Planning Report

PLANNING REPORT

Development Application for Material Change of Use – Jazz Music School

SEPTEMBER 2018 162 ABBOTSFORD RD, BOWEN HILLS

T 07 3857 3511 E [email protected] A 42 Bridge Rd, Albion QLD 4010 W www.developthis.com.au 162 Abbotsford Road, Bowen Hills

Contents

Introduction ...... 2 Subject Property Details ...... 4 Application Details ...... 4 Site Characteristics ...... 5 Elements of the Application ...... 5 SARA Mapping Triggers ...... 9 Supporting Documentation ...... 11 Proposal ...... 12 Proposed Use Definition ...... 13 Key issues ...... 13 Existing Lawful Use ...... 18 Type of Application ...... 21 Bowen Hills Urban Development Area Development Scheme ...... 21 Conclusion ...... 28 Attachment A ...... 29 Photography ...... 29 Attachment B ...... 33 Additional Info and General Searches ...... 33

1 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Introduction

This Town Planning Report is an application for a Material Change of Use - Educational Establishment (Jazz School) at 162 Abbotsford Rd, Bowen Hills (Lot 62 on RP9371).

The proposal relates to Jazz In Time Pty Ltd trading as Jazz Music Institute (JMI) using the premises as an Educational Establishment as per the attached proposal plan by Ian J Moore, Architect.

It is understood that the previous use on the site related to light industry; delivery depot, showroom, warehousing and product distribution. Prima Connection conducted a showroom at the site and marketed corporate promotion products.

Figure 1 - Site Photo (Location in yellow box)

2 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 2 - Site map

The proposal is considered generally in accordance with the Bowen Hills Development Area Development Scheme (see extract below) and it is therefore requested that the proposal be approved in accordance with the proposal plans.

3 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Subject Property Details Address Area 162 Abbotsford Rd, Bowen Hills, Qld 4006 428m2 Real Property Description Area Classification Lot 62 on RP9371 Bowen Hills Urban Development Area (UDA), now Priority Development Area (PDA).

Precinct Precinct 9 – Breakfast Creek Precinct

Zone Medium impact employment zone

Owners’ Names Ward Jazz in Time Pty Ltd Central

Application Details Aspects of Development Material Change of Use – Development Permit

Applicant Jazz in Time Pty Ltd c/o Matt Doolan Town Planner Contact Person Matt Doolan, Town Planner.

Background/History Subject site Prima Connection conducted a delivery depot and showroom at the site and marketed corporate promotion products. A Council Certificate of Classification, attached, dated 22.4.83 indicates that the use was certified as Class VII (Delivery Depot). Under the City Plan 2014, the site was located in the Industry Investigation Zone.

Jazz Music Institute (JMI) JMI has operated from its current site at 47 Brookes Street, Bowen Hills for many years. In September 2014 EDQ issued a Development Approval DEV2009/016. This permitted the

4 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills expansion of the existing operation. This existing site is now subject to redevelopment which has prompted the need for the relocation to the subject site.

Site Characteristics Location The site is located within the Bowen Hills Urban Development Area (UDA), now designated a Priority Development Area (PDA), administered by Economic Development Queensland (EDQ).

The site is located in a predominantly light industrial area.

Road frontages The site has a frontage to Abbotsford Road.

Current use of site The site is under contract and it is understood that Prima Connection have ceased operations.

Existing vegetation No vegetation is to be removed as part of this proposal.

Surrounding land Uses The site is adjoined by industrial buildings on both sides. The site backs on to the railway line.

Elements of the Application

Level of Assessment UDA (PDA) Assessable – Permissible Development

Public Notification Given the small scale of the proposal it is expected that no public notification will apply to this application.

5 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 3 – Extract from Land Use Plan

Local Plan Area – City Plan The site is included in the Bowen Hills Neighbourhood Plan. The local plan requirements are supplanted by UDA requirements as described in the following extracts:

Figure 4 - EDQ Extract showing relationship to other planning schemes

Neighbourhood Plan Code • Bowen Hills Neighbourhood Plan Code, but not applicable (as above).

Overlay Codes - City Plan • Streetscape Hierarchy • Critical Infrastructure and Movement Network • Airport Environs

6 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills • Bicycle Network • Coastal Hazard • Community Purposes • Flood • Industry Amenity • Potential and Actual Acid Sulfate Soils • Transport Noise Corridor • Transport Air Quality • Road Hierarchy • Community Purposes Network • Priority Infrastructure Area (City Plan 2014)

The proposal is generally compliant with these Codes. However, they are not applicable as mentioned above. Flood issues are addressed below in this report.

SARA mapping • The following SARA mapping triggers fall within the SEQ Regional Plan:

7 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

8 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 5 - State Assessment and Referral Agency (SARA) Mapping

SARA Mapping Triggers

Urban Footprint The South East Regional Plan 2017 (ShapingSEQ) defines a strategic approach to planning and development. Under the Plan the Urban Footprint identifies land suited to urban development.

