QUEEN’S WHARF BRISBANE PRECINCT 3 SECTION 99 CHANGE APPLICATION TO THE APPROVED PLAN OF DEVELOPMENT PREPARED BY: URBIS PTY LTD

DATE OF ISSUE: 03.11.2020 REVISION: 1 DOCUMENT NO: URB-RPT-PLA-RST-00002 REVISION DATE DESCRIPTION 1 03.11.2020 Final for lodgement to MEDQ

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CONTENTS

Executive Summary ...... 1

Introduction ...... 2

1. BaCKground and Proposed Changes ...... 4 1.1. Design Drivers ...... 4 1.2. Program Drivers ...... 4 1.3. Proposed Changes ...... 5 1.3.1. Land Use ...... 5 1.3.2. Tower in Plaza Typology ...... 6 1.3.3. Street Buildings ...... 8 1.3.4. Tower Floor Plate ...... 10 1.3.5. Tower Setbacks ...... 11 1.3.6. Tower 6 Design Provisions ...... 14 1.3.7. Building Separation ...... 14 1.3.8. Ground Plane Design ...... 14 1.3.8.1. The Ribbon ...... 15 1.3.9. Bellevue Plaza ...... 16 1.3.9.1. Alice Lane ...... 16 1.3.10. Removal of Margaret St Tunnel ...... 16 1.3.11. Matters which do not require amendment to any approved documents ...... 16 1.3.11.1. Maximum Building Height ...... 17 1.3.11.2. Bellevue Plaza Areas ...... 17 1.3.11.3. Car Parking Provision ...... 17

2. Specialist Reports ...... 19 2.1. Architectural Statement...... 19 2.1.1. View Analysis ...... 19 2.2. Public Realm ...... 20 Context ...... 20 Site Study ...... 20 The Proposition ...... 21 2.3. Heritage Impact Statement ...... 22 2.4. Traffic Assessment ...... 23

3. A precinct within the wider Queen’s Wharf Brisbane Priority Development Area ...... 24

4. Assessment of Change ...... 26 4.1. Section 99 Amendment Application ...... 26 4.2. Approved Plan of Development, Landscape Concept Report and Infrastructure Master Plan ...... 30 4.2.1. Land Use Mix ...... 31 4.2.2. Tower in Plaza Typology ...... 32 4.2.3. Street Buildings ...... 34 4.2.4. Tower 6 Design Provisions ...... 35 4.2.5. Tower Floor Plate ...... 36 4.2.6. Setbacks ...... 37 4.2.7. Building Separation ...... 39 4.2.8. Ground Plane Design ...... 39 4.2.9. Removal of Margaret St Tunnel ...... 40 4.2.10. Staging ...... 42 4.3. Conditions ...... 42 4.4. Approved Conservation Management Plan – The Mansions ...... 42

5. Conclusion ...... 44

Disclaimer ...... 46

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

Appendix A Amendments to Approved Plan of Development Appendix B Amended Landscape Concept Report Appendix C Amended Infrastructure Master Plan Appendix D Architectural Report Appendix E Public Realm Report Appendix F Heritage Report Appendix G Traffic Assessment Advice Appendix H Approved Land Uses for Precinct 3

FIGURES Figure 1 - Currently Approved Building Typology Figure ...... 7 Figure 2 - Proposed Tower in Plaza Figure ...... 7 Figure 3 - Currently Approved Precinct 3 The Mansions Interface Section (Podium) ...... 9 Figure 4 - Proposed Precinct 3 The Mansions Interface Section (Street Building) ...... 9 Figure 5 - Tower view looking south-west towards the Brisbane River ...... 10 Figure 6 - Tower view looking west towards QWB IRD ...... 11 Figure 7 - Currently Approved Parameters for Tower Levels Figure ...... 12 Figure 8 - Proposed Parameters for Tower Levels Figure (Tower in Plaza Option) ...... 12 Figure 9 - Setback Transition View from corner of Alice and George Streets ...... 13 Figure 10 - Setback Transition View from corner of Margaret and George Streets ...... 14 Figure 11 - Currently Approved Overall Intent Figure ...... 15 Figure 12 - Proposed Overall Intent Figure (Tower in Plaza Option) ...... 16 Figure 13 - View Corridor Analysis ...... 20 Figure 14 - Potential Scale and Massing that the Proposed PoD Amendments Facilitate ...... 21 Figure 15 - Proposed PoD Amendments Context Considerations ...... 21 Figure 16 - Possible Public Realm of Bellevue Plaza ...... 22 Figure 17 - Example of Street Building ...... 34 Figure 18 - George Street view comparison ...... 38 Figure 19 - Precinct 3 IMP Staging ...... 42

EXECUTIVE SUMMARY Queen’s Wharf Brisbane (QWB) is Brisbane’s largest city-shaping project. With the Integrated Resort Development (IRD) currently under construction, the development is changing the face of the city, breathing life into a previously forgotten area of the city dominated by a diverse mix of buildings in terms of design, scale and function. Precinct 3 is the next piece in this world-class precinct. As a mixed-use precinct with a high rise residential offer, the development leverages off the IRD, building upon the architectural design established in the IRD. Since the inception of QWB as a project more than 4 years ago, and the site specific framework established in the now Approved Plan of Development for QWB, Brisbane as a city has changed and so too has the demand for CBD towers. This application seeks to refine the development parameters for Precinct 3, whilst ensuring the ultimate development outcome maintains the expectation of architectural excellence and world- class architecture whilst being developed in a manner which is responsive to market conditions. The proposal seeks to make the following key changes to the approved PoD:

• The proposal seeks to amend land use mix within Precinct 3, while retaining the requirement for the precinct to operate as a residential precinct, although in a framework that allows for greater flexibility in terms of scale of the approved land uses

• The proposal to refine the built form typologies in the Approved PoD to further solidify the opportunity for a tower in plaza development creates opportunities to better activate the ground plane and lower levels. Not only does the tower in plaza built form typology sympathetically align with the surrounding character and aesthetics of the precinct, it allows for a truly subtropical precinct to be strengthened by adopting a building typology which maximises opportunities for shaded outdoor space and activation of the public realm. Supported by a series of columns, the tower in plaza reflects contemporary sub- tropical architecture. The ground plane allows for shaded pedestrian movement and cross ventilation through the site, realising the subtropical venular that is quintessentially Brisbane.

• As a direct response to the strengthening of the Tower in Plaza typology, the new concept of ‘Street Buildings’ is envisaged with small-scale buildings nestled under the towers above. The Street Buildings have a smaller footprint than a podium and create a unique pedestrian experience as people move through Precinct 3 via Mansions and Alice Lanes. These lower-scale buildings will be highly activated providing a vibrant, high-quality urban design outcome aimed at the human experience of people moving through the site. Intended to be of a smaller bulk and scale than a traditional podium they represent a boutique offering of retail space to be provided down the Southern extent of the Brisbane CBD. Intended to be delivered with opportunities for non-residential uses throughout the Street Buildings and activation of the rooftops, these will provide a subtropical design response to make the most of Brisbane’s climate year-round.

• The changes will result in an enhanced focus on creating a comfortable, safe, and clear pedestrian movement channels through the site. This will facilitate new and improved views of heritage places from the public realm and surrounding streetscape. The key elements of Precinct 3 are maintained, and in many cases enhanced, with a refinement to the provisions intended to achieve flexibility in the design parameters to ensure the future development can be responsive and adapt to the changing market. Given the current economic environment and changing global conditions, flexibility of the development is critical. Ultimately, the refinements to the development parameters will allow Precinct 3 to create its own identity at the ground plane whilst providing world-class architecture with the towers above. The proposed changes to the Approved PoD have been assessed against relevant matters to confirm the changes are not substantially different and therefore the application can be accepted in accordance with Section 99 of the Economic Development Act 2012. The changes have been assessed against the PoD. The assessment confirms that the proposal can comply with the Development Outcomes for the PoD, as they relate to the PoD as a whole and Precinct 3.

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 EXECUTIVE SUMMARY 1

INTRODUCTION Urbis Pty Ltd, on behalf of Destination Brisbane Consortium Integrated Resort Operations Pty Ltd ACN 608 538 638 as trustee for the Destination Brisbane Consortium Integrated Resort Operating Trust, QWB Residential Precinct Operations Pty Ltd ACN 608 792 329 as trustee for the QWB Residential Precinct Operations Trust and The Star Entertainment Qld Limited ACN 010 741 045, has prepared this Section 99 Change Application to PDA Development Approval DEV2017/846. The proposed change application relates to the Queens Wharf Brisbane PDA located at 40, 80,100-02, 142, 144, 144A and 144B George Street; 75, 75B, 75C, 99, 115, 122A, 127, 148A, 159, 159A and 169A William Street; 15, 21 and 25 Queens Wharf Road; 50A & 50B Margaret Street; 2A, 4A And 9 Elizabeth Street; 3A, 11A, 59 and 59A Gardens Point Road; 100A North Quay, Brisbane and Alice Street, Queen Street, North Quay, Margaret Street, George Street, William Street and Elizabeth Street Road Reserves and Brisbane River, Neville Bonner Bridge and 153A & 153 Stanley Street, South Brisbane. The lots relating to the Queen’s Wharf Brisbane PDA are formally known as Lot 3 on CP882348, Lot 200 on SP289462, Lots 400 and 401 on SP312019, Lot 101 on CP905886, Lot 100 on CP898752, Lot 204 and 205 on SP289461, Lot 206 on SP289468, Lot 207 and 209 on SP289465, Lot 532 on SP289470, Lots 587 and 588 on SL10897, Lot 205 on SP291090, Lot 224 on SP298094, Lot 208 on SP289467, Lot 645 on SP289469, Lot 9 and 12 on B32389, Lot 1 on B32444, Lot 533 on SP231897, Lot 224 on SP298084, Lot 934 on SP251794, Lot 492 and 682 on CP855445, Lot 300 on CP866930, Lot 301 on CP866931, Lot 10 and 11 on CP866932, Lot 303 on CP866933, Lot 304 on CP866934, Lot 902 on CP839764, Lot 10 on B31753, Volumetric Lot 223 on SP289469, Volumetric Lot 706 on 220 on SP289470, Volumetric Lot 216 on SP289466, Volumetric Lot 214 on SP289464, Volumetric Lot 222 on SP289471, Volumetric Lot 208 on SP289467, Volumetric Lot 707 on SP289469 and Volumetric Lot 206 on SP289468.

The Applicant is seeking an amendment to the PDA Development Approval and approved plans under that approval

• Conditions of Approval for DEV2017/846;

• Queen’s Wharf Brisbane Plan of Development – Volume 2 – Plan of Development prepared by Urbis and dated 30 October 2020;

• Queen’s Wharf Brisbane – POD Landscape Concept Report – Volume 3 – Attachment B (URB-RPT- LAN-PWD-00001) – Revision 19 dated 30 October 2020;

• Queen’s Wharf Brisbane – POD Volume 3: Attachment H: Infrastructure Master Plan prepared by Urbis Pty Ltd, TTM Consulting, Rider Levett Bucknall, Bornhorst & Ward and CUSP – Revision 24 dated 30 October 2020. The proposed change application is required to refine current provisions that will guide future development within Precinct 3 of the Approved PoD. This report addresses the merits of the proposed changes and outlines why the proposed changes are not considered as ‘substantially different’ development. The report further highlights the future program to deliver the proposed changes, as well as the rationale behind the changes. This change application and report should be read in conjunction with the following materials:

• Appendix A – Amendments to Approved Plan of Development;

• Appendix B – Amended Landscape Concept Report;

• Appendix C – Amended Infrastructure Master Plan

• Appendix D – Architectural Report;

• Appendix E – Public Realm Report;

• Appendix F – Heritage Impact Statement; and

• Appendix G – Traffic Assessment Advice. The assessment of this change application is to be undertaken in accordance with Section 99 of Economic Development Act 2012. This report provides the applicants assessment of the proposed changes against the ‘substantially different development test’ and determines that the proposed changes provide further

URBIS 2 INTRODUCTION RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

refinement, and are not considered substantially different. Moreover, the proposed changes will facilitate the delivery of superior development within Precinct 3. Consequently, MEDQ approval of the proposed change application is sought.

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 INTRODUCTION 3

1. BACKGROUND AND PROPOSED CHANGES 1.1. DESIGN DRIVERS As an island site, Precinct 3 has a unique opportunity to create its own identity within the broader QWB precinct. As we approach the initial stages of design development and on the back of the success of the Tower 4 residential development and the ever changing nature of the CBD market this paved the way to reconsider the design approach adopted for Precinct 3 more than 4 years ago. In considering the options for Precinct 3, the following comprises the key development drivers for the precinct:

• Delivering the right outcome – DBC acknowledge the significant legacy that QWB will create and therefore want to ensure the right outcome is delivered. This has led to consideration of several options for Precinct 3 prior to refining the design criteria in the Approved PoD to provide greater flexibility in the built form typology by strengthening provisions for two towers in a tower in plaza arrangement.

