ReportReport
18 JANUARY 2019
Harbour Road, Hamilton Brett's Wharf Riverwalk Remediation Project
PR141833-5 | Harbour Road, Hamilton | Brett's Wharf Riverwalk Remediation Project | 18 Page i January 2019
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Document status
Version Purpose of document Authored by Reviewed by Review date
0 Planning Template HK MA 09/10/2018
1 Draft for client review HK MA 11/01/2019
2 Final MA 18/01/2019
Approval for issue
Name Signature Date
Michael Anderson 18/01/2019
This report was prepared by RPS Australia East Pty Ltd (‘RPS’) within the terms of its engagement and in direct response to a scope of services. This report is strictly limited to the purpose and the facts and matters stated in it and does not apply directly or indirectly and must not be used for any other application, purpose, use or matter. In preparing the report, RPS may have relied upon information provided to it at the time by other parties. RPS accepts no responsibility as to the accuracy or completeness of information provided by those parties at the time of preparing the report. The report does not take into account any changes in information that may have occurred since the publication of the report. If the information relied upon is subsequently determined to be false, inaccurate or incomplete then it is possible that the observations and conclusions expressed in the report may have changed. RPS does not warrant the contents of this report and shall not assume any responsibility or liability for loss whatsoever to any third party caused by, related to or arising out of any use or reliance on the report howsoever. No part of this report, its attachments or appendices may be reproduced by any process without the written consent of RPS. All enquiries should be directed to RPS.
Prepared by: RPS AUSTRALIA EAST PTY LTD Prepared for: ALYSSA PETERS Level 4 HQ South Green Square 520 Wickham Street L1 505 St Pauls Terrace Fortitude Valley, QLD 4006 Fortitude Valley QLD 4006 Australia PO Box 1559, Fortitude Valley QLD 4006 T: +61 7 3539 9500 T: E: [email protected] E: [email protected] W: Author: Henry Kassay Reviewed: Michael Anderson Approved: Michael Anderson No.: PR141833-5 Version: Final Draft Date: 18 January 2019
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Contents
SUMMARY ...... 5
1 INTRODUCTION ...... 6
2 SITE DETAILS ...... 7 2.1 Site particulars ...... 7 2.2 Planning context ...... 9 2.3 Surrounding land uses ...... 9 2.4 Site constraints ...... 9
3 PROPOSAL ...... 11 3.1 Project background...... 11 3.2 Prescribed Tidal Works ...... 12 3.3 Removal of Marine Plants ...... 14 3.4 Construction methodology ...... 15 3.4.1 Spall/delamination repairs – stage 1 ...... 16 3.4.2 Spall/delamination repairs – stage 2, 3 & 4 ...... 16 3.4.3 Lightweight cementitious fill ...... 16 3.4.4 Rock armour seawall ...... 16
4 STATUTORY PLANNING ASSESSMENT...... 18 4.1 Assessment manager and relevant considerations ...... 18 4.2 Economic Development Act ...... 18 4.3 State Interests ...... 18 4.3.1 State Planning Policy Interactive Mapping ...... 18 4.3.2 State DA Mapping ...... 19 4.4 Referral ...... 19 4.5 Categories of assessment ...... 20 4.6 Northshore Hamilton Urban Development Area Development Scheme ...... 20 4.6.1 Relevant Definitions ...... 20 4.6.2 Northshore Hamilton Vision ...... 21 4.6.3 Northshore Hamilton Urban Development Area Structure Plan ...... 21 4.6.4 Land Use Plan: UDA Wide Criteria ...... 22 4.6.5 Land Use Plan: Precinct ...... 22 4.6.6 Zone ...... 23 4.6.7 Assessment Benchmarks ...... 24 4.7 Relevant preliminary approvals ...... 25
5 CONCLUSION ...... 26
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Tables Table 1 Project Summary ...... 5 Table 2 Real Property Description ...... 7 Table 3 Planning Context ...... 9 Table 4 Surrounding Uses ...... 9 Table 5 Site Constraints ...... 9 Table 6 Categories of Assessment ...... 20