9 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills The plan lists principles considered in defining the urban footprint. However, the proposal relating to an existing site development within the Urban Footprint is not inconsistent with principles of the Urban Footprint.

Coastal Protection The Strategic outcome of the Coastal Environment Planning Policy (April 2016) is to facilitate the protection of coastal processes and coastal resources. The proposal to utilize an existing building in an established development area will not adversely impact on this outcome.

Water Resources The property falls within the Water Resource Planning Area. No significant additional impacts are likely in this regard.

Biodiversity The State Planning Policy, Biodiversity (April 2016) has been reviewed and the proposal will not have any significant detrimental effect on plant communities. Vegetation will not be affected by the proposal.

10 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Transport Infrastructure The State Transport Infrastructure Policy (April 2016) encourages land use patterns that support sustainable transport. SARA mapping indicates that the subject property is in a future railway corridor. In particular Policy 4 is noted; Policy 4 Protecting state transport infrastructure and existing and future state transport corridors and networks from development that may adversely affect the safety and efficiency of the infrastructure, corridors and networks

This minor proposal relating to an existing development site will not be detrimental to the future railway corridor plans. The Cross River Rail Delivery Authority has advised that the property is not impacted directly by the Cross River Rail Project.

Figure 6: Approximate location of property (yellow) in relation to Cross River Rail Project

Supporting Documentation

Proposal Plan Proposed site plan attached by Ian J Moore Architect.

Photos Attached

11 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Proposal

This application relates to a Material Change of Use – Educational Establishment (Jazz School), owned and operated by Jazz In Time Pty Ltd trading as Jazz Music Institute (JMI). JMI is currently located at 47 Brookes Street, Bowen Hills. It is intended to now relocate to the subject site.

The site area is 428m2, the existing building on the site has a 461.5m2 GFA and is currently vacant. Two storeys will be utilised and GFA is calculated on the proposed plans at 490m2. Previously, Prima Connection conducted a showroom at the site and marketed corporate promotion products.

Figure 7 – Proposed Site Plan and Front Elevation

12 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Proposed Use Definition

The proposed use is generically referred to as a Jazz Music School. Under the Bowen Hills PDA Scheme this use is contained under the broad use category of Service, Community and Other. It is specifically defined as an Educational Establishment.

Figure 8 – Extract from PDA (Definitions)

It is proposed to use both floors of the building as indicated in the proposal plans.

Typically, Jazz Music Institute will operate between 9:00am and 11:00pm Monday to Wednesday and between 9:00am and midnight from Thursday to Saturday. It is expected that a maximum of 30 persons are likely to be on the premises at any one time. Typically, sixty students are enrolled with the Institute and classes are generally specialist and staggered. A range of Teaching Rooms are proposed for specialist tuition as per the proposal plans. Four staff are normally employed and present on site. The Performance Room on the Ground Floor is relatively small and facilitates assessment of the students. Members of the public can attend these performances. However, the numbers are usually small and associated with the families of students.

Key issues

Flooding

There is an awareness that the site is prone to historic flooding from the Brisbane River and Breakfast Creek and includes stormtide. No habitable areas are proposed. Flood levels typically rise slowly and substantial warning times are available. During periods of flooding the site will not operate. Adequate notice of evacuation and closure will be given to staff and students. Most teaching amenities are proposed to be located on the upper floor and during likely flooding periods teaching resources and valuables can be located to the upper level. The lower floor will be constructed of flood resistant materials. All retrofitted electrical components will be

13 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills above flood levels. Toilets will be located on both levels as existing but will be repositioned as per proposal plans.

A Flood Mitigation Strategy is attached.

Parking and servicing

A disabled car parking space has been provided in front of the existing building. No other parking is available as the remainder of the site is building area or vehicle turning easement (shared with the neighbouring site).

PRE-APPLICATION ITEMS FOR DISCUSSION PRE2018/345 6 Aug 2018

Responses to the prelodgement points are written in blue text.

1. Background: On 25 July 2018, Matt Doolan Town Planning on behalf of Jazz Music Institute (enquirer) submitted a request for a pre-application meeting for a Material Change of Use – Jazz School located 162 Abbotsford Road, Bowen Hills formally described as Lot 62 on RP9371. The site area is 428m2, the existing building on the site has a 461.5m2 GFA and is currently vacant.

The site is identified in the Bowen Hills Development Scheme (the scheme) as being in Precinct 9 – Breakfast Creek Precinct - Medium impact employment zone.

The plans submitted for discussion at the pre-application meeting identify an internal refurbishment of the existing building to accommodate: a. Upper floor plan: i. 5 teaching rooms between 9m2 to 11.3m2 ii. 3 larger teaching rooms 21m2 to 30m2 iii. Student lounge, breakout area, and amenities. b. Ground floor plan: c. 2 small teaching rooms at 8m2 each d. 1 large teaching room at 18.90m2 e. Staff office, lobby, accessible WC, and amenities, resources room and servery. f. Car parking - 6 existing spaces to the front of the building.