• Diversification of use – the introduction of a potential commercial tower for QWB will diversify the uses by providing an opportunity for a commercial building to be located immediately adjacent to 1 William Street which is the largest commercial building in Brisbane by both height and floor space. A potential commercial building will also enhance the daytime activity of Precinct 3 and QWB, driving increased activation of the public realm and retail tenancies ;

• Meeting the market – acknowledging that the proposal seeks to increase the tower floor plates for both Towers 5 and 6, this has been proposed as a direct response to meet the residential and commercial market. With Tower 5, the floor plate has been based upon the successful apartment layout for Tower 4 which experienced excellent sales. Tower 6 on the other hand is a direct response to the commercial office market requirement for tower floor plates which provide a nett lettable area of 1,500m2 per floor. These are important drivers for the project given this development will be directly competing with other buildings in the CBD and nearby areas for purchasers, investors and tenants; The combination of these three elements allowed for the opportunity to refine Precinct 3, fine-tuning the design parameters to achieve each of the above drivers. This application is a direct response to ensure the Approved PoD provides a framework which can be flexible and adaptive to respond to the changes in the market. Given the current global environment, this is crucial in maintaining long-term viability of projects. 1.2. PROGRAM DRIVERS The development drivers outlined above all have a significant relationship to the project programme. The following outlines the key programme milestones for Precinct 3:

• Pre-lodgement negotiations with EDQ – commenced May 2020;

• Lodgement of PoD amendment application – October 2020;

• Concept Design commences – January 2021

• Lodgement of Compliance Assessment for concept design and early works for demolition, retention and excavation – May 2021;

• Lodgement of staged Compliance Assessment for detailed design for basement and towers – October 2021;

• Commencement of construction of basement – March 2022

• Commencement of construction of towers – November 2022. The above programme also reinforces that the development in Precinct 3 is a shovel ready committed development. Given the current challenging economic environment, the commencement of construction of Precinct 3 will create significant economic and employment benefits and continue the significant construction of QWB to the Queensland economy.

URBIS 4 BACKGROUND AND PROPOSED CHANGES RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

1.3. PROPOSED CHANGES At a high level the proposed changes to the PoD are limited to changes to Precinct 3, which relate to changes in land use mix, tower-built form, changes to soffit design, realignment of the ground plane and the removal of the Margret Street tunnel, along with other consequential changes for this precinct only. The key changes are as follows:

• The proposed PoD amendments will seek to allow for a different proportion of land uses whilst remaining consistent with the overall intent of the PoD;

• The amendments will strengthen the built form typologies to be established in Precinct 3 under the PoD amendments, with future towers able to comprise a podium and tower or a tower in plaza typology set above a Street Building;

• Realignment and reconfiguration of cross block links to better suit public realm and potential tower in plaza typology;

• Inclusion of new built form parameters that relate to tower setbacks, building separation and tower floor plate for the tower in plaza and Street Building typology;

• Inclusion of design principles to inform the design of Building 6 including the soffit and Setback Transition element; and

• Removal of pedestrian and vehicle basement tunnel at Margret Street. As previously discussed in a series of pre-lodgement meetings with EDQ, the cumulative impacts of the proposed changes seek to create a more activated public realm that allows for a more concentrated focus on the pedestrian experience within Precinct 3. Moreover, the proposed changes seek to guide future development within the Precinct 3 that has greater consideration of surrounding heritage and character aspects. Broadly, the implementation of the proposed changes will result in an improved development outcome for Precinct 3. The above changes are outlined in further detail below, with specifics relating to the above further unpacked. 1.3.1. Land Use The proposed PoD amendments seek to retain the residential land use offering, while allowing for a for increased proportion of commercial or retail land uses to be established in the lower levels of the street buildings within either towers, providing for greater activation of the ground floor plane. It also allows for a greater proportion of commercial GFA to be achieved within Tower 6. Above the Street Building or podium for Tower 5, the land use will remain residential. This outcome is consistent with the PoD which states that the IRD will provide a new integrated resort with a range of related uses. Currently, Precinct 3 within the PoD is generally referred to as the ‘residential precinct’. The proposed PoD amendments do not seek to alter the original intent of Precinct 3, maintaining a significant component of residential GFA within the Precinct. The land uses currently approved within Precinct 3 in the Approved PoD are outlined in Appendix H. Table 1 below outlines the maximum GFA provisions for each use in the PoD and Table 2 below then provides an outline of the proposed amendments to the GFA provisions for each use in Precinct 3. Both tables below outline the GFA where Tower 6 is developed as a commercial tower and the full provision of retail GFA is developed in Precinct 3. Notably, the total GFA figures for either the PoD or Precinct 3 for all uses is not proposed to change. Table 1 - Proposed Maximum and Standard GFA – PoD

USE CURRENT MAXIMUM GFA PROPOSED MAXIMUM GFA Residential 267,600sqm 211,850sqm Commercial 80,700sqm 127,650sqm Retail 52,350sqm 61,150sqm Total 400,650sqm 400,650sqm

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 BACKGROUND AND PROPOSED CHANGES 5

Table 2 - Proposed Maximum and Standard GFA – Precinct 3

USE CURRENT MAXIMUM GFA PROPOSED MAXIMUM GFA Residential 117,450sqm 117,450sqm Commercial 3,050sqm 50,000sqm Retail 1,200sqm 10,000sqm Total 121,700sqm 121,700sqm

The proposed PoD amendments seek to retain the residential land use offering, while allowing for a for increased proportion of commercial or retail land uses to be established in the lower levels of the street buildings within either towers, providing for greater activation of the ground floor plane. It also allows for a greater proportion of commercial GFA to be achieved within Tower 6. Above the Street Building or podium for Tower 5, the land use will remain residential. Importantly, the total maximum GFA for the precinct will remain the same as currently approved, with the changes fundamentally allowing for greater flexibility for the extent of uses to be established. Notably, the changes to the GFA breakdown for Precinct 3 no longer results in each individual use adding up to the total maximum GFA for the precinct. This has been proposed in this manner to provide for the flexibility to provide additional commercial and retail uses within the overall GFA cap. The overall GFA caps for the Commercial and Retail Use Categories will also be subject to the following restrictions:

• Commercial Use Category: Collectively up to a maximum GFA of 10,000m2 out of the total of 50,000m2 for the Commercial Use Category - Childcare Centre, Community Use, Function Facility, Health Care Service, Indoor Sport and Recreation, Resort Complex, Sales Office, Service Industry and Theatre;

• Retail Use Category: Shop and Showroom uses do not exceed a maximum individual tenancy size of 2,000m2.

1.3.2. Tower in Plaza Typology The proposed PoD amendments seeks to provide flexibility in the potential built form of the future towers. Specifically, the amendments provide additional detail on how a tower in plaza tower form would be developed whereby towers are supported by column which directly touch the ground plane. Notably, a tower in plaza form is referenced as a potential typology in the existing PoD and the amendments proposed to strengthen the typology, rather than introduce a new typology. The tower in plaza typology provides for a building form which is sensitive to other nearby podium and tower forms (including the IRD in sub-precinct 1a) and reinforces the urban grid of the CBD, whilst also reflecting tower in plaza typologies such as 1 William Street. A key outcome of the tower in plaza typology will be the enhancement of surrounding heritage elements due to unobstructed viewsheds and better pedestrian sightlines through the site. This will result will reinstate heritage places surrounding the site, with unimpeded views. Whilst the Approved PoD does include reference to a tower in plaza typology, as the PoD currently stands, built form criteria and principles relate to only towers set above podiums. The proposed PoD amendments will retain these provisions that relate to buildings set above podiums, while replicating similar built form criteria and principles for tower in plaza and Street Buildings. Figure 1 below outlines the currently approved built form typology which includes both podium and tower and tower in plaza typologies. Figure 2 outlines the proposed changes to this figure which revise the existing tower in plaza typology.

URBIS 6 BACKGROUND AND PROPOSED CHANGES RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

Figure 1 - Currently Approved Building Typology Figure

Figure 2 - Proposed Tower in Plaza Figure

The amendments to the PoD are drafted in a manner that ensures similar levels of detail relating to built form apply to both the podium and tower typology, as well as the tower in plaza typology. The amendments to the PoD also clearly delineate that future towers to be established in Precinct 3 are either the podium and tower typology or tower in plaza typology for both towers, not allowing for a combination of both typologies to be established (i.e. one tower in plaza and one podium and tower). The inclusion of further refinement for the design of a tower in plaza typology in the PoD will allow for a more activated public realm beneath the towers. The strengthening of this built form typology opens up the ground floor plane, allowing for a more inclusive and pedestrian orientated area to be created. Additionally, the tower in plaza typology assists in creating permeable and unobstructed pedestrian sightlines through the space.

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 BACKGROUND AND PROPOSED CHANGES 7

Similarly, viewsheds to surrounding heritage elements are created and enhanced, that would otherwise be obstructed by podiums. As a related change, it is also proposed to change the minimum height of the base of the tower from RL38m to RL35m. This change is required given the absence of a large podium below the tower, and its replacement with Street Buildings. 1.3.3. Street Buildings To supplement the tower in plaza provision, the proposed PoD amendments will seek to establish a Street Building which will sit separately below the tower. The Street Building will typically be occupied by active food and beverage and retail uses,. Street Buildings will provide for the opportunity for multiple levels of active retail uses, including potential activation of the roof of the Street Buildings, all overlooking the public realm below. The establishment of the ‘Street Building’ within the PoD amendments, will include the following elements:

• Inclusion of a new definition for ‘Street Building’ to clearly delineate variation from podium-built form;

• Built form criteria that dictates the extent, scale and materiality of the Street Buildings;

• Inclusions of new architectural design criteria that includes provisions relating to materiality and design of the Street Building;

• New design criteria that dictates the future roofscape of the Street Building;

• Design criteria that manages the treatment of lift cores between Street Building and the tower; and

• Additional provisions that outline the interface sections that specifically apply to the Street Building and tower in plaza typology. The Street Building criteria and figures do not replace the existing podium and tower provisions. The proposed amendments to the PoD solidifies the development of either of these built form typologies. Figure 3 below provides an example of the existing Precinct 3 Mansions Interface Section for the podium-built form. Figure 3 provides an example of how this figure will be operate for the Street Building which will operate in addition to the existing criteria for a podium. To reiterate, the PoD amendments are drafted in a manner that states either a podium-built form is adopted or a Street Building where a tower in plaza option is sought. The inclusion of Street Building advances the requirements of the PoD, including:

• Ensuring that the Street Building is permeable at ground level and incorporate articulated building facades with space between built form to allow for light penetration and air circulation;

• Enhance activation and provide an inclusive and welcoming public streetscape at the ground level of the site;

• Respect the streetscape character of the broader CBD through giving prominence to heritage buildings, whilst recognising the requirement of the PoD to deliver an integrated reserve development;

• Exhibition leading practice sub-tropical design principles through an increase in opportunities for outdoor space, making strong connections between indoors and outdoors and incorporating subtropical architecture and landscaping.

• Enhancement of views to heritage buildings, both at the ground level and from within and on top of the Street Buildings.

URBIS 8 BACKGROUND AND PROPOSED CHANGES RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

Figure 3 - Currently Approved Precinct 3 The Mansions Interface Section (Podium)

Figure 4 - Proposed Precinct 3 The Mansions Interface Section (Street Building)

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 BACKGROUND AND PROPOSED CHANGES 9

1.3.4. Tower Floor Plate As part of the amended tower in plaza typology, the PoD will need to be amended to allow for the following tower floor plates to be established:

• Tower 5: 1,550m2

• Tower 6: 1,700m2 These are proposed to increase from the current floor plate in the Approved PoD of 1,350m2 for both Towers 5 and 6. Increases in tower floor plate provisions are drafted into the PoD to relate solely to the tower in plaza typology. The Approved PoD includes design criteria in PI2.4 that ensures the larger floor plates do not result in a bulky built form and do not result in increased impacts. Design criteria amendments will mean that despite the increases in tower floor plate, the future buildings will still achieve a slender built form, with significant tower separation maintained, and exceeded the building separated requirements which would apply in other areas of the CBD outside of the PDA. Figure 5 and 6 below outline an example of the potential built form of the two towers within Precinct 3, which demonstrates that the amended tower floor plate provisions demonstrating that the size and scale of the towers do not result in significant changes to the bulk, scale and appearance, when compared to the approved PoD. Figure 5 - Tower view looking south-west towards the Brisbane River

URBIS 10 BACKGROUND AND PROPOSED CHANGES RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

Figure 6 - Tower view looking west towards QWB IRD

The proposed changes to the tower floor plate are required to better cater to the change in ratio of residential and non-residential uses. The potential increases in commercial uses demand a larger floor plate to meet market requirements for a floor plate with a nett lettable area of approximately 1,500m2. Similarly, the tower floor plate for Tower 5 is seeking to provide a flexible layout to meet market requirements. Despite the increases to the tower floor plate, the towers do not comprise large footprints for a CBD context. 1.3.5. Tower Setbacks To facilitate the tower in plaza typology, additional setback provisions are required that specify setbacks for the tower in plaza typology. The tower in plaza typology will retain all existing setbacks as currently approved under the PoD, other than the George Street tower setback which is proposed to be 3m for Tower 6. Notably, a 3m tower setback to a street frontage comprises the long-accepted tower setbacks from the street frontage specified in the City Centre Neighbourhood Plan in Brisbane City Plan 2014, as is evidenced through other tower setbacks in Precinct 3 being 3m. As a means of maintaining and enhancing views along George Street to Parliament House, the reduced setback provisions will feature ‘setback transition’ provisions in the form of stepping or chamfer-built form set above the Street Building. The setback transition provisions will require the 3m setback to commence at a minimum height of RL 50m AHD, with the setback transitioning back to a 7m setback at a height of RL35m AHD. This treatment, along with the raising of the minimum height of the underside of the tower to RL 35m AHD will enhance views towards Parliament House and provide an appropriate interface with The Mansions. An example of the proposed changes to the Approved PoD figures are shown in Figure 7 and 8 below.

