowds of 4,900.
The new stadium is expected to host one finals fixture every four years, drawing a capacity crowd of 23,275 fans, while a combined 8,550 fans are expected to attend an AFL and AFLW pre-season clash at the stadium.
Interestingly, under an "optimistic" scenario, the state government could attract a club other than Tasmania to play a home game at the stadium — but that would require separate "event attraction" funding.
Financial documents have also for the first time quantified the economic impact of the creation of the new Tasmania Devils AFL club.
The "incremental benefits" the Devils will create include $87.96 million from the birth of a local "AFL industry", $29.9 million in "health and productivity".
The club will also require 135 employees, based on advice from the AFL.
The stadium must be built in time for the 2029 AFL season per the state's licence agreement with the AFL.
Should the Devils be forced to play elsewhere from 2029, they'll be eligible for a yearly $4.5 million "top-up" payment from the Tasmanian government.
Regular Test match cricket could be played in Hobart if the stadium is built.
Advice provided to KPMG from Cricket Tasmania and Cricket Australia indicates that, following a successful Sheffield Shield trial, an annual Test could be scheduled in Hobart from 2031 with crowds projected at 14,088 per day for an average of four days.
It's anticipated the stadium would host both a men's and women's T20 or One-Day international clash each year, as well as four Big Bash League and four Women's Big Bash League games.
However, the stadium's financial impact report acknowledges that negotiations between the state government and Cricket Tasmania are ongoing in regard to transferring matches currently played at Bellerive Oval — including Big Bash and international games — to the new stadium.
The planning documents reveal an updated design of the stadium precinct, that show a practice wicket facility featuring 14 pitches located at the north-east edge of the arena.
While hawk-eye ball-tracking analysis shows the roof will be in little danger of being hit by cricket balls.
The documents also reveal the arena will feature a drop-in wicket prepared off-site, with special provisions made for a "drop-in cricket wicket transporter" truck to access the arena via Evans Street.
Despite no option for a rectangular seating configuration, proponents hope the stadium attracts major soccer fixtures, including Socceroos and Matildas internationals.
In the early days of stadium planning, retractable seating was considered so the arena could partially convert into a rectangular configuration, but the idea was abandoned.
KPMG has accounted for one Socceroos and one Matildas clash every four years, with crowds of 22,050 people.
These 'Tier 2' matches would be non-tournament qualification matches (such as World Cup qualifiers) or friendlies against 'lower drawing' nations.
A-League matches have also been considered, with an A-League/A-League women's double header included as an "optimistic" event.
The state has previously partnered with Western United to play games in the state, but the report notes that the construction of United's new home facility in Melbourne could spell the end of its association with Tasmania.
That could result in a new partnership between the state government and a separate club, with a crowd of 8,575 predicted for a potential Melbourne City men's and women's double header — that crowd number would be high, but the report puts it down to the fixture's "one-off" nature.
Football Tasmania has previously called for a standalone rectangular facility for soccer, which would host A-League and A-League W games, but that has so far not progressed.
Event attraction funding would be required to lure a National Rugby League club to Hobart, but one NRL fixture, with a crowd of 17,763, has been included as a stadium 'core event'.
More optimistically, the report considers an NRL Women's State of Origin clash in Hobart once every five years, while a Super Rugby clash has also been considered, but is also less likely.
And while not listed in KPMG's event schedule, the Cox Architecture Stadium Design Description document outlines 2029 Women's World Cup and World Series Rugby 7s matches as a possibility.
Hobart has previously staged rugby successfully, including a crowd of 11,752 at an NRL trial clash between the Melbourne Storm and Brisbane Broncos at the North Hobart Oval in 2012, and a Super Rugby fixture between the Melbourne Rebels and NSW Waratahs drawing 9,750 people in 2013.
More recently in 2017, 6,823 fans gathered for another NRL trial match between the Canterbury Bulldogs and Storm.
Cost:
The stadium cost plan is $715.5 million, but when escalation (potential fluctuations in fees, materials and labour costs) is included, that rises to almost $775 million.
The Macquarie Point Development Corporation is confident it can deliver the stadium within its $716 million budget by finding tweaks to the design as planning progresses.
The money is coming from the Tasmanian government ($375 million), borrowings ($85 million), the AFL ($15 million) and the Commonwealth ($240 million).
Separate to the stadium, the Tasmanian government has also promised $12 million per year over 12 years in start-up costs for the new AFL club.
The stadium is supposed to be ready for the 2029 AFL season, and the state government is responsible for any stadium cost overruns.
Tasmanian Sport Minister Nic Street said government would go to the private market for investment for any shortfall.
The government will also need to pay the new AFL club an extra $4.5 million if the stadium build is less than 50 per cent complete by October 2027, and another $4.5 million if it can't host matches in the 2029 season.