Noted. Refer Proposal Plans.

14 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills where relevant. The proposal is consistent with the vision of the Scheme in that it makes effective use of an existing building, provides employment and vibrancy and will not impede future development potential of the area.

b. In accordance with Schedule 2 of the scheme the definition for the proposed use is considered to be an ‘Educational establishment’. It is recommended that PDA development application be described as Material Change of Use - Education Establishment (Jazz School). Noted c. It is recommended to obtain a service advisory note from QUU as the utility provider to demonstrate the proposed use for a jazz school can be appropriately serviced by the existing water and sewer infrastructure.

A Service Advice Notice has been requested.

d. Other matters to consider in support of the application include: i. demonstrate outdoor lighting will not adversely impact vehicle traffic on Abbottsford Road.

No significant outdoor lighting is proposed.

ii. ensure safety aspects are covered, including fire and flood hazards

Fire regulations and evacuation have been considered in the design.

iii. advertising signage to be erected on the existing building.

No additional advertising is proposed (Refer to street elevation).

iv. demonstrate how the proposal will not compromise the scheme’s precinct intent which envisages industry, showroom, storage and display facilities and small scale office uses as preferred land uses in this precinct.

Whilst the proposed use is not specifically referred to in the intent, the use will not hinder the operation of nearby industry in the short term. Furthermore, the long-term intent is achieved as the use will add to the variety of mixed uses intended for the area.

3. Traffic and car parking In support of the application the following information will be required: i. Provide details via swept vehicle paths of a standard vehicle

15 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills The proposed disabled parking space can use the shared easement on the neighbouring property to enter and exit in a forward gear.

ii. how the existing access driveway is capable of providing two (2) way forward ingress and egress to/from the site.

The access driveway is a double width design which is shared via an easement arrangement with the adjoining property (164 Abbotsford Road).

iii. Establish a reciprocal access easement for manoeuvring of vehicles if required.

The easement is in place. Refer to the attached easement documents.

Figure 9 – Easement document extract

4. Flooding – minimum floor levels In support of the application the following information will be required: i. Provide a Flood mitigation strategy to address the flooding of the building in flood events up to a 1% AEP (Annual Exceedance Probability) flood event which should include the following: ii. Notice time and time duration of flooding for different flood events. iii. Flood mitigation measures/ plan. iv. Evacuation plan for safe evacuation for all persons onsite.

Refer to attached Flood Mitigation Strategy.

5. Car parking requirements In support of the application the following information will be required:

i. Provide one (1) car park for a person with disability in accordance with Australian Standard AS/NZS 2890.6:2009.

A disabled space is now marked. Refer to plans attached.

ii. Provide a fully dimensioned and properly scaled plan, which demonstrates how the car parking area complies with AS/NZS2890.1:2004 with respect to parking space width and length, aisle and circulation space widths and clearances to adjacent objects. Scaled parking is marked. Refer to plans attached.

16 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

iii. Propose line marking for parking spaces to make it formalised. Noted.

iv. Provide a ‘Parking Assessment Report’ to demonstrate that the existing parking spaces would be sufficient for the proposed use.

Proposed parking is generally compliant. The reciprocal vehicle easement with the adjacent holding facilitates vehicle maneuvering. The City Frame parking area only sets a maximum parking requirement, with no minimum. The proposal is therefore compliant with this requirement. Disabled parking is proposed. It is considered that a Parking Assessment Report is unnecessary. Clients, to a large extent, will utilize public transport. Two Council bus stops are located within 150 metres of the subject site and include Routes 301 and 320. Bowen Hills and Albion Railway Stations are also within an achievable walking distance.

6. Other matters: a. Owner’s consent In making a PDA development application the consent of the current owner is required.

Noted

b. Business operations Detail expected staff/student numbers onsite, hours and days of operation within a submitted town planning report.

Refer to report.

c. Detailed plans – Final detailed plans are to be provided with a submitted application.

Refer to plans.

d. Application fee – EDQ advises the application fee is anticipated as a minor application, category 2 per the EDQ fees and charges schedule being for $2634. However, this will be confirmed by EDQ at the time of submission of an application. e. Infrastructure charges – As advised by the EDQ Infrastructure team, the estimated charges per the IFF July 2018 are calculated to be: $35,324.00 for educational use. f. Public Notification – EDQ will liaise with the EDQ Delegate to determine if public notification is required.