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 BACKGROUND AND PROPOSED CHANGES 11

Figure 7 - Currently Approved Parameters for Tower Levels Figure

Figure 8 - Proposed Parameters for Tower Levels Figure (Tower in Plaza Option)

To reduce potential impacts to George Street due to the decreased setback from Tower 6, the PoD amendments will include the following:

• Provide a definition of Setback Transition;

• Specific design criteria applicable to the Tower 6 setback for the tower in plaza typology;

URBIS 12 BACKGROUND AND PROPOSED CHANGES RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

• Additional design criteria in the Architectural Design Criteria relating to the ‘Setback Transition’; and

• Additional heritage integration criteria will be drafted with regards to the Setback Transition. Figure 9 and 10 below outline the potential outcome that could be achieved through the application of the Setback Transition and the impacts of these setbacks on surrounding spaces, including Bellevue Plaza and views to Parliament House. The Heritage Impact Statement in Appendix F provides a detailed assessment of the impacts of these PoD amendments on surrounding heritage places. Figure 9 - Setback Transition View from corner of Alice and George Streets

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 BACKGROUND AND PROPOSED CHANGES 13

Figure 10 - Setback Transition View from corner of Margaret and George Streets

1.3.6. Tower 6 Design Provisions As stated above, a Setback Transition will be implemented for Tower 6 in the tower in plaza typology as a means to mitigate the potential impact of the reduced George Street tower setback. The primary purpose of the Setback Transition is to ensure that visibility of Parliament House is maintained from George Street. Given this outcome is not included within the Approved PoD, the proposed PoD amendments will include additional diagrams and design criteria that will address the following aspects of the transitioning façade:

• Design provisions for chamfered or stepped façade specifically for Tower 6;

• Materiality and design provisions relating to soffit and underside of transitioning façade element; and

• Design provisions to ensure this treatment achieves future design of high-quality architectural merit. 1.3.7. Building Separation In order to accommodate the increase in tower floor plate and the change to the George Street tower setback, it will be necessary to make a minor amendment to the building separation provisions from 18m to 17m. The revised separation remains generous and is significantly more than the accepted buildings separation in the Brisbane CBD environment of 10m which is specified as an outcome in the City Centre Neighbourhood Plan Code in the Brisbane City Plan 2014. 1.3.8. Ground Plane Design The proposed PoD amendments will seek some minor reconfigurations to the ground floor plane. The alterations to ground floor plane are required better align with tower in plaza / Street Building typology, creating a space that is more sensitive to human scale and pedestrian movement. The proposed changes to the ground plane design relate to the following aspects within the PoD:

• Minor amendments to the Ribbon alignment with the ribbon now continuing straight towards Alice Street;

• Removal of the retail pavilion from Bellevue Plaza; and

• Realignment of Alice Lane through Precinct 3.

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1.3.8.1. The Ribbon The proposed PoD amendments seeks to realign the indicative wayfinding device, known as The Ribbon. Currently, the Ribbon within the Approved PoD dissects Bellevue Plaza, veering diagonally past The Mansions towards the City Botanic Gardens on the corner of George and Alice Street. The proposed PoD amendments seek for the Ribbon to continue straight through precinct three, connecting Queen Street, through the QWB to Alice Street opposite Parliament House. The realignment of The Ribbon is required to create a more direct, unified and pragmatic wayfinding device through Precinct 3. Importantly, the realignment of the Ribbon will not remove the pedestrian link through Bellevue Plaza. The thoroughfare through this space will still clearly operate as a pedestrian pathway, however the materiality will change to signify that this does not form part of The Ribbon. Wayfinding design criteria are included within the PoD to ensure the Ribbon and the pedestrian link through Bellevue Plaza are clearly defined to support permeable pedestrian movements. An example of the proposed changes to the Approved PoD figures are shown in Figure 11 and 12 below. Figure 11 - Currently Approved Overall Intent Figure

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Figure 12 - Proposed Overall Intent Figure (Tower in Plaza Option)

1.3.9. Bellevue Plaza The proposed PoD amendments seek to remove the individual retail tenancy component approved within Bellevue Plaza. The retail component is to be removed to allow for enhanced viewsheds to surrounding heritage aspects through the sites and increase amenity of the public realm as well as provide clear sightlines through a space that is purely dedicated to pedestrian movement. 1.3.9.1. Alice Lane To align with the proposed Street Building/ tower in plaza typology, the indicative Alice Lane cross block link through Precinct 3 is to be realigned as part of the proposed PoD amendments. The Alice Lane cross block link will be amended to run straight through Precinct 3, as opposed to an angled link as currently approved. Given the similarity of the realigned link with the Approved PoD, no changes to pedestrian movements or impacts on infrastructure will occur as a result of the change. 1.3.10. Removal of Margaret St Tunnel This proposal seeks to remove the tunnel which was originally proposed to connect the Integrated Resort Development (IRD) and Precinct 3 basements. DBC has determined that this will no longer be pursued and therefore is proposed to be removed. The inclusion of the tunnel in the approved PoD was for the purpose of convenience and it is not relied upon for the development to operate as intended. 1.3.11. Matters which do not require amendment to any approved documents The following section outlines key provisions within the PoD that relate to Precinct 3 and do not require amending as part of the change application. The key provisions that will remain as per the currently Approved PoD include:

• No changes to maximum building height provisions;

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• No changes or reductions to public realm or landscaping provisions within Bellevue Plaza;

• No changes to car parking provisions or access to Precinct 3; and

• No change to the total maximum GFA for Precinct 3. Each of the key provisions that will remain as currently approved are expanded on in further detail below. 1.3.11.1. Maximum Building Height The proposed Precinct 3 PoD amendments do not result in any changes to the current building height provisions. Podium height parameters will be reworded, to ensure that suitable building heights are proposed for either a podium or a Street Building. As per the Approved PoD built form provisions and figures the following building height parameters will be retained: Tower Parameters

• Tower 5: Maximum 70 storeys for the tower component of the building, or lesser of 274m AHD (Top of Crown)

• Tower 6: Maximum 60 storeys, for the tower component of the building or lesser of 195m AHD (Top of Crown). It is noted however, that it is proposed to make some minor adjustments to the building height provisions to provide clarity. For context, the Approved PoD, states in DS2.1 that the maximum building height for Precinct 3 is RL 274m AHD. However, Figure 118 – Precinct 3 Parameters for Tower Levels includes a note that the maximum tower height is 70 storeys or 238m AHD for Tower 5 and 60 storeys or 197m AHD for Tower 6. Whilst it can be interpreted that this height applies to the tower levels of the building from RL 36m AHD only (for example 238m plus 36m equals 274m), this provision could benefit from further clarity to ensure it can be interpreted in a simple manner. Therefore, it is proposed to change these provisions to state that the top of the tower does not exceed a maximum height, and the number of storeys represents the number of storeys in the tower level only. Podium or Street Building Parameters

• Tower 5 maximum podium height: 25m

• Tower 6 maximum podium height: 25m

• Tower 5 maximum street building height: 30m

• Tower 6 maximum street building height: 30m 1.3.11.2. Bellevue Plaza Areas Despite the removal of the minor retail components within Bellevue Plaza, the proposed PoD amendments do not trigger any other changes to the public realm provisions. Specifically, the following criteria will remain intact:

• Bellevue Plaza will continue to provide a minimum size of 900m2 of public realm;

• Direct views will be retained to the Botanic Gardens;

• Retains a minimum George Street frontage of 20m; and

• A minimum area of 250m2 of softscape, consisting 350m2 of turf and 100m2 of planting. 1.3.11.3. Car Parking Provision The car parking rates specified in the Approve PoD for residential, commercial and retail uses are not proposed to change. As part of the proposed PoD amendments there is the potential for the Towers 5 and 6 in Precinct 3 to provide an increased amount of commercial and retail GFA as per the proposed changes above. As the commercial and retail uses have a lower car parking rate, there will be a reduction in the number of car parking spaces should a Commercial tower be developed on the site

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Appendix G contains a Traffic Assessment Advice note that outlines the possible changes in traffic demand being generated to the site because of the proposed changes in GFA and land use mix within Precinct 3. The Traffic Assessment Advice note outlines that the potential increase in non-residential uses results in an inverse in traffic trends due and persons accessing the site. Moreover, the Traffic Advice Assessment outlines that there is not a need to amend currently approved car parking provisions as the proposed changes to land use mix do not impact on the approved car parking rate.

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2. SPECIALIST REPORTS 2.1. ARCHITECTURAL STATEMENT To support the proposed built form and design changes within the PoD, an Architectural Statement for Precinct 3 has been created that outlines the potential built form that could be created under the proposed PoD amendments. The Precinct 3 architectural statement comprises the following three themes: A Vibrant Precinct Positioned in the heart of Brisbane’s civic and educational quarter, the design for precinct 3 will be defined by contemporary architecture inspired by its unique location at the threshold of the iconic City Botanic Gardens and some of Brisbane’s most beautiful heritage buildings. The architectural vision will be to create a distinctly Brisbane precinct driven by a strong narrative representative of its unique context and program. Responding to the transit and amenity-rich CBD location of the development, the mixed-use precinct could comprise commercial office activities, adaptive re-use of the heritage listed Mansions building, and residential uses. Celebrating Heritage The Royal Historical Society of Queensland consider this to be the country’s largest heritage restoration project. In responding to this unique heritage context, the design will provide a high-quality contemporary architecture that respectfully contrasts with the heritage place; architecture that successfully contributes to a cohesive streetscape and maintains the prominence of the heritage buildings in the precinct. Authentically Brisbane Elevating the towers approximately 20m above street level offers the opportunity for a grand civic plaza with shady, lush and breezy public amenity in the heart of the busy CBD and ensures sight lines to the heritage buildings are maintained at street level. The ground plane is envisaged to be activated with a curated mix of retail, food & beverage outlets, landscape elements, public art and carefully considered entry lobbies. This plaza, named “Bellevue Plaza” in honour of the Bellevue Hotel which stood on this corner, is envisioned as the heart of the entire precinct. 2.1.1. View Analysis The Architectural Statement prepared outlines a view analysis that could be achieved within the PoD as part of the proposed amendments. The refinement of the tower in plaza typology allows for views through Precinct 3 and surrounding the precinct to be retained, with key viewsheds to and from heritage places reinstalled. Figure 13 below outlines the views that the proposed PoD amendments will retain. As can be shown below, the proposed PoD amendments would facilitate a built form that retains the following:

• Cross precinct views from the 1 William Street to the Queensland Club to Botanic Gardens;

• Views from Bellevue Plaza to the Botanic Gardens and vice versa;

• Views from George Street to The Mansions and Parliament House; and

• View along the Ribbon to Parliament house. A series of views are also included within the Architectural Statement which illustrates the bulk, scale and massing of the development.

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Figure 13 - View Corridor Analysis

2.2. PUBLIC REALM The Public Realm report has been prepared to outline to MEDQ the future potential that the PoD amendments to Precinct 3 could unlock. The public realm report is a conceptual guide that outlines how the PoD amendments could guide future development from a public realm perspective in Precinct 3. Broken into three key sections, the public realm report comprises a context section, site study section and a future proposition section. A summary of each of the sections is outlined below: Context The Public Realm report introduces the unique context that is Precinct 3 of QWB. In particular, the Public Realm report notes that this is the last full city block to be developed, as such provides a unique opportunity. Further, the Precinct is bordered by a plethora of varied, transport services from key motor vehicle roadways, a new Cross River Rail precinct, the Bicentennial Bike Way and the new Neville Bonner Bridge connecting pedestrians from the Precinct to South Bank. Additionally, the Public Realm report notes the idiosyncratic nature of the surrounding built form of the Precinct. Surrounded by iconic heritage places from both a City and Statewide context, Precinct 3 presents an opportunity for integration with these spaces. Lastly, to juxtapose surrounding heritage places, the Precinct is also framed by contemporary architectural design, comprising 1 William Street. Site Study As touched on above, Precinct 3 is surrounded by both heritage and contemporary buildings. Considering this, the proposed PoD amendments have considered the following design aspects:

• Scale and Massing: The Public Realm report outlines how the proposed PoD amendments to Precinct 3 sensitively consider surrounding built form scale. The report notes that the proposed PoD amendments allow for Towers 5 and 6 to better respond and align with varying built form scales, with Tower 6 sympathetically framing smaller scale-built form elements of Parliament House, The Mansions and Harris Terrace. Whereas the proposed PoD amendments to Tower 5 better consider the built form of 1 William Street and the remainder of the QWB IRD (Figure 14).