Figures Figure 1 Locality Plan ...... 7 Figure 2 Aerial Works Plan ...... 8 Figure 3 Cadastral Plan ...... 8 Figure 4 Bretts Wharf Project Site Constraints ...... 10 Figure 5 Engineering Works Staging Plan ...... 11 Figure 6 Stage 1 Works Excerpt ...... 12 Figure 7 Stage 1 Works Excerpt – Typical Detail ...... 13 Figure 8 Stage 2 and 3 Works Excerpt ...... 13 Figure 9 Stage 4 Works Excerpt ...... 14 Figure 10 Stage 2, 3 and 4 Works Excerpt – Typical Detail ...... 14 Figure 11 Marine Plant Disturbance Plan Excerpt ...... 15 Figure 12 Structure Plan Excerpt ...... 21 Figure 13 Key Connections Plan Excerpt...... 23 Figure 14 Zoning and Precinct Plan Excerpt ...... 24
Appendices Appendix A MEDQ Application Form Appendix B Searches Appendix C Engineering Plans Appendix D Marine Plant Disturbance Plan Appendix E Prescribed Tidal Works Code Response Appendix F SDAP Code Responses
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Summary
Table 1 Project Summary
Details
Site Address: Harbour Road, Hamilton (Brett’s Wharf Ferry Terminal)
Real Property Description (within and adjoining): Lot 1 on AP9920 Lot 3 on MCP102933 Lot 5 on MCP106868 Lot 7 on MCP107027 Lot 8 on SP179814 Lot 11 on SP172632 Lot 14 on SP163620 Lot 15 on SP163620
Priority Development Area: Northshore Hamilton
Development Scheme: Northshore Hamilton Urban Development Area Development Scheme
Precinct: Precinct 1 (Brett’s Wharf)
Ward: Hamilton
Proposal
Brief Description/ Purpose of Proposal: Operational Works for Prescribed Tidal Works and Removal of Marine Plants
Application Details
Aspect of Development Preliminary approval Development permit
Operational works
Public Notification No Yes
Superseded Planning Scheme Application: Yes No
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1 Introduction
RPS has been engaged by Brisbane City Council (City Projects Office) to seek development approval for rehabilitation works of the Brett’s Wharf Ferry Terminal Riverwalk in Hamilton, QLD. As the Riverwalk adjoins the Brisbane River, the area of works spans land parcels and the area of the Brisbane River, which does not have a lot/plan description. Therefore, the extent of the works is described as both within and adjoining Lot 1 on AP9920, Lot 3 on MCP102933, Lot 5 on MCP106868, Lot 7 on MCP107027, Lot 8 on SP179814, Lot 11 on SP172632, Lot 14 on SP163620 and Lot 15 on SP163620. The proposed development is defined as Prescribed Tidal Works under the Coastal Protection and Management Act 1995 and removal of marine plants and subsequently this application seeks: PDA Development Permit for Operational Works involving Prescribed Tidal Works; and PDA Development Permit for Operational Works involving Removal of Marine Plants. The proposal comprises rehabilitation works of the Brett’s Wharf Riverwalk, consisting of: Minor repairs and replacement of corroded reinforcement in large spall and delamination zones; Removal of mangrove plants in four (4) areas; Pressure injections of lightweight cementitious fill into scour zones and fill voids under deck; and Installation of rock armour seawall with toe extent. Under the Northshore Hamilton UDA Development Scheme (the Scheme), the subject site is included within the Brett’s Wharf Precinct (Precinct 1) and has a residential medium intensity zoning. The proposed works are permissible development under the Scheme. The proposed development is for the purpose of maintaining the continued structural integrity of the Riverwalk and reducing its susceptibility to erosion and other coastal hazards. Therefore, the works allow for safe public access to the Brisbane River via the Riverwalk to be maintained. This report provides greater detail on the nature of the proposal and provides an assessment of the proposal against the intents and code requirements of relevant statutory planning documents. Based on these assessments the proposal is recommended for approval subject to reasonable and relevant conditions.