17 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

The proposed use is supported in principle:

It is noted that the subject site is identified as being in the medium impact employment zone, Precinct 9 – Breakfast Creek Precinct, of the Land Use Plan in the Bowen Hills Urban Development Area (UDA - declared 2008) Development Scheme and the preferred land uses for the precinct are industry – other than intensive, office and showroom, storage and display facilities. Nevertheless, the proposed use is consistent with the vision of the Scheme in that it makes effective use of an existing building, provides employment and vibrancy and will not impede future development potential of the area. Building heights to 4 storeys are provided for in Precinct 9. Use of the existing two-storey building is proposed. Car parking ratios are required “as per the Local Government Planning Scheme for the area, with no minimum parking stipulated for the City Frame Area. Disabled parking will be clearly indicated on site. It is noted that an easement with the adjoining holding at 164 Abbotsford Road provides for acceptable vehicle maneuvering on both holdings.

Existing Lawful Use

A business using the trading name Prima Connection previously conducted a showroom and distribution depot for corporate promotion products.

18 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 10 – Note signage for Prima

19 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 11 - BCC Planning Approvals Search Extract

20 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Type of Application

A Priority Development Area (PDA) development approval by Economic Development Queensland (EDQ) for a development permit for a material change of use is requested. The proposal is classified as UDA assessable development – Permissible Development under the Bowen Hills Urban Development Area Development Scheme.

Figure 12 - EDQ UDA Permissible Development

Bowen Hills Urban Development Area Development Scheme

The proposal is consistent with the vision of the Scheme in that it makes effective use of an existing building, provides employment and vibrancy and will not impede future development potential of the area.

Figure 13 - EDQ Urban Development Area Intent

Under the Scheme, the subject property is located in Precinct 9 – Breakfast Creek Precinct.

21 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 14 - EDQ Precinct 9 Intent

Within this Precinct the property is located in the medium impact employment zone. The proposal is considered somewhat consistent with the following purposes for property located in this zone, so far as it relates to “recreation and amusement:

The Medium Impact Employment Zone caters for commercial, service and light industry uses which service the population and visitors and facilitate the expansion of small to medium scale business activities. The Medium Impact Employment Zone can also cater for showrooms (including supporting office and retail) and display facilities, services and trades, such as mechanical workshops and service stations and facilities required by the travelling public such as food premises, visitor accommodation, recreation and amusement. Non-commercial development can also be accommodated where such development complements the intended commercial/ enterprise character of the locality.

From the Scheme, the level of assessment of this development in Precinct 9 is considered to be UDA assessable development – Permissible development in Column 3A below:

22 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 15 - Precinct 9 UDA Assessable Development

23 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills The Structure Plan map, following, indicates that Light Industry is the focus of the Northern region of the UDA where the subject property is located:

Figure 16 - Bowen Hills Urban Development Area Structure Plan

24 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 17 - Bowen Hills Urban Development Area – Precincts and Zoning

25 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Figure 18 - Precinct 9 – Breakfast Creek Precinct

26 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Bowen Hills Urban Development Area Development Scheme(continued)

The Bowen Hills UDA-wide development criteria cover the following topics: • maximum development yield and development contributions • affordable housing • urban design and sustainability • transport, access, on-site parking and servicing • environment • lot design.

UDA-Wide Development Criteria

Maximum Development Yield and Development Contributions Any contributions required under the Infrastructure Funding Framework will be met as per EDQ requirements.

Affordable Housing Residential development is not part of this proposal.

Urban Design and Sustainability No adverse aesthetics are proposed. The existing building design features will be retained.

Transport. Access, On-site Parking and Servicing Parking ratio requirements are as per the planning scheme for the local government for the area. Maximum 1 space per 100m2 gross floor area is required for City Frame areas. Complies. Access is as per existing arrangements. Refer to mutual vehicle access and parking easement.

Environment The proposal will not in any way constitute a detriment to the environment. Disturbance of soils is not proposed (with regard to acid sulfate soils). It is not proposed to disturb vegetation.

Lot Design Lot design is fixed by the survey plan.

27 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Conclusion

This Planning Report is an application for a Material Change of Use– Educational Establishment (Jazz School) on the site at 162 Abbotsford Road, Bowen Hills. The proposal is for Jazz In Time Pty Ltd trading as Jazz Music Institute (JMI) to conduct an educational establishment (jazz school) on the premises. Previously, corporate products promotion was undertaken on the site.

Typically, Jazz Music Institute will operate between 9:00am and 11:00pm Monday to Wednesday and between 9:00am and midnight from Thursday to Saturday.

It is understood that Economic Development Queensland (EDQ) has agreed in principle for the existing commercial-use building to be redeployed for use as an Educational Establishment (Jazz School), subject to issues addressed in the pre-application meeting.

This report is prepared under the Bowen Hills Urban Development Area Development Scheme and takes into account the City Plan 2014 where stipulated. Proposed on-site parking is considered adequate for the proposal and is consistent with the City Frame requirements.

It is requested that the proposal be approved in accordance with the attached proposal plans at your earliest convenience.