• Urban Structure: Like the Scale and Massing section, the proposed PoD amendments must consider the surrounding urban structure. Particularly, the proposed amendments have aligned with Heritage/ Civic Spine that is George Street, while considering the Commercial character of William Street.

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• Context Considerations: The Public Realm report outlines the ability for the proposed PoD amendments to better consider the surrounding context via the potential built form to provide setbacks that sensitively address the surrounding heritage buildings (Figure 15). Figure 14 - Potential Scale and Massing that the Proposed PoD Amendments Facilitate

Figure 15 - Proposed PoD Amendments Context Considerations

The Proposition Tying the above altogether, the Public Realm report outlines the potential for the proposed PoD amendments to create a finer ground public realm, ground plane and provides the opportunity for future development

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within the Precinct to pay homage to surrounding and previous heritage elements found within the Precinct. This is achieved by the PoD amendments supporting the following (Figure 16):

• Reinstates Bellevue Plaza as a key northeast facing urban and civic space fronting key heritage spaces and new contemporary spaces;

• Proposed materials and design of this Precinct are to reflect surrounding heritage character;

• Bellevue Plaza will provide a space that promotes lingering in the space, while the ground floor plane will be better activated with active uses such as retail and food & drink outlets; and

• The remainder of the public realm will comprise lush landscaping, shade trees and urban greenery. Figure 16 - Possible Public Realm of Bellevue Plaza

2.3. HERITAGE IMPACT STATEMENT The proposed changes to Precinct 3 of the PoD will have a positive outcome on the heritage elements and the significant values of the QWB IRD and will not reduce or compromise these values. The proposed changes to Precinct 3 of the PoD will comply with all relevant PoD provisions concerning heritage and will comply with the additional provisions that have been drafted as part of this application. The proposed changes have been conceived and drafted to take into the utmost consideration of the cultural significance of The Mansions and Parliament House as the main heritage features of this part of the city. Significant views to The Mansions and Parliament House along George Street, from its intersection with Mary Street and across Margaret Street towards the corner of Alice Street have been studied and analysed to ensure that the proposed development of Precinct 3 will not interrupt or compromise these views. At the ground level, where the historical setting and appearance of The Mansions is most keenly observed, the proposed changes to the PoD will not compromise or lessen these qualities. The reduction of the tower setback for Tower 6 to George Street from 7 metres to 3 metres occurs at RL 50 metres AHD, well above the roof level of The Mansions and largely out of the viewshed of The Mansions. This will not be perceived at the street frontage and at the human scale. The 7 metre setback to George Street occurs at RL 35 metres AHD, which is again well above the roofscape of The Mansions and largely out of the viewshed of the building, and an appreciation of the George Street streetscape. This has no impact of views of the building from the street.

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The heritage buildings will remain the prominent elements of the streetscape. Views to the front, side and rear elevations of The Mansions will be maintained. Views to Parliament House will be increased along Alice Lane. The opportunity for a Tower in Plaza form will ensure the maximum visibility of the Parliament House and in particular the mansard roofs when viewed from George Street. The reduction in height of the underside of the tower and the introduction of street buildings to the Alice-William Streets corner will not prejudice these views. The full height of the mansard roofs of Parliament House will remain visible from the human scale view along George Street and along Alice Lane within the precinct. The bulk, height and form of the street buildings at three/four storeys is consistent with the bulk, height and form of The Mansions and Parliament House which means that the revised design for Tower 6 will deliver a compatible neighbour to these buildings. The proposed changes to the PoD will deliver a built form outcome that reflects the established heritage characteristics of this part of the city.

2.4. TRAFFIC ASSESSMENT The Traffic Assessment modelled potential impacts that the changes to the PoD provisions may have on car parking rates, trip generation and distribution of private motor vehicles and considered changes in pedestrian movements to and from the precinct. A precis of the key findings from the Traffic Assessment are outlined below:

• The proposed PoD amendments do not result in a need to increase car parking supplied to service Precinct 3, with the proposed amendments potential reducing the car parking rates;

• The proposed amendments to land use mix within the PoD result in changes to peak traffic flows to and from the site at peak periods as outlined below: - The changes in land use mix could result in a minor increase in vehicles accessing the site is AM peak periods, although sees a minor decrease in vehicles leaving the site in peak AM periods; - Land use mix changes could result in a minor increase in vehicles travelling outbound from the site in PM peak periods, while inbound movements in PM peaks periods are likely to decrease; and - The changes in vehicle movements because of the PoD amendments is considered insignificant and will not impact on the operation of surrounding road infrastructure.

• The proposed PoD amendments are likely to result increases in pedestrian trips to and from the site due to the potential for a greater portion of commercial uses to be established within Precinct 3;

• The Traffic Assessment outlines that the original Queens Wharf Traffic Assessment did not consider the Albert Street Cross River Rail Precinct, and that the potential increases in pedestrian movements to and from the site are likely to occur between Precinct 3 and the Albert Street station; and

• With respect to pedestrian routes connecting Precinct 3 and Albert Street, the Traffic Assessment outlines crossing and routes impacted are primarily located outside the Queens Wharf PDA, as such no additional pedestrian infrastructure is needed within the PDA. Appendix G contains the Traffic Assessment and outlines the above in further details. TTM to confirm no amendments are required to the approved documents under Condition 36 Pedestrian Movements Technical Note, Condition 37 Servicing and Access Technical Note, Condition 38 Parking, Access and Public Transport Technical Note

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3. A PRECINCT WITHIN THE WIDER QUEEN’S WHARF BRISBANE PRIORITY DEVELOPMENT AREA The Queen’s Wharf Brisbane Priority Development Area Development Scheme (the Development Scheme) adopted by MEDQ in 2016 is the planning instrument for the regulation of development within the Queen’s Wharf Brisbane Priority Development Area (QWB PDA). Upon approval of the Approved PoD in December 2017, the Approved PoD (and the supporting documents) became the framework guiding development within QWB as a means of implementing the Development Scheme. The Approved PoD provides detailed criteria, refining the broad concepts in the Development Scheme. A PoD is able to address departures from the Development Scheme, where MEDQ is satisfied the departure doesn’t conflict with the vision for the PDA specified in the Development Scheme. The vision of the Development Scheme is as follows: The strategic riverside location, scale and significant redevelopment capacity of the QWB PDA will transform Brisbane's CBD, offering unprecedented opportunities to revitalise the south-western edge of the CBD as a tourism, recreation, cultural and entertainment destination for Brisbane. The redevelopment of this important part of the city will provide the opportunity for a new integrated resort development with a range of related uses including a casino, function and entertainment facilities, hotels, retail, tourist attractions, cultural, convention, residential, landings and recreation uses as well as expansive, publicly accessible public realm. Development in the QWB PDA will: » provide an iconic contribution to the city form and complement existing development within the PDA. » provide for the conservation of all heritage places and their adaptive reuse to celebrate Brisbane's origins and enhance the rich cultural heritage aspects in and around the PDA. » enhance connectivity and integration between the city and the river front, providing new and reinvigorated areas of public open space which support recreation opportunities, access and enjoyment of the Brisbane River. » support existing and new connections through the PDA and integrate with the surrounding area including key locations in the rest of the Brisbane CBD and on the southern bank of the Brisbane River. Our emphasis added in bold The vision of the Development Scheme applies to the QWB PDA area as a whole, rather than any specific area within the QWB PDA. Consequently, when viewed as a precinct as a whole, QWB will deliver an integrated resort development, with other development consisting of ‘related uses’. This is emphasised further in Section 3.2.1 of the Development Scheme which identifies the precinct is “anchored by an iconic core development which includes a range of uses which respond to the local context”. Furthermore, Section 3.2.4 of the Development Scheme identifies the public realm is to be activated with “retail, residential [and] commercial development”. This is consistent with the vision of the Approved PoD. As identified above, the vision of the Development Scheme requires that QWB as a precinct delivers development which “provide[s] an iconic contribution to the city form” creating a “recognisable local identity and city distinctiveness” with regards to built form. The Development Scheme does not specify any preference to a particular built form typology. The Development Scheme instead incorporates a series of outcomes to achieve and implement the vision for the QWB PDA for built form, such as the following:

• Landscape sub-tropical architecture (Section 3.5.1)

• Contribute to an identifiable skyline and are of an appropriate mass and scale within the context of the CBD (Section 3.5.1)

• Are of a height and scale that makes efficient use of land (Section 3.5.2)

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• Consider the adaptability of buildings in building design to support use and activity changes over time (Section 3.5.2)

• Reinforce the pedestrian amenity of the street network and public realm (Section 2 3.5.2)

• Highly permeable and articulated building facades and frontages at both the ground and upper levels, allowing access to open air and promoting surveillance of adjoining streets and public spaces (Section 3.5.2) These key elements for built form design are interwoven into the Approved PoD through the Development Outcomes in Section 3.4, ensuring the vision and intent of the Development Scheme is realised through the implementation of the Approved PoD. This is particularly evident for Theme 2 (Section 3.4.2). The Development Scheme considers movement into, within and through the QWB PDA as a precinct as a whole. The emphasis is placed on cross-block links and movement patterns that link within the precinct and to key locations external to the precinct, rather than to a key point or location. This is evident on Map 2: Structural Elements Plan where cross-block links are “indicative” throughout the precinct. For Precinct 3, this is a cross block link from George Street to William Street, where the location is unfixed. Providing guiding principles for the ground plane for the QWB PDA, the Development Scheme addresses that development:

• Establish[es] a permeable and legible environment which supports the creation of open spaces and cross block links, offering a choice of routes into, within and through the PDA for pedestrians and cyclists. (Section 3.5.1)

• Support[s] import improved connectivity to the surrounding area including public transport services. (Section 3.5.1)

• Provides parks, plazas and open spaces within the PDA including adjacent to and within the Brisbane River where appropriate, that provide for a variety of experiences and are accessible for all users including people with disabilities (Section 3.5.4) These are reflected in the Development Outcomes for the Approved PoD, particularly within Themes 3 and 4 (Section 3.4.3 and 3.4.4) of the Approved PoD. The Structural Elements Plan (Map 2) in the Development Scheme identifies three key elements for Precinct 3 in the Approved PoD:

• Cross-block link from George Street to William Street;

• Public plaza on the corner of George and Alice Street; and

• Each of the four intersections surrounding the block are ‘significant intersections’. Each of these elements are reflected on Figure 20 in the Approved PoD, providing the Public Realm Development Outcomes. The Development Scheme provides broad, guiding principles for future development as described in this section of this report. These principles are precinct wide, applied to the entire PDA. This is evident in both the vision and structural elements of the Development Scheme, which are then translated into the Approved PoD. Whilst the Approved PoD provides finer grain Development Outcomes and design criteria for QWB, fundamentally, the ultimate delivery of QWB is for the entire precinct, rather than individual buildings or sites. When considering the context of the QWB PDA with a land area of 13.5ha (Section 2.2 of the Development Scheme), QWB is approximately 20% of the Brisbane CBD. In this regard, changes to the Approved PoD need to be considered in the context of the ultimate, overall development rather than an individual building or site. Where proposed amendments to the Approved PoD fundamentally still achieve the intent of the existing Approved PoD for the precinct as a whole, these in turn continue to implement the vision of the Development Scheme. The amendments proposed in this Section 99 Change Application and discussed in this report fundamentally achieve the same outcome for QWB as a precinct: the built form will be iconic, contribute to the existing city form whilst creating its own identity, integrate with the surrounding cultural heritage, provide connectivity into and within the precinct and create a vibrant environment which will attract the local community and domestic and international visitors alike.

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4. ASSESSMENT OF CHANGE Consideration has been given to the relevant matters for assessing a change to the PDA development approval in the Economic Development Act 2012 (the ED Act). 4.1. SECTION 99 AMENDMENT APPLICATION Section 99 of the ED Act outlines the definition for an “amendment application” to be made to a PDA development approval (see below). Each of the proposed changes as outlined above have been assessed against these criteria as follows: Section 99: Application to change PDA development approval (1) A person may apply (the amendment application) to MEDQ to change a PDA development approval. (2) However, the amendment application may be made only if MEDQ is satisfied the change would not result in the relevant development being substantially different. (3) Division 3 applies for the amendment application as if— (a) a reference in the division to a PDA development application were a reference to the amendment application; and (b) a reference in the division to a PDA development approval were a reference to a changed PDA development approval; and (c) a reference in the division to the granting of a PDA development approval were a reference to the making of the change. (4) Despite subsection (3), section 84(2) to (6) applies for the amendment application only in a circumstance mentioned in section 84(1)(c). The ED Act does not define “substantially different” development, nor does it refer to the “substantially different development” guideline established under the Planning Act 2016 (the Planning Act) Development Assessment Rules (DA Rules). However, the provisions of Schedule 1 of the DA Rules made under the Planning Act, which sets out the substantially different development ‘test’, provide a convenient way to assess whether the proposed changes result in substantially different development. An assessment of the proposed changes against the substantially different development criteria in the Development Assessment Rules is included in the table below.