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2 Site Details
2.1 Site particulars As mentioned above, the proposed development involves rehabilitation works for the Brett’s Wharf Riverwalk, and therefore many of the works are located within the Brisbane River area and do not have Lot/Plan descriptions that depict their location. However, the entire works area also spans several real property descriptions. Therefore, the location of the works is given as a list of land parcels that adjoin the works and partially contain them.
Table 2 Real Property Description
Site Particulars Details
Real Property Description (Within Lot 1 on AP9920 and Adjoining) Lot 3 on MCP102933 Lot 5 on MCP106868 Lot 7 on MCP107027 Lot 8 on SP179814 Lot 11 on SP172632 Lot 14 on SP163620 Lot 15 on SP163620
A locality plan and aerial works plan are provided in Figure 1 and Figure 2 respectively. A cadastral plan is shown in Figure 3.
Figure 1 Locality Plan
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Figure 2 Aerial Works Plan
Figure 3 Cadastral Plan
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2.2 Planning context The planning context of the site includes the following.
Table 3 Planning Context
Instrument Designation
Northshore Hamilton PDA Development Scheme
Precinct Precinct 1 – Brett’s Wharf
Zoning Residential Medium Intensity Zone
2.3 Surrounding land uses Immediately surrounding land uses comprise the following.
Table 4 Surrounding Uses
Direction Commentary
North Residential apartment buildings and associated common areas.
East Continuation of the Riverwalk that leads to the Portside Hamilton development.
South The Brisbane River.
West The Brett’s Wharf Ferry Terminal, and a continuation of the River Walk that leads to Kingsford Smith Drive.
2.4 Site constraints The key constraints of the proposed work site are listed below in Table 5.
Table 5 Site Constraints
Constraint Description
KSD site KSD work site prohibits access from the western access point.
Brett’s Wharf Ferry Access to Brett’s Wharf ferry terminal from along the boardwalk. Terminal
Adjacent private The works site is surrounded by private property along northern works boundary. Any access to property the boardwalk through these properties will need to be negotiated and approved by relevant stakeholders.
Brisbane River The works site is situated along the Brisbane River. Southern boundary access by water only.
Portside Wharf Eastern access to the works site is from Portside Wharf precinct. Any access to the Riverwalk precinct through this precinct will need to be negotiated and approved by the relevant stakeholders.
Freyssinet site Freyssinet are currently undertaking wharf repair works to the Portside wharf. The Freyssinet site office is located at the western end of the cruise terminal wharf as illustrated in Figure 4 below:
Current Title Searches, Contaminated Land and Environmental Management Register searches and easement documents are provided in Appendix B.
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Figure 4 Bretts Wharf Project Site Constraints
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3 Proposal
3.1 Project background The works are for the purpose of remediating the Riverwalk to address the gradual degradation caused by its tidal location. The works will ensure the Riverwalk is structurally sound and resilient to future degradation, improving the long-term safety of the Riverwalk. The engineering plans have separated the area of works into 4 stages, seen below in Figure 5 Engineering Works Staging Plan .
Figure 5 Engineering Works Staging Plan
Brett’s Wharf Riverwalk transitions from slab on ground to a suspended 250mm thick 2-way deck slab supported by longitudinal concrete beams on driven square concrete piles at varying centres.
The repair involves five (5) key construction activities as follows:
• Stage 1 Works: ▪ Minor repairs/replacement of corroded reinforcement in large spall/delamination zones only (where reinforcement cross-section has been lost); ▪ Pressure injection of a lightweight cementitious fill into void under deck; ▪ Rock armour seawall installed with toe extent approximately equivalent to the original (19994) construction revetment wall extent. • Stage 2, 3 and 4 Works: ▪ Minor patch repairs in spall/delamination zones along exposed outer deck soffit; ▪ Pressure injection of a lightweight cementitious fill into scour zones/voids under deck
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3.2 Prescribed Tidal Works The proposed development involves operational works for tidal works, specifically consisting of the installation of a rock armour seawall along the extent of the Riverwalk, as well as the removal of four (4) grey mangrove plants. The installation of the rock armour seawall will encompass the following: • Use of temporary formwork to allow pressure injection of a lightweight cementitious fill into the eroded void under the deck; • Rock armour seawall installed with toe extent approximately equivalent to the original (1994) construction revetment wall extent; • Minor repairs / replacement of corroded reinforcement in large spall / delamination zones only (where reinforcement cross-section has been lost) • No requirement for crack injection of cracks on riverside longitudinal RC beams as substructure will be ‘entombed’ within cementitious fill; • Provisional option to remove existing bollard and chain barrier and replace with new s/s balustrade matching adjacent KSD profile.