28 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Attachment A

Photography

29 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Image 1: Subject Property 162 Abbotsford Road, Bowen Hills

30 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Image 2: Adjoining property (south) Abbotsford Road, Bowen Hills – from parking area of subject property

31 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Image 3: Adjoining property (North) 164 Abbotsford Road, Bowen Hills

32 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Attachment B

Additional Info and General Searches

33 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

34 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

35 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

FLOOD MITIGATION STRATEGY 162 ABBOTSFORD ROAD, BOWEN HILLS

Introduction

This document is prepared under the terms of a Pre-lodgement meeting on 6 August 2018 between Economic Development Queensland and Matt Doolan, Town Planner, relating to a Material Change of Use, Educational Establishment (Jazz School). The relevant extract from the meeting minutes follow:

Figure 19 Flood Mitigation requirements

Site Description

The property is described as Lot 62 on RP9371 and is located in an area used predominantly for light industry. Previously, the facility operated as a distribution depot and included a showroom, store and office for corporate products promotion. The site is relatively low lying at 2-3m AHD and is located to the south on Abbotsford Road in the loop formed by Enoggera Creek-Breakfast Creek. Its rear boundary adjoins the main northern suburbs railway line. The site has a minimum ground level of 2.1m and a maximum ground level of 2.7m.

Flood Potential

The property has a defined flood level of 3.8m as indicated in the Council report data, as follows:

Figure 20: BCC FloodWise Property Information (09/08/2018)

36 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills It is noted that the creek/waterway may make the primary contribution to the defined flood level, and that flooding may also occur from stormtide and river.

The following table indicates that stormtide flooding as indicated in the table below for 2%AEP to 20%AEP, are unlikely to impact on the structure, with floor levels higher:

Figure 21: Estimated Peak Flooding Levels (BCC FloodWise Report)

It is noted that at 1%AEP the defined flood level is 3.8m. However, 2011 and 2017 flood records indicate a flood level of 2.7m and 2.8m. Such flood levels do not impact significantly on the site and are more an inconvenience factor than an emergency situation. Low level flooding can be addressed by sandbagging of entry points, as necessary.

The Nature of Flood Events

The site is located downstream in the catchment area for the Brisbane River and Enoggera Creek-Breakfast Creek drainage systems. Being relatively close to the coast of Moreton Bay, tidal impacts occur but are not significant in terms of flood events, as indicated above.

When more significant flooding occurs in the catchment areas, waters are dispersed across riparian flood plain areas. The likelihood of flash flooding is expected to be low for the subject area. Adequate time is likely to exist to deal with expected higher levels of flooding.

Because of the downstream location of the site in the drainage basin, it is unlikely for the velocity of floodwaters to be a significant factor in relation to associated risks. The site and surrounding areas are subject to lower depth backwater flooding, and provide more of an inconvenience than a significant risk. Road signs are currently used to indicate high-tide flooding possibilities on the road network in the area.

The Building Structure on the Property

Buildings on the site and in the immediate area are designed to mitigate the effects of periodic flooding. Water tolerant materials are selected for internal and external cladding (Currently core filled concrete blocks). Electrical fittings are to be re-located above flood levels.

37 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Bathrooms are provided in the existing building on both floor levels. These will be repositioned as per the proposal plans.

Evacuation Plans

Brisbane City Council has a Local Disaster Management Plan for addressing likely relevant scenarios in the region. It contains strategies and advice on dealing with the various types of flooding likely to be experienced in the local authority area, and discusses evacuation and safety issues. Council also provides Emergency and Evacuation Plans for specific areas eg Pinkenba Community. Also, Council website contains generic information relevant to the topic as indicated in the following extract:

Figure 22: BCC Website Extract Responding to a flood threat

The Queensland State Emergency Service also provides information on preparedness for emergency situations.

38 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills Evacuation Route

Should flood levels rise whilst the site is occupied then evacuation will occur to the higher ground to the south (as indicated below).

Figure 23 - Evacuation Route (Blue arrow)

Conclusion – Flood Mitigation

This report describes in a generic way the risks associated with flooding on the subject property, and the mitigation measures which will reduce risks and harm. Responsible persons at the facility will consolidate flood evacuation procedures as part of their overall strategy and documentation relating to fire, flood and other emergency situations. However, the establishment is not expected to operate during the rare periods when substantial flooding is predicted. Should flooding occur then warning times are expected to be of some hours, if not days in duration. Communication of the closure of the school in this case will occur by phone call, email and text.

39 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511 162 Abbotsford Road, Bowen Hills

Registered Access Easement Plan

40 Matt Doolan Town Planner – Old Albion Fire Station, 42 Bridge Street, Albion 4010 Phone 38573511

Department of Environment and Science (DES) ABN 46 640 294 485 400 George St Brisbane, Queensland 4000 GPO Box 2454, Brisbane QLD 4001, AUSTRALIA www.des.qld.gov.au

SEARCH RESPONSE ENVIRONMENTAL MANAGEMENT REGISTER (EMR) CONTAMINATED LAND REGISTER (CLR)

Matt Doolan Old Albion Fire Station 42 Bridge Street Albion QLD 4010

Transaction ID: 50480685 EMR Site Id: 30 August 2018 Cheque Number: Client Reference:

This response relates to a search request received for the site: Lot: 62 Plan: RP9371 162 ABBOTSFORD BOWEN HILLS EMR RESULT

The above site is NOT included on the Environmental Management Register.