Cost benefit:
The KPMG's cost-benefit analysis included in the submission takes into account the cost of construction, an operating subsidy of $231.5 million, the funding needed to attract events and the state government's start-up funding for the new AFL club.
It also looks at quantifiable benefits such as increased income for Tasmanian businesses and increased community pride.
With all that taken into account, KPMG has estimated a net cost of $237.07 million, with a benefit-cost ratio (BCR) of 0.69.
KPMG says that's not unusual for a project where a lot of the benefit can't be quantified.
The Macquarie Point Development Corporation says it's a good outcome given the Allianz Stadium in Sydney had a BCR of 0.62 and the Townsville Stadium had a BCR of 0.21 — but both stadiums "continue to operate successfully and deliver benefits to residents".
Economic impact:
KPMG's economic impact assessment finds that the stadium's construction will add $250 million to $269 million to Tasmania's gross state product (GSP) and create between 1,510 and 3,229 full-time direct and indirect jobs.
It projects that real income per capita will increase by somewhere between $175 and $271 between 2024-25 and 2028-29 in the construction phase, and between $191 and $242 per person a year on average during its operational phase.
Once the stadium is operating, modelling indicates an uplift in GSP of up to $32 million a year, largely due to spending by interstate visitors over the whole of their trip to Tasmania, and about 200 ongoing direct jobs.
The modelling also projects Tasmania will benefit from $50 million in retained spending — from Tasmanians who attend a game or concert locally instead of flying interstate to see it.
Transport:
If you think you are going to get a rock star park right outside the stadium, think again — there will be no public car park at the stadium.
Instead, punters will be encouraged to catch a bus, ferry, ride a bike, or walk.
Traffic modelling is based on 60 per cent of stadium-goers using public transport.
And developers say under that scenario, on an event night traffic congestion would be better or comparable to the typical weekday morning peak period.
Although modelling does show a big concert attracting around 31,500 people could create overcrowding on traffic routes, including the Tasman Bridge which would be over capacity.
And concerns have been raised about what happens when there is an AFL match, cricket at Bellerive Oval and a cruise ship in dock with close to 5,000 people aboard.
Developers say that's when forward planning is needed and requests to AFL scheduling would need to be made.
Given the traffic modelling depends heavily on people taking up the public transport options, what are they?
There will be four park and ride facilities in Kingston, Rokeby, Midway Point and Claremont.
It's hoped rapid bus services between the CBD, Glenorchy, Kingston and Rosny Park will be in place by the time the stadium opens. If not, extra bus services will be available on event days.
There's also the proposed Northern Access Road which would provide direct access from the Tasman Highway to the north of the port.
The road then morphs into a bus interchange at the stadium, allowing fans to come into the arena at the concourse level.
And there are plans to expand the ferry service to six locations around Hobart.
The government said the Northern Rail Corridor will be a vital part of the transport plan for the stadium, but didn't elaborate whether it would be developed for light rail or a bus service.
If none of that works for you, then there's a taxi or rideshare option, although there will be no drop-off area reserved at the stadium — you'll only get as far as the CBD.
For the 40 per cent of people expected to drive themselves to the game, there are around 4,000 car parks in the CBD.
Access for patrons with a disability would be through two drop-off sites — one at the western end of Evans Street and another at the event bus plaza.
Construction:
The stadium is scheduled to be ready in time for the AFL season in 2029, with construction expected to commence in late 2025.
That hinges on all going well with the approval process and the signing of contracts with builders.
There will be 1,510 to 3,229 full-time jobs during construction which will be broken up into six stages.
1. Site establishment (9-11 months)
2. Bulk excavation (8-10 months)
3. Substructure (5-7 months)
4. Structure and roof (25-30 months)
5. Services and finishes (12-15 months)
6. Landscaping (8-10 months)
The materials used will include structural steel for the frame of the stadium and precast concrete for seating.
The roof is made of translucent ethylene tetrafluoroethylene (ETFE) pillows over a hybrid frame of steel and locally grown and sourced timber.
Around 180,000 tonnes of material will be excavated from the site to prepare for construction.
That will mean trucks coming in and out of the site every four to six minutes.
Because the soil is contaminated, samples will be taken for testing and then taken to the appropriate tip site depending on the classification of the material by an environmental scientist.
The existing main sewer line running through the site will be relocated before construction starts.
The highest likely levels of vibration and noise will be during the excavation of hard rock over a period of 13 to 17 months. Sound levels could be in the order of 120 decibels.
Piles will be drilled into the site and the report raises risks of landslip, ground subsidence and liquefaction.
The structural frame of the stadium and roof will be erected using large cranes inside the stadium bowl area.
The use of electric-power cranes is being considered to reduce construction noise.
Generally, construction will happen during daylight hours in a bid to minimise disturbance to residents and businesses.
And noise control measures will be put in place.