The works on the engineering plan describe four key works, listed below.
Stage 1 of the works involves spall repair with reinforcement placement, light weight cementitious fill, and placement of revetment rock wall – see excerpt of plans at Figure 6 Stage 1 Works Excerpt and Figure 7 Stage 1 Works Excerpt – Typical Detail below.
Figure 6 Stage 1 Works Excerpt
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Figure 7 Stage 1 Works Excerpt – Typical Detail
Stages 2, 3 and 4 of the works involve light weight cementitious fill, revetment rock wall placement and spall/delamination repair – see excerpt of plans at Figure 8 Stage 2 and 3 Works Excerpt , Figure 9 Stage 4 Works Excerpt and Figure 10 Stage 2, 3 and 4 Works Excerpt – Typical Detail below.
Figure 8 Stage 2 and 3 Works Excerpt
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Figure 9 Stage 4 Works Excerpt
Figure 10 Stage 2, 3 and 4 Works Excerpt – Typical Detail Engineering plans of the rock armour seawall installation have been prepared by ARUP and are provided in Appendix C.
3.3 Removal of Marine Plants Four (4) grey mangrove plants, classified as marine plants, are required to be removed as part of the proposed remediation works. Disturbance areas are shown below in Figure 11 Marine Plant Disturbance Plan Excerpt
.
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Figure 11 Marine Plant Disturbance Plan Excerpt
As it can be seen from the plans, the plants are each isolated from any other form of vegetation. Therefore, they do not form part of a broad ecological context, and their value in providing habitat and ecosystem services is not considered significant.
Marine plants are identified as a Matter of State Environmental Significance (MSES). Appendix D - Marine Plant Disturbance Plan identifies the location of the four (4) individual specimen of mangrove. Due to the location of the existing mangroves (interspersed along the length of the existing boardwalk) relative to the existing boardwalk and nature of the proposed works to prevent coastal erosion in the interests of public safety, avoidance is not reasonably possible. The works have sought to minimise impacts upon existing mangroves and the plans contained in Appendix C – Engineering Plans identify existing mangroves that remain unaffected by the proposed works.
Pursuant to Section 5 (3) (c) of the Environmental Offsets Regulation 2014 where a marine plant mentioned in Schedule 2, section 11 (Marine Plants identified as MSES) is located in an Urban Area they are not considered a prescribed environmental matter and Offsets are not applicable for any disturbance.
The Northshore Hamilton UDA Development Scheme identifies that land not shown in the land use plan as being included in a zone precinct is unallocated land. Where unallocated land is adjoined by land included in the same zone or precinct, the unallocated land is deemed to be included in that zone or precinct. As identified in the Town Planning Report the works are adjacent to land within the Residential medium intensity zone and Brett’s Wharf (Precinct 1) in the Development Scheme.
The Planning Regulation 2017 provides a definition of an Urban area as an area intended for an urban purpose. An urban purpose means a purpose for which land is used in cities or towns, including residential, industrial, sporting, recreation and commercial purposes.
No Offset is required, as per the Environmental Offsets Regulation 2014.
3.4 Construction methodology As set out in section 2.4 of this report access to the site is constrained. Land access is only available to the project site for foot traffic from Brett’s Wharf Ferry terminal access point at the western end of the site or from Portside Wharf Cruise Terminal to the east with access available by foot and small vehicles only. Access for large construction plant and materials is only available practicably from the river. There may be opportunity for negotiated access for some of the lower impact activities from within the adjacent apartment
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complexes or along the Riverwalk from the Cruise Terminal, specifically for pumping lightweight cementitious fill and potentially other activities which are smaller scale.