CLR RESULT

The above site is NOT included on the Contaminated Land Register.

ADDITIONAL ADVICE

All search responses include particulars of land listed in the EMR/CLR when the search was generated. The EMR/CLR does NOT include:- 1. land which is contaminated land (or a complete list of contamination) if DES has not been notified 2. land on which a notifiable activity is being or has been undertaken (or a complete list of activities) if DES has not been notified

If you have any queries in relation to this search please phone 13QGOV (13 74 68)

Administering Authority

Page 1 of 1 Flood Wise Property Report Report Reference 1533793607592 09/08/2018 15:46:47

Non Technical Information THIS REPORT IS FOR BUILDING AND DEVELOPMENT PURPOSES ONLY The FloodWise Property Report provides property or lot-based flood information for building and development requirements. This report provides information on estimated flood levels, habitable floor level requirements and more technical information on the four sources of flooding: river, creek / waterway, storm tide and overland flow. Refer to the Useful Definitions section for a glossary of terms. To find out more about how the contents of this report may affect building or development on this property, please visit www.brisbane.qld.gov.au/planning-building.For more general information about understanding your flood risk and how to prepare your property, family or business for potential flooding visit www.brisbane.qld.gov.au/beprepared

THIS IS A REPORT FOR:

Rateable Address: 162 ABBOTSFORD RD, BOWEN HILLS QLD 4006 Lot Details: L.62 RP.9371

FLOOD LEVEL INFORMATION

EXPLANATION

m(AHD) - Metres Australia Height Datum. The level of 0.0m AHD is approximately mean sea level. Flood Levels - The Flood level bar chart above shows the possible flooding level and percentage chance of that level being reached or exceeded in any year. If an orange bar shows, it is the calculated January 2011 flood level at this address or lot. If a hatched bar shows, it is the 1% AEP flood level from the 2017 Brisbane River Catchment Flood Study (BRCFS). Refer to ‘Useful Definitions’ for further information. Minimum Habitable Floor Level - Applies to residential development only. Please refer to Council's planning scheme to learn how this may affect you. If a property is in an overland flow path, or a large allotment, a minimum habitable floor level cannot be provided. Refer flood and planning development flags below. Ground Levels- The green line above shows this property's approximate lowest and highest ground levels based on latest available information (2014 airborne laser survey) to Council. If you are building, please confirm with a surveyor. For further information and definitions please refer to the Useful Definitions page Report Reference 1533793607592 09/08/2018 15:46:47

TECHNICAL SUMMARY

This section of the FloodWise Property Report contains more detailed flood information for this property so surveyors, builders, certifiers, architects and engineers can plan and build in accordance with Council's planning scheme. For more information about building and development in Brisbane please visit www.brisbane.qld.gov.au/planning-building or talk to a Development Assessment Planning Information Officer via Council's Contact Centre on (07) 3403 8888.

THIS IS A REPORT FOR: Rateable Address: 162 ABBOTSFORD RD, BOWEN HILLS QLD 4006 Lot Details: L.62 RP.9371

PROPERTY INFORMATION (Summary)

The following table provides a summary of flood information for this property. More detailed flood level information is provided in the following sections of this report.

PROPERTY SUMMARY LEVEL (mAHD)

Minimum Ground Level 2.1

Maximum Ground Level 2.7

Min Habitable Floor Level 4.3

Defined Flood Level (DFL) 3.8

Defined Flood Level Source CREEK/WATERWAY

Source of Highest Flooding CREEK/WATERWAY

Flooding may also occur from STORMTIDE,RIVER,CREEK/WATERWAY

ESTIMATED PEAK FLOODING LEVELS

The table below displays the peak estimated flood levels by probability for this property. Estimated flood level data should be used in conjunction with applicable planning scheme requirements - Refer to Flood Planning Development Information.

Note that the overland flow flooding level maybe higher than the levels below from other sources.

DESCRIPTION LEVEL (mAHD) SOURCE

20% AEP 1.9 STORMTIDE

5% AEP 2.1 STORMTIDE

2% AEP 2.2 STORMTIDE

1% AEP 3.8 CREEK/WATERWAY

January 2011 2.7 RIVER

DFL 3.8 CREEK/WATERWAY

2017 BRCFS 1% AEP** 2.8 RIVER

** This is the 1% AEP flood level from the 2017 Brisbane River Catchment Flood Study (BRCFS). The new flood study data is yet to be adopted for application in planning schemes and is for information purposes only. FLOOD PLANNING DEVELOPMENT INFORMATION

This section of the FloodWise Property Report contains information about Council's planning scheme overlays. Overlays identify areas within the planning scheme that reflect distinct themes that may include constrained land and/or areas sensitive to the effects of development.

