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Queen's Wharf Brisbane Precinct 3 Section 99 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 Copyright 2017 © DBC 2017 This publication is subject to copyright. Except as permitted under the Copyright Act 1968, no part of it may in any form or by any means (electronic, mechanical, photocopying, recording or otherwise) be reproduced, stored in a retrieval system or transmitted without prior written permission. Enquiries should be addressed to the publishers. DESTINATION BRISBANE CONSORTIUM www.queenswharfbrisbane.com.au URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Ben Slack Associate Director Matthew Brown and Scott Richards Senior Consultant Sarah Davies Consultant Claudia Pegler Project Code ND1456a Report Number FINAL All information supplied to Urbis in order to conduct this research has been treated in the strictest confidence. It shall only be used in this context and shall not be made available to third parties without client authorisation. Confidential information has been stored securely and data provided by respondents, as well as their identity, has been treated in the strictest confidence and all assurance given to respondents have been and shall be fulfilled. © Urbis Pty Ltd 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au 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
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