The Goods Shed will be dismantled and relocated to the northern part of the site.
Facilities:
What facilities will there be for punters, besides a seat in a stadium?
Of course, there will be places to buy a pie and hot chips at half time and food and beverage outlets on the ground level.
There will be corporate boxes, media areas and meeting rooms on levels 2 and 3.
At the field level there will be change rooms and facilities for home and away teams.
Conferences and functions will also happen at the stadium, with a 1,500-person function room with views toward kunanyi/Mt Wellington in the internal concourse area.
And if you are really keen, there will be stadium tours operating.
The Goods Shed will be also be fitted out for events and there will be a mixed-use zone outside the stadium with shops, bars and restaurants.
Timeline:
Now that the stadium documents have been submitted, the Planning Commission is expected to take up to 12 months to assess them.
After that, the stadium must pass both houses of parliament, which could happen by the end of 2025.
Construction is planned to begin in late 2025.
The Tasmania Devils will enter the VFL (a "reserves" competition for the AFL) in 2026, the AFLW in 2027, and the AFL men's competition in 2028.
The men's side will play its first season at Bellerive Oval.
The stadium is then expected to be completed by the end of 2028, before AFL overlay and other events works are added, running into the first six months of 2029.
The plan remains that the stadium will be ready by round 1 of the AFL men's season in 2029.
Each of these dates is specified in the Tasmanian government's contract with the AFL and they remain in place, although a financial penalty will apply should the stadium not be ready in time.
AFL team:
The stadium was a prerequisite for the AFL to grant Tasmania a club licence — so, unsurprisingly, football is the main game.
The stadium will host seven home matches for the Devils' men's team and three home games for the Devils' AFLW team, plus a pre-season match for each competition.
It will also be available to host Tasmania Devils Victorian Football League (a second-tier competition) and Victorian Football League Women's (VFLW) matches and Tasmania Devils Academy matches, and local league finals competitions.
Other sports:
The Macquarie Point Development Corporation and state government are at pains to ensure people know the stadium is not just for footy.
The application to the Planning Commission makes a point of mentioning that the stadium roof has been designed with cricket in mind.
The application says modelling based on Hawk-Eye camera data indicates "very low likelihood of contact between the roof and cricket balls".
The stadium will be able to cater for four Big Bash League games and four Women's Big Bash League games, as well as one test match and a women's One Day International or T20 match.
The stadium paperwork also flags the prospect of attracting national soccer teams, the Matildas and Socceroos, for friendly games or qualifiers, and the capacity for rugby league and union games.
The stadium will be in competition with other cities to attract international sporting content, such as soccer and cricket.
The site:
Macquarie Point is a 9.3-hectare piece of land wedged between Hobart's historic waterfront, a working port and a highway.
It's mostly reclaimed land once used as a farm, abattoir, lumber yard, rubbish disposal, freight and a rail yard.
The government originally planned to build apartment buildings on the land, along with an Aboriginal truth and reconciliation park.
Those plans changed when the AFL decided it wanted a stadium on Macquarie Point.
Goods Shed relocation: A circa-1915 railway goods shed sits right in the middle of the proposed stadium, and its heritage listing this year means it can't be demolished.
Instead, plans are being developed to relocate the shed to the north of the site, to be used as an events space physically separate from the stadium.
That will require an approval conservation management plan.
Aboriginal recognition: Tasmania is the only state without a statewide Aboriginal cultural centre, and the Aboriginal Heritage Council was disappointed that plans for the centre had been removed from the Macquarie Point precinct.
In its place, a "Aboriginal Culturally Informed Zone" was added, wedged between the stadium and the highway.
Consultation with the Aboriginal community is described as ongoing, and designs haven't been released.
Wastewater treatment plant: A sewer main runs under Macquarie Point, and its removal is meant to start in late 2024.
It runs to the Macquarie Point wastewater treatment plant, which is to be replaced with a pumping station by 2027.
This coincides with planned upgrades to the Selfs Point treatment plant, further up the Derwent.
This will all cost $314 million.
Sightlines: The documents say that the stadium will represent a significant "visual change" for the Hobart CBD, but that it has an "entitlement" to be seen as a public building, landmark and point of reference.
But its visual impact on the Hunter Street heritage buildings — which it sits behind — is described as "low" because of its setback, and use of a domed roof.
It does, however, present as a "prominent element" from most viewpoints around the Hobart CBD.
The stadium will obstruct two viewpoints from the Cenotaph, will impact visibility of the night sky when lights are in use, and appear most prominent via views from across the Derwent.
Port operations: The noise and light created by the stadium is not predicted to have impacts on the operations of the neighbouring port.
The documents show that the upgrade of Macquarie Wharf – which is required to enable Commonwealth funds for the stadium – are expected to occur at the same time as the stadium.
The Tasmanian government and Commonwealth remain at odds over the cost of the wharf upgrades.