FLOOD OVERLAY CODE

The Flood overlay code of Council's planning scheme uses the following information to provide guidelines when developing properties. The table below summarises the Flood Planning Areas (FPAs) that apply to this property. Development guidelines for the FPAs are explained in Council's planning scheme, which is available from www.brisbane.qld.gov.au/planning-building.

FLOOD PLANNING AREAS (FPA) RIVER CREEK/WATERWAY OVERLAND FLOW FPA3 Not Applicable

FPA4 FPA4

FPA5 FPA5

COASTAL HAZARD OVERLAY CODE

The coastal hazard overlay code of Council's planning scheme uses the following information to provide guidelines when conducting new development. The table below summarises the coastal hazard categories that apply to this property. Development guidelines for the following coastal hazard overlay sub-categories are explained in the planning scheme, which is available from www.brisbane.qld.gov.au/planning-building.

COASTAL HAZARD OVERLAY SUB-CATEGORIES

Medium Storm Tide Inundation Area

Erosion Prone Area - permanent inundation by 2100

NOTE: Where land is identified within one or more flood planning area on the Flood Overlay, or is identified within a Storm Tide Inundation area on the Coastal Hazard Overlay, the assessment criteria that provide the highest level of protection from any source of flooding applies. Report Reference 1533793607592 09/08/2018 15:46:47

Definitions Useful Definitions Brisbane City Council's Online Flood Tools

Australian Height Datum (AHD) - The reference level for defining Council provides a number of online flood tools: ground levels in Australia. The level of 0.0m AHD is approximately mean sea level. to guide planning and development to help residents and businesses understand their flood risk Annual Exceedance Probability (AEP) – The probability of a flood and prepare for flooding. event of a given size occurring in any one year, usually expressed as a percentage annual chance. Planning and Development Online Flood Tools

Defined Flood Level (DFL) - The DFL for Brisbane River flooding is Council's online flood tools for planning and development a level of 3.7m AHD at the Brisbane City Gauge based on a flow of purposes include: 3 6,800 m /s. FloodWise Property Report Maximum and Minimum Ground Level – Highest and lowest Flood Overlay Code ground levels on the property based on available ground level For more information on Council's planning scheme and online information. A Registered Surveyor can confirm exact ground flood tools for planning and development: levels. phone 07 3403 8888 to talk to a Development Assessment Minimum Habitable Floor Level – The minimum level in metres Customer Liaison Officer AHD at which habitable areas of development (generally including visit www.brisbane.qld.gov.au/planning-building bedrooms, living rooms, kitchen, study, family and rumpus rooms) visit a Regional Business Centre. must be constructed. Helping residents and businesses be prepared for flooding Council's Planning Scheme - The City Plan (planning scheme) has been prepared in accordance with the Sustainable Planning Act as Council has a range of free tools and information to help residents a framework for managing development in a way that advances and businesses understand potential flood risks and how to be the purpose of the Act. In seeking to achieve this purpose, the prepared. This includes: planning scheme sets out the Council's intention for future development in the planning scheme area, over the next 20 years. Flood Awareness Maps Flooding in Brisbane – A Guide for Residents Residential Flood Level (RFL) – Residential flood level (RFL) for Flooding in Brisbane – A Guide for Business Brisbane River flooding equates to the flood level applicable to the Early Warning Alert Service. Visit extent of January 2011 floods as depicted by mapping on the www.brisbane.qld.gov.au/earlywarning to register for email, Queensland Reconstruction Authority website or the Council's home phone or SMS severe weather alert updates. defined flood level (DFL) for the Brisbane River, whichever is higher. Note: The Flood Awareness Maps show four levels of flood likelihood from high likelihood (flooding is very likely to occur) Rateable Address - A Lot or Property may have more than one through to very low likelihood (very rare and extreme flood events). street address. The address shown on this report is the address used by Council for the Lot or property selected. For more information on Council's online flood tools for residents and business: Property - A property will contain 1 or more lots. The Multiple Lot Warning is shown if you have selected a property that contains Visit www.brisbane.qld.gov.au/beprepared multiple lots. Phone (07) 3403 8888.

2017 Brisbane River Catchment Flood Study (BRCFS) – The BRCFS is a project led by the Queensland Government. The flood study was released in 2017. The 1% AEP flood levels from the flood study is yet to be adopted for application in planning schemes and is for information only. Other % AEPs will be updated with new information from the flood study as part of any relevant changes to City Plan 2014 as soon as is practicable. Report Reference 1533793607592 09/08/2018 15:46:47

Disclaimer

1. Defined Flood Levels and Residential Flood Levels, and the Minimum Habitable Floor Levels are determined from the best available information to Council at the date of issue. These flood levels, for a particular property, may change if more detailed information becomes available or changes are made in the method of calculating flood levels. 2. Council makes no warranty or representation regarding the accuracy or completeness of a FloodWise Property report. Council disclaims any responsibility or liability in relation to the use or reliance by any person on a FloodWise Property Report.