Guideline Criteria Response

Involves a new use No new uses are proposed to be included within the Approved PoD, or within the uses subject to Compliance Assessment in Precinct 3 as specified in Table 54. Within Section 5.4 Precinct 3: Residential Precinct of the Approved PoD, Table 54 outlines a range of uses that are subject to compliance assessment, including a wide range of uses within the Residential, Commercial and Retail Use Category. The proposed PoD amendments do seek to increase land use flexibility within Precinct 3 by increasing maximum GFA provisions for uses with the Commercial and Retail Use categories, and these changes will be discussed in the following sections of this report. The change will enable greater diversity of the approved land uses for the precinct whilst being consistent with the Vision of the Approved PoD, creating a vibrant precinct.

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Guideline Criteria Response

Results in the application applying The land which the Approved PoD relates to is identified in Figure 2 to a new parcel of land. of the Approved PoD. As shown in this figure, the changes proposed will not result in the application applying over a new parcel of land. It is noted that due to permanent road closures and subdivisions, a number of lot descriptions have changed since the original PoD was approved. However, no new parcels of land have been introduced. Dramatically changes the built form The proposed changes seek to strengthen the provisions for a in terms of scale, bulk and tower in plaza typology which is an existing typology in the appearance. Approved PoD and within Precinct 3. The amendments to the criteria in the PoD for the tower in plaza typology only change three built form elements. As a result, the proposed changes will not ‘dramatically’ affect the scale, bulk and appearance of the future Towers 5 and 6. These built form elements that require amending include: ▪ Additional criteria for a tower in plaza typology to strengthen the provisions for the tower in plaza typology already approved in the PoD, with lower level Street Building’s where a tower in plaza built form is adopted; ▪ Increases in tower floor plate for the tower in plaza typology; ▪ Reduction in 7m setback to George Street for tower in plaza typology where above RL50; and ▪ A 1m reduction in building separation between the two towers if the tower in plaza typology is adopted. Key built form parameters within the Approved PoD, such as building height and all other setbacks, excluding George Street, will remain as currently approved. Considering the cumulative proposed changes to the built form, the proposed does not significantly alter the ability for Precinct 3 to deliver two slender towers. The proposed changes to strengthen the Tower in Plaza typology provisions assist in meeting the requirements of the PoD for built form through: ▪ The tower in plaza typology helps to reduce bulk at the lower tower levels, and enhances appearance as it fosters a highly activated ground and lower level which overlook the public realm; ▪ The increase in tower floor plate, reduced setback, and reduction in building separation will still allow other built form controls to be met, including built form envelopes, slender towers, and maintenance of view lines. Despite the increase in size, the proposed floor plate will still ensure the buildings occupy a relatively small building footprint in comparison to other nearby commercial buildings, such as 1 William Street. Changes the ability of the proposed Under the Approved PoD, the QWB development is intended to development to operate as revitalise the south western edge of the CBD as a tourism,

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Guideline Criteria Response

intended. For example, reducing recreation, cultural and entertainment destination for Brisbane the size of a retail complex may through the development of a new integrated resort with a range of reduce the capacity of the complex related uses and supporting public realm. to service the intended catchment. Within the Approved PoD, Precinct 3 is intended to comprise a mixed-use precinct which provides for high rise residential apartments set above an activated ground plane and public realm. The proposed changes to the Approved PoD primarily relates to the ability for a greater proportion of commercial uses to be developed. From an overall PoD perspective, the changes in commercial will increase from a maximum of 20% of the total GFA up to a maximum of 32% of the total GFA. Correspondingly, there will be a reduction in the residential GFA, however even if the full extent of commercial and retail GFA is delivered in Precinct 3, there will still be a total of 53% of the entire PoD comprising residential uses. QWB will continue to operate as a tourism, recreation, cultural and entertainment destination given there will be no changes to the extent of these uses which will occur as a result of the changes. The increases to non-residential GFA are also not anticipated to conflict with the retail, leisure, tourism and entertainment services that the IRD will establish. The changes as they relate to Precinct 3 will continue to result in residential uses comprising a greater proportion of uses when compared to other uses. This will result in the potential for greater levels of daytime activity and activation which will further support the overall outcomes for QWB. Precinct 3 is still to operate as a ‘residential’ precinct, with the increases in non-residential GFA seeking to better activate the ground plane and provide a greater diversity of land uses. The residential component of this precinct will still remain as the dominant land use, with more than 50% of the total maximum GFA of Precinct 3 still comprising residential uses. Removes a component that is The proposed PoD amendments do not seek to remove anything integral to the operation of the that is integral to the future operation of development within development. Precinct 3. QWB will continue to operate as an IRD and no changes are proposed which will affect its operation. The changes as they relate to Precinct 3 will continue to result in a primarily residential precinct being established. The main changes to the PoD relate to the strengthening of the currently allowed tower in plaza typology to be established under the PoD. The additions to the tower in plaza typology will continue to provide aspects of future development that are integral to the operation of both Tower 5 and 6, as well as areas of public realm provided in this precinct. Notably, the podium and tower provisions will be retained. When considering ‘removal’ of aspects from the Approved PoD, the proposed amendments seek to remove the pedestrian and vehicle tunnel beneath Margret Street. The tunnel is not considered integral to the operation of the development, with at grade motorist and pedestrian crossings to the site providing sufficient access. Given

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Guideline Criteria Response

that to construct the tunnel, either a partial or full closure of Margaret Street would have been required, the removal of this will reduce construction impacts of Precinct 3. Moreover, the removal of the tunnel is not a component of the PoD that was relied upon in the traffic modelling and design of the PoD. Significantly impacts on traffic flow The proposal seeks to maintain primarily residential land uses as and the transport network, such as currently envisioned under the Approved PoD. The proposed increasing traffic to the site. amendments to the maximum non-residential GFA under the PoD result in potential variations to traffic flows to the site, with non- residential uses generally attracting lower traffic generation rates. Consequently, the impacts on road infrastructure may be reduced due to the proposed PoD amendments, and in the worst-case scenario, the impacts will be no greater than the Approved PoD. The Traffic Impact Statement in Appendix G outlines this assessment in further. The proposal does not seek to alter the allowances for car parking spaces provided to service Precinct 3. As the proposed amendments to the PoD seek to allow for greater flexibility in providing non-residential uses within the precinct, the increase in these types of land uses attracts a lower car parking rate. As such, the proposed PoD amendments do not result in additional parking strain, nor do the amendments trigger a need for additional parking spaces. Consideration has also been given to changes to pedestrian movements and it has been demonstrated that pedestrian infrastructure upgrades have been maximized, both through works being completed as part of the QWB and other external pedestrian network upgrades. With regards to the above, the proposed PoD amendments are not considered to result in any greater impacts on traffic flow or burden the transport network. Finally, as a result of the realigned cross- block link, the potential vehicle access point to Precinct 3 from William Street has been relocated to ensure there are no conflicts between pedestrians and vehicles Introduces new impacts or The proposed PoD amendments are not expected to introduce new increases the severity of known impacts or increase the severity of known impacts. As stated impacts. before, the proposed PoD amendments will not result in negative impacts on traffic movements to and from the site or trigger a need for additional car parking demand. Figure 113 of the proposed amendments includes indicative vehicle access points. The location of the revised location on William Street for the tower in plaza typology does not impact on pedestrian movement through the cross-block link for Little Alice Lane to William Street. Appropriate provisions have also been included within the land use provisions for Precinct 3 which seek to impose restrictions on the extent of uses within the Commercial and Retail Use Categories which may have resulted in increases of impacts. The provisions

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Guideline Criteria Response

were drafted to ensure that the major extent of Commercial Uses are limited to Office and Education Establishment uses, with the Retail Uses also restricted to ensure large format Shops and Showrooms are not established given the impact these could have on the road network due to the servicing requirements typically needing access by a 19.5m AV. The strengthening of the tower in plaza typology through the proposed PoD amendments is not anticipated to expose future residents or visitors to the site to air quality impacts or acoustic impacts. Moreover, the proposed amendments will not create additional impacts to air quality or acoustic matters for example. In terms of impacts to the façade and integration with surrounding uses, the establishment of the tower in plaza typology will not result in negative impacts to the future aesthetic of Precinct 3. The proposed changes are expected to better integrate with the surrounding built form, especially with surrounding heritage places. The tower in plaza-built form, along with the proposed Setback Transition allows for clearer sightlines to surrounding heritage places such as The Mansions and Parliament House and reduces bulk adjacent to these heritage places by removing podiums. A detailed assessment of the heritage impacts is included in Heritage Impact Statement in Appendix F. Consequently, the proposed PoD amendments may result in a reduction of impacts to surrounding heritage sites due to the establishment of a more sympathetic built form. Removes an incentive or offset The proposed changes do not remove an incentive or offset that component that would have would have previously balanced a negative impact of the balanced a negative impact of the development. development. Impacts on infrastructure provision. The proposed PoD amendments are not anticipated to impact on the provision of infrastructure. The changes do not result in a need to change the provision of infrastructure as currently planned, and in some instances the proposed changes will reduce impacts on infrastructure (traffic). Previous infrastructure capacity issues that were pertinent to QWB have now been addressed. Particularly, sewerage capacity matters have now been mitigated via upgraded trunk infrastructure, with DBC updating the sewerage main. The upgraded sewer main can sufficiently service the demand on infrastructure as a result of the proposed PoD amendments.

4.2. APPROVED PLAN OF DEVELOPMENT, LANDSCAPE CONCEPT REPORT AND INFRASTRUCTURE MASTER PLAN The following section seeks to outline the need, rationale and assessment for each of the proposed changes described within Section 2 of this report. Given the proposed changes result in a number of new figures for the tower in plaza typology, we propose to prepare a ‘clean’ version of the PoD prior to an approval. This ‘clean’ version of the PoD will incorporate all

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mark ups in red by EDQ and amendments in green by Urbis. This will ensure that the PoD remains a user- friendly document and does not compromise the ability to ‘go back’ to previous versions of the PoD to identify past amendments. This is common practice in document control for projects of this nature. 4.2.1. Land Use Mix The proposed changes to the maximum GFA requirements for the Retail and Commercial Use Categories is sought to provide greater flexibility in uses within Precinct 3. The changes are required to respond to ever changing market conditions, that are currently more tumultuous and uncertain in comparison to conditions at the time the original PoD was approved. Although Precinct 3 will still fundamentally operate and retain a focus on residential identity, the proposed changes to the land use provisions within Section 5.4.2 achieve the following:

• Allows for the establishment of a more activated ground and lower levels via the establishments of a greater range and number of cafes, restaurants and shops, which accords with PI1 within Table 56;

• The ability to establish a greater portion of non-residential uses within the ground plane will service future residents and commercial tenants within Precinct 3, creating a more self-sufficient precinct;

• The increase in maximum commercial GFA with an opportunity to create a commercial tower within Precinct 3 if market trends compromise further residential dwellings within Precinct 3;

• The increase in maximum commercial and retail GFA will drive daytime activity and activation, which will benefit the IRD and other parts of QWB;

• The increase in the maximum commercial and retail GFA will not undermine the role and function of the IRD;

• The increase in land use mix within the Precinct 3 provides a better opportunity for CPTED principles, such as passive surveillance and activation to be achieved within the precinct, as well as surrounding the precinct; and

• The increases in maximum commercial GFA provides DBC with the opportunity to better integrate Precinct 3 with commercial land uses and activity concentrated around 1 William Street. Under the Approved PoD, the QWB development is intended to revitalise the south western edge of the CBD as a tourism, recreation, cultural and entertainment destination for Brisbane through the development of a new integrated resort with a range of related uses and supporting public realm. Within the Approved PoD, Precinct 3 is intended to comprise a mixed-use precinct which provides for high rise residential apartments set above an activated ground plane and public realm. The proposed changes to the Approved PoD primarily relates to the ability for a greater proportion of commercial uses to be developed. From an overall PoD perspective, the changes in commercial will increase from a maximum of 20% of the total GFA up to a maximum of 32% of the total GFA. Correspondingly, there will be a reduction in the residential GFA, however even if the full extent of commercial and retail GFA is delivered in Precinct 3, there will still be a total of 53% of the entire PoD comprising residential uses. However, despite these changes, QWB will continue to operate as a tourism, recreation, cultural and entertainment destination given there will be no changes to the extent of these uses which will occur as a result of the changes. The increases to non-residential GFA are also not anticipated to conflict with the retail, leisure, tourism and entertainment services that the IRD will establish The changes related to the extent of related uses, with the opportunity for a greater proportion of commercial uses within QWB. This will result in the potential for greater levels of daytime activity and activation which will further support the overall outcomes for QWB. Precinct 3 is still to operate as the ‘residential’ precinct, with the increases in non-residential GFA seeking to better activate the ground plane and provide a greater diversity of land uses. However, the residential component of this precinct will still remain as the dominant land use, with in excess of 50% of the total maximum GFA of Precinct 3 still comprising residential uses. The proposed amendments to DS 1.4 and Table 56.1 of Section 5.4.2 of the PoD identifies that the proposed maximum GFA’s for Precinct 3 will change to:

• Residential: 117,450m2 Unchanged

• Commercial: 50,000m2 increasing from 3,050m2

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• Retail: 10,000m2 increasing from 1,200m2

• Total: 121,700m2 Unchanged. In addition to the changes to the gross floor areas for the Commercial and Retail Use Categories, corresponding restrictions are also proposed for types of uses within these use categories. The purpose of these restrictions is to ensure that uses are developed at an appropriate scale, having regard to the impacts that may result from particular uses. For example, in the Retail Use Category, it is proposed that any Shop or Showroom tenancies will need to comprise a maximum tenancy size of 2,000m2. Similarly with the Commercial Use Category, there is no restriction on Office or Educational Establishment uses, however a collective restriction of 10,000m2 for other uses within this use category (such as Child Care Centre, Indoor Sport and Recreation and other similar uses) is imposed to ensure these other uses are provided at a scale which does not overwhelm the overall intent for the Precinct. Specifically, the following restriction will be imposed:

• Commercial Use Category: Collectively up to a maximum gross floor area of 10,000m2 out of the total of 50,000m2 for the Commercial Use Category - Childcare Centre, Community Use, Function Facility, Health Care Service, Indoor Sport and Recreation, Resort Complex, Sales Office, Service Industry and Theatre;

• Retail Use Category: Showroom and Shop uses, or individual Shop tenancies in a Shopping Centre use, do not exceed a maximum individual tenancy size of 2,000m2. This change has been reflected as a consequential amendment in Section 3.3 of the Approved IMP. Importantly, the total GFA for the Precinct remains unchanged. It is acknowledged that the combined GFA’s for Residential, Commercial and Retail are more than the total. This is an approach that has been used in the majority of other Sub-Precincts within the Approved PoD and is reflected in Figure 8 of the Approved PoD. The change in land use mix to introduce more retail and commercial GFA does not require a new land use to be introduced. The list of approved uses for Precinct 3 is identified in Section 5.4.1 of the Approved PoD. The list of approved uses is extensive and includes Multiple Dwelling, Office, Educational Establishment, Child Care Centre and a wide variety of retail and food and beverage uses. Therefore, the proposed change will not require a new use. Notably when the uses approved for all of QWB are considered, it is noted that Precinct 3, along with Precinct 1a, comprises the most extensive amount of approved uses as any sub-precinct. Therefore, there is flexibility in the type of uses which could operate in Precinct 3 without introducing a new use. These changes will not affect the vision or strategic intent for the QWB as a development. No changes are required to the Approved LCR to facilitate this change. 4.2.2. Tower in Plaza Typology The overall intent for built form in Precinct 3 is specified in Precinct Intent P12.1-P12.3 which states:

Development fits responsively into the street scene and is of an architectural quality to complement the wider CBD setting

All other new development is designed to include a built form typology as indicated in Figure 112 comprising a ground level, podium or transition element and tower.

Tall buildings have regard to the site’s natural topography, the scale of surrounding development and the effect on the skyline.

The inclusion of additional provisions to strengthen the development of a tower in plaza built form in Precinct 3 is consistent with the Precinct Intents outlined above and is illustrated in Figure 112 of the Approved PoD. At the time of the lodgement of the original PoD application, the PoD envisioned three types of built form typologies and principles, one of which comprises the tower in plaza typology. Albeit, specific design criteria and figures within the Approved PoD for the tower in plaza typology were not included within the Approved PoD.

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As part of the proposed PoD amendments, the additional criteria and figures for the tower in plaza option seeks to further guide the potential look and feel of both Towers 5 and 6. The refinement of the tower in plaza criteria and figures will allow for Precinct 3 to achieve the following:

• A built form typology that better aligns with CBD buildings surrounding the precinct and the established streetscape character;

• A built form typology that is more sympathetic to surrounding heritage places such as The Mansions and Parliament House by reducing bulk and providing opportunities for new and improved views of heritage places;

• Reinstatement of existing heritage places prominence via clear sightlines through the site to surrounding heritage places;

• Enhanced wayfinding and pedestrian experience through the site via the creation of clear sightlines;

• Creation of open and inclusive areas of public realm within the ground plane that would otherwise become privatised space if provided within the podium; and

• Ability to create subtropical ground floor planes and areas of public realm that provide shaded pedestrian environments and cross ventilation through the site. The refinement of criteria for the tower in plaza typology will provide a built form option which remains consistent with the urban grain and streetscape character of the CBD. This portion of the Brisbane CBD does not have dominant lower scale buildings, nor is there an established precedent of podium and tower typology. These are generally more evident within the retail heart of the Brisbane CBD. It is also noted that the parts of the CBD surrounding Precinct 3 exhibit numerous examples of tower in plaza typologies, to a greater extent than it exhibits podium and tower typologies. This is evidenced by 1 William Street, Quay West and Abian buildings, and in addition to the numerous surrounding heritage buildings, result in there being a lack of podium and tower typologies in the local area. By removing a podium and ‘lifting up’ of the soffit of the tower above the lower scale building elements, it allows greater visibility of Parliament House when viewed from George Street and William Street. The tower and plaza typology will not compromise well-established principles of heritage integration given its close proximity to The Mansions. This will maintain the strategic principle of the PoD to integrate new development into the historic urban fabric by “optimising heritage views to key facades…”. Whilst a tower and plaza is one type of typology identified in Figure 112 of the Approved PoD, it does need to be acknowledged that the balance of Section 5.4.2 of the Approved PoD has been drafted and illustrated in a way which indicates a podium and tower typology. However, when read as a whole, the Approved PoD does not mandate the podium and tower typology, but instead there is a flexibility for both typologies and where a podium is to be provided it is to be in accordance with the development controls as specified. It is not proposed to remove the provisions for a podium, and instead, further provisions which describes the design outcomes for a tower in plaza typology are proposed be added to the Figures to detail how this typology is to be designed and delivered. For a Tower in Plaza typology, the RL of the base of the tower is proposed to be 35m AHD, which is 3m lower than the 38m AHD identified in the PoD for a Podium and Tower typology. This matter is further considered in the assessment of the George Street setback in the Section 5.2.6 below given the relationship between these two elements on views to Parliament House. The additional criteria and figures for the tower in plaza built form typology will allow the vision and strategic principles of the PoD to be realised similar to a podium and tower built form. As a result of this, a number of changes to figures in the Approved PoD are required. These include the following figures:

• Figure 112 – Built Form Typologies and Principles;

• Figure 113b – Precinct 3 Overall Intent Plan – Tower in Plaza / Street Building typology;

• Figure 115b – Precinct 3 Parameters for Ground Level (RL10 to RL30) – Tower in Plaza / Street Building typology;

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• Figure 118b – Precinct 3 Parameters for Tower Levels (from RL35) – Tower in Plaza / Street Building typology;

• Figure 119b – Precinct 3 column-free plan – Tower in Plaza / Street Building Typology;

• Figure 121b – Precinct 3 The Mansions Interface Section – Tower in Plaza / Street Building typology;

• Figure 122b – Precinct 3 Bellevue Plaza Interface Section – Tower in Plaza / Street Building typology;

• Figure 123b – Precinct 3 Alice Street Interface Section – Tower in Plaza / Street Building typology;

• Figure 124b – Precinct 3 Public Realm Plan – Tower in Plaza / Street Building typology;

• Figure 125b – Precinct 3 Connectivity, Access and Mobility Plan – Tower in Plaza / Street Building typology. No amendments to the Approved LCR or IMP are required for facilitate this change. 4.2.3. Street Buildings To compliment the tower and plaza-built form typology, the proposed requires the establishment of small scale ‘Street Buildings’. These Street Buildings will activate the public realm particularly Mansions Lane and Alice Lane, creating a vibrant ground plane. In addition to this, these Street Buildings will provide much needed access to the towers above, with lobbies for Towers 5 and 6 located at ground level. The introduction of the ‘Street Buildings’ underneath the tower form reaffirms the strategic principle to activate the northern bank of the Brisbane River by reinforcing the “active plaza areas, vibrant laneways… [and]… strong pedestrian linkages”. An example of the potential Street Buildings described above is illustrated in the example in Figure 17 below. Figure 17 - Example of Street Building

The introduction of Street Buildings provide a built form that maintains a high level of public amenity, critical to the pedestrian experience in the Brisbane CBD. New World City Design Guide – Buildings that Breathe (Buildings that Breathe) encourages visual and physical connections of the built form with public spaces such as laneways as a means of activating the public realm. The creation of the Street Buildings creates the opportunity for a more human scale built form, creating additional opportunities for this visual and physical connection with the public realm, promoting activation of the streets and public spaces. The built form will provide active and pedestrian friendly retail frontages as shown in Figure 124b of the amended PoD. The ‘Active edges’ are nominated in key locations whilst considering the practicalities of retail

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such as store access and back of house. Significantly more activation is provided on the Margaret and William Street corner, acknowledging the volume of pedestrians moving through this space since the Approved PoD was adopted. Visual and physical connection of the public realm is encouraged by the occupation of the Street Buildings. Street Buildings “provide an activated, inclusive and welcoming public streetscape” (DO3.1/DO3.2) and create “an appropriate human-scaled interface between buildings and the public realm” (DO3.1/DO3.2). The refinement of bulk and scale through the introduction of a Street Building will improve integration with The Mansions. The introduction of Street Buildings creates the opportunity for the inclusion of additional retail spaces above the ground plane, providing elevated activation through the built form. This is a key element of subtropical architecture, advancing the design ideas expressed in Buildings that Breathe. Brisbane City Council has expressed interest in activating the streetscape and public spaces above the ground plane through a number of CBD initiatives including Buildings that Breathe. This advances Development Outcome DO3.8 and 3.9 of the Approved PoD through providing subtropical design of the built form which creates “a strong connection between indoors and outdoors” which provides “visually interesting facades.” Given the Street Buildings will be nestled underneath the tower forms above with a substantial break in the top of the Street Building to the underside of the tower above, this creates the opportunity for ‘rooftop’ activation. This will be determined as the design evolves. This will create new, otherwise unseen views of Bellevue Plaza and Parliament House. They also allow for casual surveillance of the public realm below. Further, the roof form of the Street Buildings makes the most of our subtropical environment with the tower providing natural weather protection and shade for the uses, creating an inviting usable space year-round. The break between the Street Buildings and the tower base provides visual permeability and natural ventilation into and out of the site. Finally, the roof form of Street Buildings with gap underneath to tower above creates opportunities to introduce subtropical landscaping. This opportunity for the layering of greenery will to the identity of Precinct 3. The Street Buildings draw people into the laneways and up through the building. Creating new dimension of interaction and vibrancy. Using respectful design and materiality, this will be a positive urban design outcome. The Street Buildings encourage openness, interaction and visual interest along Mansions and Alice Lane and Bellevue Plaza. The refinement in the scale of the Street Building affords the precinct greater opportunities to provide areas of public realm and public accessible pedestrian spaces through the precinct. Furthermore, the refinement in terms of bulk and scale afforded by the Street Building reduces impacts to surrounding heritage places. As a result of this, a number of changes to figures in the Approved PoD are required, which are the same figures referenced in Section 4.2.2 – Tower in Plaza Typology. No amendments to the Approved LCR or IMP are required for facilitate this change. 4.2.4. Tower 6 Design Provisions As discussed in Section 4.2.2 above, as part of the proposed tower in plaza typology a transition in Tower 6 is proposed from for the setback of the tower from 4m at RL50 down to a 7m setback at RL35. The design of this transition area has not yet occurred given the Precinct is in the initial stages of design development, prior to concept design. However, it is acknowledged that given the prominence of Tower 6 along George Street, the design of this transition area will be a key element in the architectural design of the. Similarly, the underside of the base of Tower 6 will contribute to the human experience of Bellevue Plaza and will require particular treatment to ensure it provides an appropriate visual appearance from the public realm. A number of provisions have been included within the amended PoD to address the design of this area to address the following:

• It will contribute to the overall architectural design of the tower and will not be a blank wall;

• The area will be free of services;

• Design elements may include architectural fins and lighting to contribute to the architectural design;

• The soffit design will be respectful to the importance of The Mansions, Bellevue Plaza and the former Bellevue Hotel. The proposed new PoD provisions are as follows:

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The façade of the Setback Transition in Tower 6 is to be a high-quality glazed treatment that is integrated with the overall form, aesthetic and materiality of the tower and provides a contemporary, architecturally considered interface.