3.4.1 Spall/delamination repairs – stage 1 This work is a confined space activity and requires the removal of damaged concrete on the underside of the existing walkway and replacement with low shrinkage mortar. Confined space working procedures will be required to be in place and all staff appropriately trained for working in this environment. As the work will be carried out from under the walkway, it is assumed that any hydro demolition plant will need to be situated on a nearby floating pontoon/temporary works platform and access for the workforce will be from the river bank adjacent. Task lighting may also be required which will need to be removed each day to prevent being submerged at higher tides. Once the damaged concrete has been removed by hydro demolition methods, replacement reinforcement can be installed fixing it to the underside of the slab with starter bars grouted into the slab as required. Prior to placement of formwork, the existing concrete and reinforcement will require priming to enhance adhesion. Temporary formwork can then be placed under the slab to contain the mortar. This will be held in place using a combination of propping off the ground underneath and temporary inserts into the slab. The repairs will need to be done in sections to ensure that mortar fills the entire volume of the repair to prevent honeycombing with adjacent surfaces of mortar primed prior to placement of the next section of repair. Once the mortar has gained strength, the formwork will need to be removed to allow the lightweight cementitious fill to be injected to the new soffit level.
3.4.2 Spall/delamination repairs – stage 2, 3 & 4 All Stage 2 – 4 spall / delamination repairs are located on the outside soffit surface of the walkway. These repairs can be performed off the existing rock wall using the hydro demolition process outlined above followed by the repair mortar replacement.
3.4.3 Lightweight cementitious fill Two viable options have been identified for provision of the concrete truck access and location of the grout pumping equipment: • Option 1 – Access from the adjacent Brett’s Wharf Apartments • Option 2 – Access from the adjacent Portside Cruise Terminal Wharf The lightweight cementitious fill will be pumped either along the walkway from the cruise terminal (option 2) or through the apartment complex (option 1) depending upon availability and approval. It is intended that the fill will be placed under the Riverwalk using cored access holes to progressively move along the length of the section to be filled. This will ensure that the infill completely fills up to the underside of the slab in a single operation.
3.4.4 Rock armour seawall Given the significant site access constraints, the only practicable method of construction for the rock armour seawall is installation from the river by barge. For Stage 1, the excavation for the rock seawall toe will need to be carried out by a barge mounted excavator excavating short sections of the work and placing the excavated material into skips on the barge which can then be taken to a local berth for unloading and transport to an approved treatment / disposal location able to process Potential Acid Sulphate Soils (PASS) material.
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For the Stage 2,3 & 4 rock top-up works, this will also be performed from the water with rock supplied by barge and placed with an excavator onto the existing rock wall up to the prescribed design level (works will be tidally restricted).
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4 Statutory planning assessment
4.1 Assessment manager and relevant considerations This section assesses the application against relevant statutory planning provisions for the application. Section 33 (2) of Economic Development Act 2012 (the Act) identifies that Development includes carrying out operational work. PDA assessable development is – “(a) Development that a relevant development instrument for a priority development area provides is a PDA assessable development, including PDA-associated development identified in the instrument…..” As identified in section 5.4 of this report below operational works is permissible and assessable against the relevant identified assessment benchmarks. Under Section 87 of the Act, the application will be considered against: (a) The main purpose of the Act; (b) Any relevant State interest; (c) Any submissions made during the submission period; (d) The Northshore Hamilton UDA Development Scheme; (e) Any PDA preliminary approval; and (f) Any preliminary approval under the Planning Act 2016.
4.2 Economic Development Act The Economic Development Act 2012 (the Act) was established with its main purpose being to; ▪ Facilitate economic development, and development for community purposes, in the State. The main purpose is primarily achieved by establishing MEDQ to plan, carry out, promote or coordinate activities to facilitate economic development, and development for community purposes and providing a streamlined planning and development framework for particular parts of the State (declared as priority development area under the Act). This application is consistent with the main purpose of the Act as it involves development for community purposes in accordance with the planning framework of the MEDQ.