Pre-application meeting (PRE2018/345) 162 Abbotsford Road, Bowen Hills 3.300pm Monday 6 August 2018

ATTENDEES

Name Organisation Lyndy Rapson Manager, EDQ Development Assessment Ashish Singh Engineer, EDQ Technical Services Vicki Andre Planner, EDQ Development Assessment Matt Doolan Principal Planner, Matt Doolan Town Planning Ian Moore Architect Greg Quigley Executive, Director Jazz Music Institute Nick Quigley CEO, Jazz Music Institute

PROPERTY DESCRIPTION Priority development area Bowen Hills PDA Property address 162 Abbotsford Road, Bowen Hills Lot on plan description Lot 62 on RP9371 Proposal Material Change of Use – Jazz School PDA development approval PRE2018/345 reference number

ITEMS FOR DISCUSSION 1. Background: On 25 July 2018, Matt Doolan Town Planning on behalf of Jazz Music Institute (enquirer) submitted a request for a pre-application meeting for a Material Change of Use – Jazz School located 162 Abbotsford Road, Bowen Hills formally described as Lot 62 on RP9371. The site area is 428m2, the existing building on the site has a 461.5m2 GFA and is currently vacant.

The site is identified in the Bowen Hills Development Scheme (the scheme) as being in Precinct 9 – Breakfast Creek Precinct - Medium impact employment zone.

Economic Development Queensland meeting 1WS, Level 12, Room 12.15 3 July 2018

iii. Student lounge, breakout area, and amenities. b. Ground floor plan: c. 2 small teaching rooms at 8m2 each d. 1 large teaching room at 18.90m2 e. Staff office, lobby, accessible WC, and amenities, resources room and servery. f. Car parking - 6 existing spaces to the front of the building.

2. Meeting discussions/advice to support a development application: a. A submitted application is expected to address the scheme vision, PDA wide criteria, and outcomes as sought in Precinct 9 – Breakfast Creek Precinct, plus any other PDA guidelines where relevant. b. In accordance with Schedule 2 of the scheme the definition for the proposed use is considered to be an ‘Educational establishment’. It is recommended that PDA development application be described as Material Change of Use - Education Establishment (Jazz School). c. It is recommended to obtain a service advisory note from QUU as the utility provider to demonstrate the proposed use for a jazz school can be appropriately serviced by the existing water and sewer infrastructure. d. Other matters to consider in support of the application include: i. demonstrate outdoor lighting will not adversely impact vehicle traffic on Abbottsford Road ii. ensure safety aspects are covered, including fire and flood hazards iii. advertising signage to be erected on the existing building iv. demonstrate how the proposal will not compromise the scheme’s precinct intent which envisages industry, showroom, storage and display facilities and small scale office uses as preferred land uses in this precinct.

3. Traffic and car parking In support of the application the following information will be required: i. Provide details via swept vehicle paths of a standard vehicle ii. how the existing access driveway is capable of providing two (2) way forward ingress and egress to/from the site. iii. Establish a reciprocal access easement for manoeuvring of vehicles if required.

5. Car parking requirements In support of the application the following information will be required:

Page 2 of 3 Economic Development Queensland meeting 1WS, Level 12, Room 12.15 3 July 2018

i. Provide one (1) car park for a person with disability in accordance with Australian Standard AS/NZS 2890.6:2009. ii. Provide a fully dimensioned and properly scaled plan, which demonstrates how the car parking area complies with AS/NZS2890.1:2004 with respect to parking space width and length, aisle and circulation space widths and clearances to adjacent objects. iii. Propose line marking for parking spaces to make it formalised. iv. Provide a ‘Parking Assessment Report’ to demonstrate that the existing parking spaces would be sufficient for the proposed use.

6. Other matters: a. Owner’s consent In making an PDA development application the consent of the current owner is required. b. Business operations Detail expected staff/student numbers onsite, hours and days of operation within a submitted town planning report. c. Detailed plans – Final detailed plans are to be provided with a submitted application. d. Application fee – EDQ advises the application fee is anticipated as a minor application, category 2 per the EDQ fees and charges schedule being for $2634. However, this will be confirmed by EDQ at the time of submission of an application. e. Infrastructure charges – As advised by the EDQ Infrastructure team, the estimated charges per the IFF July 2018 are calculated to be: $35,324.00 for educational use. f. Public Notification – EDQ will liaise with the EDQ Delegate to determine if public notification is required.

Prepared by: Vicki Andre, Planner, EDQ Development Assessment Date: 8 August 2018

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