The design, materiality and architectural finishes will ultimately depend on the intended use for this lower portion of Tower 6 (i.e. commercial or residential). The criteria included within the amended PoD provide flexibility for this to occur, whilst ensuring that the soffit will contribute to the architectural excellence of Tower 6 and human experience from key public spaces. Whilst we explored the use of Limited Building Projection and Articulation Zones which were utilised for the IRD within the Approved PoD, given the stage of the design process for Tower 6 and Precinct 3 more broadly, this approach would not be beneficial. By comparison, the form of the IRD where Limited Building Projection and Articulation Zones were utilised was fairly fixed. As a result of this, a number of changes to figures in the Approved PoD are required. These include the following figures:

• Figure 118b – Precinct 3 Parameters for Tower Levels (from RL35) – Tower in Plaza / Street Building typology;

• Figure 122b – Precinct 3 Bellevue Plaza Interface Section – Tower in Plaza / Street Building typology; Note: These figures identify the RL’s for the transition area and are not intended to include any criteria for the design or treatment of this. No amendments to the Approved LCR or IMP are required for facilitate this change. 4.2.5. Tower Floor Plate As part of the proposed design criteria and figure amendments supporting the strengthening of the tower in plaza typology, the tower floor plate size in the currently Approved PoD provisions is proposed to change. An increase to the maximum tower floor plate size for a number of reasons:

• The variation in tower floor plate size between the two buildings is required to support the establishment of both residential and commercial towers, as commercial tenants require larger floor plates with a minimum lettable area of approximately 1,500m2 per floor;

• The approved 1,350m2 floor plates are not reflective of commercial and residential towers within the CBD; and

• For DBC to deliver a product that is competitive with surrounding residential and commercial CBD towers, comparable floor plate sizes are required. A change is proposed to the maximum tower footprint specified in the Approved PoD of 1,350m2 for both Towers 5 and 6. This is proposed to be revised to approximately 1,550m2 for Tower 5 and 1,700m2 for Tower 6. This change is proposed for the tower in plaza typologies only and is reflected in the amended criteria DS 2.7 (currently 2.6) in Section 5.4.2 of the PoD. Notably, the resulting tower site cover over the site will be exactly 50%. Whilst an increase in the size of the towers is proposed, the maximum floor plates continue to comprise slender forms which are consistent with the context of the CBD. This is evidenced through tenant requirements for contemporary CBD towers comprising tower footprints within the 1,500-2,000m2 range, with several more than 2,000m2. Recent approvals and applications beyond the immediate vicinity of the site

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within the CBD have seen a number developments with a tower site cover of a similar, and greater scale including 480 Queen Street, 360 Queen Street and 205 North Quay. As previously discussed regarding the tower in plaza typology, this area of the Brisbane CBD does not have a unified built form. The surrounding development ranges from two and three storey heritage buildings to medium scale residential and commercial buildings. With a fragmented streetscape on all street frontages there is currently no “cohesive streetscape”. The proposed increase coupled with the development intent of either typology will create unifying features in the precinct. The development will bring together the architectural design features and built form of the IRD with 1 William Street and transitioning down to Parliament House to the south. Given the proposal is within a standalone site separated from adjoining development by a road carriageway on all frontages, the increased tower floor plate will not affect the amenity of adjoining developments, nor will it prejudice future development opportunities of these sites. Similarly, the island nature of the site gives ample opportunity to provide substantial access to natural light, breezes and views. As will be discussed in greater detail in Section 4.2.8, the proposal includes a building separation between Towers 5 and 6 of 17m, 7m greater than the minimum required by Brisbane City Council within the Brisbane CBD (Acceptable Outcome AO9 of the City Centre Neighbourhood Plan). The city block which comprises Precinct 3 and The Mansions is almost 6,500m2 in size which is a significantly sized parcel for the CBD. As a result, the increase in tower floor plate is able to be accommodated without changes to other built form provisions, with the exception of the change to the George Street tower setback which is dealt with below. The proposed tower floor plate is consistent with the Built Form Development Outcome in Theme 2 of the Approved PoD as it “makes efficient use of land and adds to the intensity of building form within the CBD.” (DO2.13). The increase in the floor plates of Towers 5 and 6 will not dramatically change the built form for QWB as a whole, which will continue to comprise 6 towers and an extensive podium for the IRD. As a result of this, a number of changes to figures in the Approved PoD are required. These include the following figures:

• Figure 118b – Precinct 3 Parameters for Tower Levels (from RL35) – Tower in Plaza / Street Building typology; No amendments to the Approved LCR or IMP are required for facilitate this change. 4.2.6. Setbacks The tower in plaza typology within the PoD requires amendments to the George Street setback, however it is confirmed that the revised setbacks will apply to this building typology only. The decrease in the George Street setback is needed to:

• Bring forward the tower to the street frontage to better align with surrounding CBD tower setbacks along George Street;

• To provide larger tower floor plates as a means of better aligning with surrounding built form typologies and competing with other CBD tower offerings; and

• Provides enhanced alignment with surrounding heritage place. Figure 118 of the Approved PoD illustrates a tower setback of 7m to George Street, which is proposed to be revised to 3m for the tower in plaza typology. This is the only changes to the existing setbacks for the tower in plaza typology. No change to the setbacks is proposed for the podium and tower typology. The built form will continue to achieve the Precinct Intent for Precinct 3 to fit responsively into the street scene and sensitively address the adjacent heritage places. When the additional provisions for a Setback Transition are also considered, the interface with heritage places and views of heritage buildings will be improved through the changes. As described in Section 4.2.5 above, there will be a Setback Transition in the tower form from RL50 to RL35 being the base of the tower. As a result, the base of the tower will be set back at 7m at RL35. At RL35, this provides a setback consistent with the requirements of the Approved PoD in its current form. This ensures that the views along George Street to Parliament House are consistent with, or improve upon, the view which

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would have resulted from a design which was consistent with the Approved PoD through the podium and tower typology. Figure 18 below provides a comparison of the view along George Street towards Parliament House which illustrates that, despite revised setback and level of the base of the tower, the view of Parliament House is substantially the same as the existing condition. The view of Parliament House from George Street would not have historically been seen, blocked by the Bellevue Hotel. This view is therefore a relatively recent view, only created following the demolition of the Bellevue Hotel. The revised setback is therefore consistent with the Development Outcomes in the Approved PoD providing development that “respond[s] to important view sheds, important QWBIRD street view corridors, local view corridors and connecting city street view corridors as indicated in Figure 17.” (DO2.2). The George Street tower setback is the only setback to be revised, and the other 13 setbacks specified for Precinct 3 will be complied with. Therefore, the change to one setback will not dramatically change the built form. As previously discussed, this change to the setback is only proposed for the tower in plaza typology. No change is proposed to the tower setback for the podium and tower typology. A 3m tower setback to the street is the setback specified in the City Centre Neighbourhood Plan for towers in the CBD, and this has been the setback since 2014. The proposed setback at 3m is greater than this well- established parameter in the Brisbane CBD. This will ensure that the revised setback will not appear out of the place in the CBD context. In the context of the built form of QWB as a whole, the major new built form comprises 6 towers set above built form at the ground level . A small change to one setback will result in an inconsequential change to the overall built form. Figure 18 - George Street view comparison

As a result of this, a number of changes to figures in the Approved PoD are required. These include the following figures:

• Figure 118b – Precinct 3 Parameters for Tower Levels (from RL35) – Tower in Plaza / Street Building typology;

• Figure 122b – Precinct 3 Bellevue Plaza Interface Section – Tower in Plaza / Street Building typology. No changes to the Approved LCR or IMP are required to facilitate this change.

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4.2.7. Building Separation In response to the inclusions of new provisions to provide greater flexibility in the use of the tower in plaza typology, a slight decrease in the tower separation for this typology is proposed. This decrease from 18m to 17m is to apply where both Towers 5 and 6 have parallel walls, or where the wall of one tower is straight and the wall of the second tower is curved. Where the walls of both towers are curved, the 12m separation applies, consistent with the existing PoD. The building separation will still achieve the built form development outcomes expressed in DO2.2 in Section 3.4.2 of the Approved PoD as it will maintain any views and vistas from the corner of Margaret and George Street (view V4) and the corner of Alice and George Street (fixed viewpoint F14) as nominated in Figure 17 of the PoD. As previously discussed in Section 4.2.6 above, the accepted building separation within a site for multiple towers in the Brisbane CBD is 10m (Acceptable Outcome AO9 of the City Centre Neighbourhood Plan). The reduction in tower separation by 1m is not significant, providing a building separation of 7m more than typically accepted in the CBD. The intent of this provision in the Brisbane CBD is to provide “residential amenity including access to natural light, sunlight and breeze… and… [providing] visual privacy via site planning and design without a reliance on fixed screening.” (Performance Outcome PO9 of the City Centre Neighbourhood Plan). The proposed separation also achieves DO3.13 of Theme 2 of the Approved PoD providing “separation between towers to allow light penetration, air circulation and to minimise impacts on amenity and privacy for residential buildings in particular." A building separation of 17m is generous and will provide substantial access to natural light, sunlight and breezes. Furthermore, DBC have expressed the importance of achieving a high quality product, providing future residents with views of the city and surrounds which can only be achieved via a generous building separation between the two towers. The proposed separation achieves this. As discussed above, there is no precedent within the immediate bounds of the site in terms of building separation. This is partly due to the site being an island site, along with the disjointed nature of the surrounding development. As has long been expressed, Precinct 3 will be a unifying element tying in with the adjacent IRD and creating a built form character for this part of the CBD. The slight reduction in building separation is considered consistent with the vision, strategic principles and development outcomes for QWB as a precinct. As a result of this, a number of changes to figures in the Approved PoD are required. These include the following figures:

• Figure 118b – Precinct 3 Parameters for Tower Levels (from RL35) – Tower in Plaza / Street Building typology. 4.2.8. Ground Plane Design As previously discussed, there are three key changes to the ground plane design introduced as part of this application with the realignment of indicative wayfinding device (the Ribbon), removal of the retail pavilion within Bellevue Plaza and realignment of Alice Lane for the tower in plaza typology. The realignment of the indicative wayfinding device (the Ribbon) to continue straight through to Alice Street is an appropriate change, providing a logical pathway through the site and activating the built form under Tower 6. Importantly, a cross-block link will still be provided from the junction of Mansions and Alice Lanes through Bellevue Plaza to the corner of Alice and George Streets. This cross-block link will instead be provided with an alternate paving material to differentiate it from the Ribbon. This change maintains the built form development outcomes in Theme 2 of the Approved PoD providing a built form which connects the city streets, “oriented around a network of high quality public spaces.” Further, as the Ribbon serves primarily as a wayfinding device through QWB as a precinct, the realignment of this will encourage people to continue moving through Precinct 3 and experiencing the active uses underneath Tower 6 instead of departing the precinct through Bellevue Plaza. The Ribbon is maintained through Precinct 3 regardless of the realignment achieving DO4.1 of Theme 3 in the Approved PoD providing “a wayfinding device connecting a new public space system located between George and William Streets”. As a result of the realignment of the Ribbon and inclusion of the Street Buildings, the retail pavilion which was proposed within the Approved PoD will be removed for the tower in plaza option. This is a good

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 ASSESSMENT OF CHANGE 39

outcome for the use of Bellevue Plaza as a public open space, providing more opportunity for public use. It is noted Theme 3 Public Realm Development Outcomes does not specifically identify any specific development outcomes for Bellevue Plaza (DO4.1 and DO4.2). Regardless, the removal of the pavilion will not adverse impact on the role or function of Bellevue Plaza as a public space, still providing an “open public plaza that provide[s] vibrant civic spaces” (DO4.1). As a result of the introduction new provisions to solidify the inclusion of the tower in plaza typology in the PoD, the Alice Lane cross-block link is proposed to be realigned, providing a more direct route from the junction with Mansions Lane and Bellevue Plaza down to William Street. This cross-block link alignment will create an improved view from William Street of the Queensland Club. There is no requirement for the cross-block link to provide any visual connection from William Street to the Queensland Club and instead this provides a new vantage. However, the exact alignment of the cross-block link is indicative at this stage and the placement will ultimately be resolved through design development and concept design. The new alignment maintains the Access and Mobility Development Outcomes, maintaining strategic connectivity through “extending the city grid streets of… Margaret and Alice Streets through the development… as identified in Figure 21.” (DO5.1). Finally, as a result of the realigned cross-block link, the potential vehicle access point to Precinct 3 from William Street has been relocated to ensure there are no conflicts between pedestrians and vehicles. This further advances the development outcomes for the Approved PoD by providing an access point which “does not negatively impact on the public realm, is safe, legible and logical and minimises conflicts between pedestrians, cyclists and motor vehicles” (DO5.10). No other changes to this cross-block link are proposed as part of this change application. This includes the width and surface treatment of Alice Lane. 4.2.9. Removal of Margaret St Tunnel The removal fo the Margaret Street tunnel is proposed which is unrelated to the other proposed changes. The Margaret Street tunnel connecting the basement from the IRD to Precinct 3 will no longer be undertaken as part of the development of QWB. The tunnel was originally proposed as an option to allow resident vehicles for Towers 5 and 6 to access the basement via the Margaret Street access for the IRD. Vehicles accessing car parking for Towers 5 and 6 will access the basement car park from Alice Street, in line with the Approved PoD. The proposed amendments to Precinct 3 as part of this change application maintain a potential vehicle access from William Street. Both access points from Alice and William Streets are indicative and will be refined during design development in concept design. The removal of the tunnel has been considered by TTM Consulting in their advice. They have determined that the removal of the tunnel will not significantly alter the volume of cars on the traffic network. Furthermore, the development can be adequately accessed by the vehicle access off Alice Street and does not require the tunnel access. TTM Consulting have confirmed in their advice that no further amendments are required to Condition 37 Servicing and Access Technical Note or Condition 38 Parking, Access and Public Transport Technical Note to reflect this proposed change. As a result of this, a number of changes to figures in the Approved PoD and Approved LCR are required. These include the following figures:

• Figure 113a – Precinct 3 Overall Intent Plan – Podium and Tower Typology;

• Figure 114 – Precinct 3 Parameters for Basement – Podium and Tower Typology / Street Building Typology;

• Figure 125a - Precinct 3 Connectivity, Access and Mobility Plan – Podium and Tower Typology;

• Figure 126 – Precinct 3 Basement Tunnel Zone Section (removal). No amendments to the Approved IMP are required to facilitate this change.