Events:
The stadium was a requirement from the AFL for Tasmania to have its own team, so football is obviously the primary use and purpose.
It will host seven Tasmania Devil home games per year, with an average attendance estimate of 20,825.
An eighth game could also happen, if another AFL clubs chooses to play a home game there against Tasmania.
The other home games will be played at a redeveloped UTAS Stadium in Launceston.
There will be three AFLW matches per season with 4,900 crowds expected, and one men's and women's preseason game each.
What other sports could play there? Using a stadium for just a handful of AFL matches per season would exacerbate any financial losses that the stadium incurs, so other sports will be needed to pad out the calendar.
It’s expected to host four Big Bash League (BBL) men's cricket matches per season with average 10,413 attendance predicted, and four women’s matches.
After that, the stadium starts to compete with other capital cities for international sporting content.
This includes an attempt to host one men's Test match per summer with an estimated attendance of 14,088 per day, and one men's One Day International or T20 match with 15,313 predicted.
It also assumes it will host one Socceroos match every four years, and one Matildas match every four years, estimating an attendance of 22,050 each.
There will be an attempt to host one NRL match per season, with the estimated attendance put at a somewhat optimistic 17,763 per year.
What about concerts and other events? The documents estimate that it will host one full stadium concert per year with 30,000 people, as part of a broader tour.
The seats in a northern part of the stadium can be removed to create a "stage pocket" for full stadium concerts.
It’s also expected to host one "arena mode" concert per year with 10,000 people in attendance.
One-off events like monster trucks, boxing or freestyle motocross are also listed for every one or two years, with 12,000.
There’s also unspecified "mass participation events" and "existing local events" with 1,500 attendance.
Business functions aren’t included in the attendance estimates.
Antisocial behaviour? An event management plan still needs to be developed to manage how spectators disperse via Evans, Hunter and Davey streets, including any potential for antisocial behaviour.
Ownership:
The multipurpose venue will be owned by the Tasmanian government, with Stadiums Tasmania operating the arena.
Stadiums Tasmania is the custodian of the state's major stadiums.
The development of the Macquarie Point site, where the stadium will be built, is overseen by the Macquarie Point Development Corporation (MPDC).
Developers say state ownership of the site removes the need for extended property acquisition and permission processes.
The site is comprised of seven land titles, which are either already owned by MPDC or in the process of being transferred to it.
Currently, two sites — owned by TasNetworks and the Crown — are in the process of being transferred to MPDC.
Cenotaph:
The impact of the stadium on Hobart's Cenotaph has been raised as a big area of concern by the RSL.
So what does the detailed planning report say?
There would be a very high impact on views from the Cenotaph across Sullivans Cove towards the foothills of Mount Nelson.
Parts of the Derwent River, Long Point and Lower Sandy Bay and sections of the Wellington Range will be obscured by the stadium when viewed from the Cenotaph.
Views of St George's Church from the Cenotaph are already partially blocked by existing vegetation.
But developers say the stadium will allow for new opportunities for views of the Cenotaph including from Evans Street, once the Goods Shed is relocated.
The RSL said it remains concerned about the development's height and proximity to the Cenotaph.
Construction work on the stadium will cease for significant war memorial events like ANZAC Day.
Environment:
Macquarie Point, where the stadium will be located, has significant cultural value. Developers admit that consulting Aboriginal community is an "ongoing process".
Since 2015, there have been four Aboriginal heritage assessments of the site — which have come back as low to indeterminate sensitivity.
Although Macquarie Point's far western end of the site is of high archaeological sensitivity, developers say the stadium will remain outside of it.
There are also three heritage-listed buildings on site, the Royal Engineers Building, the Red Shed and the Goods Shed — the latter of which will have to be relocated.
The Heritage Impact Assessment has suggested reducing the height of the stadium, but developers say that would compromise cost and visual appeal of the stadium.
It's noted the stadium's presence will result in environmental factors like noise, lighting, shadows, and waste.
Sirens, rowdy crowds and music will be heard in nearby sites like Hotel Grand Chancellor, the Cenotaph and the university's creative arts building. It's noted that noise emissions can also have an adverse impact on birds and animals feeding and mating.
To cut down on noise pollution, solid cladding will be applied to stadium's openings and roof will be made of mostly ETFE material — a fluorine-based plastic.
During games, the site will be significantly lit — and some light is granted to spill from the venue. Developers say a central control system used in other arenas will be in action to allow the dimming of lights.
Developers say the gently sloping design of the stadium dome will reduce the shadows cast by the structure. Trash produced by punters will be managed by the ban on single-use plastics and bins across the venue.
The report has also identified overland flooding, groundwater fluctuations, acid sulphate soils, landslip, ground subsidence, liquefaction, coastal inundation, and contaminated land as potential environmental hazards.