4.3 State Interests
4.3.1 State Planning Policy Interactive Mapping The State Planning Policy Interactive Mapping System identifies the following interests relevant to the areas of works: DEVELOPMENT AND CONSTRUCTION Priority Development Area
COASTAL ENVIRONMENT Coastal management district
NATURAL HAZARDS RISK AND RESILIENCE Flood hazard area – Local Government flood mapping area
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Erosion prone area Medium storm tide inundation area High storm tide inundation area
TRANSPORT INFRASTRUCTURE Active transport corridor
STRATEGIC AIRPORTS AND AVIATION FACILITIES Obstacle limitation surface area Obstacle limitation surface contours Wildlife hazard buffer zone Aviation facility
STRATEGIC PORTS Strategic ports
Of these interests, the strategic airports and aviation facilities interests are not considered to be relevant given the extent of the works being the remediation of an existing Riverwalk. There is no risk of the proposed works interfering with airports and aviation activities. The coastal environment and natural hazards risk and resilience interests are addressed below.
4.3.2 State DA Mapping The State’s DA Mapping system identifies the following interests relevant to the areas of works:
SEQ Regional Plan land use categories Coastal management district Coastal area – erosion prone area Coastal area – medium storm tide inundation area Coastal area – high storm tide inundation area Water resource planning area boundaries
The State Development Assessment Provisions (SDAP) (Version 2.4 Effective 16 November 2018) provide assessment benchmarks for the assessment of State interests. An assessment against State Code 7: Maritime Safety, State Code 8: Coastal development and tidal works and State code 11: Removal, destruction or damage of marine plants has been undertaken in order to demonstrate compliance with State interests in accordance with Section 87 of the Act. At a broad level, the proposed development is consistent with the identified interests, as it involves remediation efforts of an existing active transport corridor to ensure it is protected from coastal impacts. A response to the SDAP Codes is provided in Appendix F.
4.4 Referral The extent of the works is located within port limits, and subsequently triggers referral under the Planning Regulation 2017 to the Port of Brisbane as an advice agency:
Part Division Table Referral trigger Referral agency
13 - Ports 2 – Land within Port of 2 – Development below Development that is below The port Brisbane’s limits – referral high-water mark and the high-water mark and operator (Port agency’ s assessment within port limits if within the Port of Brisbane’s of Brisbane) applicant is not port port limits. operator
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4.5 Categories of assessment The table below summarises the categorising instruments and categories of assessment applicable to this application.
Table 6 Categories of Assessment
Aspect of development Categorising instrument Category of assessment
Development Permit for Operational Work Northshore Hamilton UDA Permissible involving Tidal Works Development Scheme
4.6 Northshore Hamilton Urban Development Area Development Scheme Section 86 of the Act requires that a PDA development approval applied for be consistent with the relevant development instrument for the relevant priority development area. The North Shore Hamilton UDA Development scheme at section 3.2.3 sets out development requirements as follows: (i) Maps that indicate the future development of the following: ▪ The whole UDA ▪ Designated parts of the UDA (precincts) ▪ Designated parts of the precincts (sub-precincts) (ii) criteria for the whole UDA (UDA-wide criteria) (iii) zones, statements of intent, outcomes, preferred land uses and development parameters for each precinct (precinct criteria) and sub-precinct criteria (iv) tables specifying the level of assessment for development for each precinct (level of assessment table). Under Section 3.2.5 of the Northshore Hamilton Urban Development Area (UDA) Development Scheme, UDA assessable development is consistent with the land use plan if: (i) The development complies with all relevant UDA-wide criteria and the relevant zone intents, or (ii) The development does not comply with one or more of the UDA-Wide criteria or zone intent but: a. The development does not conflict with the UDA vision, and b. There are sufficient grounds to justify the approval of the development despite the non- compliance with the UDA-wide criteria or zone intents. The following sections in this report address the relevant aspects of the UDA vision, the relevant UDA wide criteria and zone intent provisions of the Scheme.