URBIS 40 ASSESSMENT OF CHANGE RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

Condition 41 Condition 41: Compliance Assessment – Margaret Street Tunnel Detailed Design a) Submit to the MEDQ for Compliance Assessment, Detailed Design Plans, certified by a suitably qualified and experienced RPEQ, and Endorsed by the TTWG, of the subterranean tunnel under Margaret Street which connects Precincts 1 and 3. The design is to consider at a minimum: i) Below ground services – these are not to be impacted by the tunnel; ii) The depth of the tunnel – is to be a minimum of 1.5m below the surface level of the road pavement; iii) The alignment of the tunnel; and iv) The width of the tunnel — adequate provision is to be provided for two lanes, pedestrians and service allocations (where necessary). b) Undertake all relevant Works in accordance with the Detailed Design Plans approved under part a) of this condition. Proposed Amendment Condition 41 is proposed to be deleted from the approval package in its entirety. Condition 78 Condition 78: Margaret Street Access Tunnel – Tenure Arrangements a) Construct a private access tunnel below the Margaret Street Road pavement level, between William Street and George Street, providing a vehicular and pedestrian access connection from the Sub-precinct 1a basement to the Precinct 3 basement, in accordance with the Built form detailed design plans approved under condition 109, titled Compliance Assessment – Architectural Concept and Detailed Design. b) Provide evidence to the MEDQ of the permanent closure of Road under the Land Act 1994 over that part of Margaret Street which is to be closed to accommodate the private access tunnel. Proposed Amendment Condition 78 is proposed to be deleted from the approval package in its entirety. In addition to the deletion of conditions 41 and 78, which relate specifically to the Margaret Street Tunnel, the following conditions need to be amended in part to remove references to the Market Street Tunnel Condition 27 Condition 27 Compliance Assessment - Construction and Site Management Plan – part (a)(iv) requires the construction site management plan to include construction methodology for excavation of the Margaret Street tunnel. Proposed Amendment Condition 27 part (a)(iv) is requested to be deleted from this condition. Condition 39 Condition 39 Compliance Assessment - Roadworks Design Plans – part (a)(iii)(B) references the Margaret Street tunnel works. Proposed Amendment Condition 39 part (a)(iii)(B) is amended to remove reference to the Margaret Street tunnel works to be deleted from this condition.

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 ASSESSMENT OF CHANGE 41

4.2.10. Staging The Approved PoD is a staged PDA Development Approval which permits the development of QWB to be undertaken in stages. Further, Section 1.3.3.2 of the Approved PoD states that Compliance Assessment may be staged for all or part of a Precinct/Sub-Precinct or for different aspects of development and therefore there is no requirement to further amend the approval to facilitate the staged development of Precinct 3. It is anticipated that Tower 5 and Tower 6 will be delivered as separate stages, in any order. Therefore, consideration is required to be given to how this can occur. The key element to this is the staged delivery of trunk infrastructure and therefore the Approved IMP is proposed to be amended to detail how delivery of infrastructure will be staged. A new plan has been included within Appendix B.12 of the IMP which details how which infrastructure will be delivered with each stage. Figure 19 - Precinct 3 IMP Staging

4.3. CONDITIONS A thorough review of the approved developments has been undertaken and have identified two conditions which require removal from the conditions package. These specifically relate to the Margaret Street tunnel. There are no conditions which require amendment as a result of the proposed built form changes to Precinct 3. The removal of Conditions 41 and 78 relating to the Margaret Street tunnel have been discussed in Section 4.2.9 above. 4.4. APPROVED CONSERVATION MANAGEMENT PLAN – THE MANSIONS We have undertaken a comprehensive review of the Approved Conservation Management Plan (Approved CMP) for The Mansions and have determined that no amendments are required. In summary, the Approved CMP includes provisions relating to:

URBIS 42 ASSESSMENT OF CHANGE RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

• New development respecting the setting of The Mansions and minimising impact on views;

• New development achieving setbacks to allow public access around the building, and the building’s form and scale to be appreciated;

• The Mansions must remain a prominent built form when viewed along George Street;

• New development respects the cultural significance of The Mansions, its setting, form and scale and ensure The Mansions and its principal facades remain prominent in the precinct. Supplementary heritage integration provisions have been provided within the PoD itself and as such, no further changes to the CMP are required.

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 43

5. CONCLUSION Urbis Pty Ltd, on behalf of Destination Brisbane Consortium Integrated Resort Operations Pty Ltd ACN 608 538 638 as trustee for the Destination Brisbane Consortium Integrated Resort Operating Trust, QWB Residential Precinct Operations Pty Ltd ACN 608 792 329 as trustee for the QWB Residential Precinct Operations Trust and The Star Entertainment Qld Limited ACN 010 741 045, has prepared this Section 99 Change Application to PDA Development Approval DEV2017/846. The proposed change application relates to the Queens Wharf Brisbane PDA located at 40, 80,100-02, 142, 144, 144A and 144B George Street; 75, 75B, 75C, 99, 115, 122A, 127, 148A, 159, 159A and 169A William Street; 15, 21 and 25 Queens Wharf Road; 50A & 50B Margaret Street; 2A, 4A And 9 Elizabeth Street; 3A, 11A, 59 and 59A Gardens Point Road; 100A North Quay, Brisbane and Alice Street, Queen Street, North Quay, Margaret Street, George Street, William Street and Elizabeth Street Road Reserves and Brisbane River, Neville Bonner Bridge and 153A & 153 Stanley Street, South Brisbane. The lots relating to the Queen’s Wharf Brisbane PDA are formally known as Lot 3 on CP882348, Lot 200 on SP289462, Lots 400 and 401 on SP312019, Lot 101 on CP905886, Lot 100 on CP898752, Lot 204 and 205 on SP289461, Lot 206 on SP289468, Lot 207 and 209 on SP289465, Lot 532 on SP289470, Lots 587 and 588 on SL10897, Lot 205 on SP291090, Lot 224 on SP298094, Lot 208 on SP289467, Lot 645 on SP289469, Lot 9 and 12 on B32389, Lot 1 on B32444, Lot 533 on SP231897, Lot 224 on SP298084, Lot 934 on SP251794, Lot 492 and 682 on CP855445, Lot 300 on CP866930, Lot 301 on CP866931, Lot 10 and 11 on CP866932, Lot 303 on CP866933, Lot 304 on CP866934, Lot 902 on CP839764, Lot 10 on B31753, Volumetric Lot 223 on SP289469, Volumetric Lot 706 on 220 on SP289470, Volumetric Lot 216 on SP289466, Volumetric Lot 214 on SP289464, Volumetric Lot 222 on SP289471, Volumetric Lot 208 on SP289467, Volumetric Lot 707 on SP289469 and Volumetric Lot 206 on SP289468.

The proposed changes are centred around the introduction of new provisions to strengthen the a tower in plaza typology within the PoD. The key changes to the Approved PoD, in addition to consequential amendments to the Approved LCR and IMP, are as follows:

• Increasing the proportion of retail and commercial GFA to allow for greater activation through the Street Buildings;

• Strengthening provisions for a tower in plaza built form typology;

• Inclusion of a new Street Building concept, providing lower-scale non-residential built form underneath the towers, with a clear break between the top of the Street Building and the base of each tower;

• Increase of the tower floor plate of Tower 5 by 200m2 and Tower 6 by 350m2 to align with market expectations for a commercial development, cognisant of a number of CBD towers;

• Reduction of setback to George Street for Tower 6 at 3m from RL50 and above, transitioning to a setback of 7m at RL35 for the base of Tower 6;

• The building separation between Towers 5 and 6 is proposed to be reduced by 1m from 18m to 17m for the tower in plaza typology;

• The soffit of Tower 6, including the transition area and underside of the tower, will have architectural detailing and/or lighting whilst ensuring that it will be free of services;

• The indicative wayfinding devices (the Ribbon) is to be realigned to continue straight through the site to Alice Street, with a cross-block link maintained through Bellevue Plaza with an alternative material type;

• The retail pavilion within Bellevue Plaza is to be removed as a result of the change in typologies and realignment of the Ribbon as the ground floor retail underneath Towers 5 and 6 will activate the ground plane; and

• The Margaret Street tunnel is to be removed as it is no longer required to provide vehicle access to the basement of Precinct 3 from the IRD. Consequently, two conditions are proposed to be removed from the conditions package. Given the proposed changes result in a number of new figures for the tower in plaza typology, we propose to prepare a ‘clean’ version of the PoD prior to an approval. This ‘clean’ version of the PoD will incorporate all mark ups in red by EDQ and amendments in green by Urbis. This will ensure that the PoD remains a user- friendly document and does not compromise the ability to ‘go back’ to previous versions of the PoD to identify past amendments. This is common practice in document control for projects of this nature.

URBIS 44 CONCLUSION RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4

Each of the above changes has been described in detail in Section 2 and comprehensively assessed in Section 4 of this report. The ED Act does not define “substantially different” development. However, the provisions of Schedule 1 of the DA Rules made under the Planning Act, which sets out what may be considered to be substantially different development, provides a convenient way to assess whether the proposed changes result in substantially different development. Furthermore, the changes have also been holistically considered against the criteria in the Planning Act 2016 for ‘substantially different development’ to assist MEDQ in their assessment of the proposed changes. Our assessment determines the proposed changes do not result in substantially different development particularly when considering the development considered under the Approved PoD for QWB as a whole precinct. Based on the assessment contained within this report, MEDQ is requested to favourable consider the proposal.

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 CONCLUSION 45

DISCLAIMER This report is dated 3 November 2020 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Destination Brisbane Consortium Integrated Resorts Operations Pty Ltd ACN 608 538 638 as trustee for the Destination Brisbane Consortium Integrated Resort Operating Trust (Instructing Party) for the purpose of Change to development approval (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

URBIS 46 DISCLAIMER RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 APPENDIX A AMENDMENTS TO APPROVED PLAN OF DEVELOPMENT

A.1 FULL AMENDED PLAN OF DEVELOPMENT URB-RPT-PLA-PWD-00002 A.2 EXTRACT OF AMENDMENTS

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 AMENDMENTS TO APPROVED PLAN OF DEVELOPMENT 47 APPENDIX B AMENDED LANDSCAPE CONCEPT REPORT

B.1 FULL AMENDED LANDSCAPE CONCEPT REPORT URB-RPT-LAN-PWD-00001 B.2 EXTRACT OF AMENDMENTS

URBIS 48 AMENDED LANDSCAPE CONCEPT REPORT RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 APPENDIX C AMENDED INFRASTRUCTURE MASTER PLAN

URB-RPT-PLA-PWD-00009

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 AMENDED INFRASTRUCTURE MASTER PLAN 49 APPENDIX D ARCHITECTURAL REPORT

CPA-RPT-ARC-RST-00001

URBIS 50 ARCHITECTURAL REPORT RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 APPENDIX E PUBLIC REALM REPORT

URB-RPT-LAN-RST-00001

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 PUBLIC REALM REPORT 51 APPENDIX F HERITAGE REPORT

URB-RPT-HER-RST-00001

URBIS 52 HERITAGE REPORT RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 APPENDIX G TRAFFIC ASSESSMENT ADVICE

TTM-RPT-TRF-PWD-00009

URBIS RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4 TRAFFIC ASSESSMENT ADVICE 53 APPENDIX H APPROVED LAND USES FOR PRECINCT 3 The Approved PoD identifies the following land uses Subject to Compliance Assessment for Precinct 3:

• Bar • Resort Complex

• Childcare Centre • Sales Office

• Club • Service Industry

• Community Use • Shop

• Educational Establishment • Shopping Centre

• Food and Drink Outlet • Short-Term Accommodation

• Function Facility • Showroom

• Health Care service • Special Industry (where relating to fuel burning for power generators associated with • High Impact Industry (where relating to fuel other uses subject to Compliance burning for power generators associated with Assessment) other uses subject to Compliance Assessment) • Substation

• Multiple Dwelling • Telecommunications Facility

• Office • Theatre

• Park • Tourist Attraction

• Parking Station (where for car parking for • Utility Installation visitors to the QWBIRD)

URBIS 54 APPROVED LAND USES FOR PRECINCT 3 RPT-201103-PRECINCT 3 AMENDMENT APPLICATION-V4