4.6.1 Relevant Definitions The Northshore Hamilton UDA Development Scheme provides a definition for ‘Significant Vegetation’, as follows: “Vegetation whether living or dead including their root zone that: ➢ maintains biodiversity ➢ preserves natural landforms
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➢ contributes to the character of the landscape ➢ has cultural or historic value ➢ has amenity value Significant vegetation in the UDA Includes: ➢ All marine plants along the Brisbane River in and adjacent to the internal drainage system…” Therefore, the marine plants that are proposed to be removed as part of the works are classified as significant vegetation under the Scheme.
4.6.2 Northshore Hamilton Vision As the proposed development is only for remediation works of the existing Riverwalk, many of the aspects of the vision, such as those relating to housing products and transit-oriented development, are not applicable to the proposal. However, there is an aspect of the vision which supports a vibrant Brisbane waterfront community through interlinked public spaces and walkways along the Brisbane River. The proposed development assists in maintaining safe public access to the Brisbane River by ensuring the Riverwalk is structurally sound and protected from natural hazards and is therefore consistent with this aspect of the Northshore Hamilton vision.
4.6.3 Northshore Hamilton Urban Development Area Structure Plan The Riverwalk, being the location of the proposed works, is reflected in the Northshore Hamilton Urban Development Area Structure Plan. The plan shows the Riverwalk area as civic and open space – see excerpt below at Figure 12 Structure Plan Excerpt . As the proposed development seeks to support the Riverwalk’s long-term operation as civic and open space, the proposed development is consistent with the Scheme’s structure plan.
Figure 12 Structure Plan Excerpt
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4.6.4 Land Use Plan: UDA Wide Criteria The UDA Wide Criteria for the Northshore Hamilton UDA Development Scheme are as follows: • Maximum development yield and contributions; • Affordable housing; • Urban design and sustainability; • Transport, access, on-site parking and servicing; • Sustainability and the environment; • Lot design; • Clean industry research and technology facilities; and • Harbour foreshore and marinas. As it can be inferred from the headings of these criteria, they predominately relate to development of buildings, and are therefore largely inapplicable to the proposed development. However, the urban design and sustainability criteria includes a sub-heading on the Riverwalk, ensuring that it must provide a continuous public space at the river’s edge and act as a linking function as well as a key linear destination for the UDA. The other aspect of the UDA Wide Criteria that is relevant to the proposed development is Sustainability and the environment criteria, which broadly states that development must not adversely affect significant vegetation. The removal of marine plants is an unavoidable consequence of the works required, and the impacts of the removal have been minimised to the most practicable extent. The proposed development is for the purpose of remediating the existing Riverwalk and is therefore consistent with this criterion. The remaining criteria relate to the development of buildings and are therefore not considered applicable.
4.6.5 Land Use Plan: Precinct The works are located within Precinct 1 (Brett’s Wharf) of the Scheme. While much of the precinct intent and outcomes relate to residential and retail development, there is a precinct outcome which seeks to maintain and enhance public access along the Brisbane River. The proposed development achieves this as it involves works that improve the safety and structural integrity of the Riverwalk, subsequently maintaining safe public access to the Brisbane River. An excerpt of the key connections plan of the Scheme is provided in Figure 13.
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Figure 13 Key Connections Plan Excerpt Therefore, the development is consistent with the outcomes and intent of the Scheme’s Brett’s Wharf precinct.
4.6.6 Zone As some of the works are located within the land area of the Brisbane River, the land is considered unallocated under the Development Scheme. Therefore, under Section 3.2.8 of the Scheme, as the area of the works adjoins land within Precinct 1 and the Residential medium intensity zone of the Scheme, the unallocated land is deemed to be included in the same zone and precinct. The intent of the Residential Medium Intensity Zone is to cater for a range of residential types, and as such the zone is not particularly applicable to the proposed works. However, the proposed development improves the amenities available to existing and future residential development by improving the long-term safety of publicly accessible open space along the riverfront. An excerpt of the Zoning and Precinct Plan of the Scheme is provided in Error! Reference source not found..
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Figure 14 Zoning and Precinct Plan Excerpt
4.6.7 Assessment Benchmarks The Northshore Hamilton UDA Development Scheme does not provide its own specific assessment benchmark for tidal works, and instead nominates tidal works to be assessed in accordance with the following: • The Prescribed Tidal Work Code included in the Coastal Protection and Management Regulation 2003 • The Environmental Protection Agency’s operational policy for the Building and Engineering Standards for Tidal Works • AS4997-2005 Guidelines for the Design of Maritime Structures. As the latest version of the Prescribed Tidal Work Code is part of the Coastal Protection and Management Regulation 2017, the version of the code found in the 2017 Regulation will be used to assess the application rather than the version found in the 2003 Regulation. A response to the Prescribed Tidal Work Code included in the Coastal Protection and Management Regulation 2017 is provided in Appendix E. A response to the Environmental Protection Agency’s operational policy for the Building and Engineering Standards for Tidal Works and AS4997-2005 Guidelines for the Design of Maritime Structures has been considered in ARUP’s plans of the works, and therefore a response to these is not provided. In accordance with Section 87 of the Act, the application will be considered against the matters set out in Section 4.1 of this report. Accordingly, a response to the relevant SDAP Codes has been undertaken to demonstrate compliance with the applicable State interests. A response to the SDAP Codes is provided in Appendix F.
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4.7 Relevant preliminary approvals There are no PDA preliminary approvals or preliminary approvals pursuant to the Planning Act 2016 relevant to the proposed development.
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5 Conclusion
This town planning report supports a development application made on behalf of Brisbane City Council (City Projects Office) to Economic Development Queensland for Prescribed Tidal Works and Removal of Marine Plants, as part of remediation works to the Northshore Hamilton Riverwalk. The works are located adjacent to the Brett’s Wharf Ferry Terminal, both within the land area of the Brisbane River as well as real property. The works are therefore described as being within and adjoining Lot 1 on AP9920, Lot 3 on MCP102933, Lot 5 on MCP106868, Lot 7 on MCP107027, Lot 8 on SP179814, Lot 11 on SP172632, Lot 14 on SP163620 and Lot 15 on SP163620. The application seeks: PDA Development Permit for Operational Works (Prescribed Tidal Works); and PDA Development Permit for Operational Works (Removal of Marine Plants). This report has demonstrated the proposal’s consistency with those matters set out in Section 87 of the Act and in particular the development requirements of the Northshore Hamilton UDA Development Scheme, the Prescribed Tidal Works Code under the Coastal Protection and Management Regulation 2017 and relevant State interests as reflected in the SDAP codes. In particular: This application is consistent with the main purpose of the Act as it facilitates economic development, and development for community purposes through works to enable the Riverwalk to remain operational; The works have demonstrated their consistency with the relevant State interests, as evidenced by the responses provided to the relevant SDAP Codes; The proposed development supports the ‘vibrant Brisbane waterfront community’ aspect of the Northshore Hamilton UDA Development Scheme’s vision, maintaining the Riverwalk as a way of celebrating the area’s waterfront location; The Riverwalk is specifically mentioned under its own subheading in the Northshore Hamilton UDA Development Scheme’s Urban Design UDA-wide Development Criteria and the proposed development seeks the long-term retention of the Riverwalk by improving its resilience to natural hazards; The proposed development complies with the outcomes in the Prescribed Tidal Works Code under the Coastal Protection and Management Regulation 2017; and The development has been designed in accordance with all relevant Australian Standards and the Environmental Protection Agency’s operational policy for the Building and Engineering Standards for Tidal Works. There are no PDA preliminary approvals or preliminary approvals pursuant to the Planning Act 2016 relevant to the proposed development. Approval is sought subject to reasonable and relevant conditions.
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Appendix A MEDQ Application Form
PR141833-5 | Harbour Road, Hamilton | Brett's Wharf Riverwalk Remediation Project | 18 January 2019
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Appendix B Searches
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Appendix C Engineering Plans
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Appendix D Marine Plant Disturbance Plan
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Appendix E Prescribed Tidal Works Code Response
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Appendix F SDAP Code Responses
18 January 2019 | Brett's Wharf Riverwalk Remediation Project | Harbour Road, Hamilton | PR141833-5