DECISION NO. CABINET MINUTE
BRISBANE, ,p('f I // / 19 ?'/
Report by Committee to Investigate the Development of
Lower River Terrace, South Brisbane.
------(Submission No.
Copies Received at /,L ·Oo J I ~p.m. Jpies Made CIRCULATION DETAILS
GOVERNOR Decision :~ile 1 21 - 2 MR. AHERN 22 /a.___~
3 _ I I MR. GUNN 23 _,(:_) .. uµ1 ·~t..:: V h . . - ~uom1ss1ori al ldl-ht 4 MR. GIBBS 24 ~ 1""\m i c.-c.- i "",,.., - - - - • 5 MR. GLASS< N 25 , -GV6._L . H . " MR. AUST I~ 6 26 c .--- C-, "' / """" .__ ~ ~ I • • - MR. LEST EI - 7 27 l-1 r?' 0 MR. Tt;NNI 8 28 ~-b-r-
9 MR. HARPE!. 29
10 MR. MUNTZ 30
1 1 MR. MCKECI NIE 31
12 MR. KATTE:, 32
13 MR. HEAL 33
14 MR. CLAUS( N 34 MR. BORBil GE 15 35
16 MR. RAN DE' ,L 36
17 MR. COOPEl, 37
18 MR. HARVE~· 38 MR. LITT LI PROUD 19 39 Master F1 . . e 20 40 \
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C 0 N F I D E N T I A L
C A B I N E T M I N U T E
Brisbane, 28th November, 1988
Decision Noa 55615
~ubmission No. 50128 TITLE : Report by Committee to Investigae the Development of Lower River Terrace, South Brisbane.
CABINET decided:-
... 5· 3 ... 1. That the Land Administration Commission continue to process ...::I" CD "' the application for road closure in the Lower River Terrace area -c: in the usual manner. CD ~ Q. ~@ That the appropriate sections of the report attached to the Submission dealing with the redc~elopment of the Naval Stores and GI adjacent lands be conveyed to the Kangaroo Point Association with (') ~ a request for its views and comments. ~ () :::J 0 3. That the Honourable the Minister for Land Management furnish a 0- further report to Cabinet on 12th December, 1988. .., G> (il n CD Q ;:, ::J
CIRCULATION: Department of Lands and copy to Minister. Premier's Department and copy to Premier and Treasurer o Treasury Department and copy to Minister. Department of Works and copy to Minister. Department of Environmentv Conservation and Tourism and copy to Minister. Department of Harbours and Marine and copy to Minister o Department of Local Government and copy to Minister. All other Ministers,. for perusal and return. CJv~~ Certified -'.I.:r;ue Copy
Sec SECURI TY CLASS I FI CATI ON "C"
DE PARTMENT OF LANDS
BRI SBANE
SUBMISSION NO. -:
COPY NO.:
FOR CABINET
C 0 N F I D E N T I A L
RE: Report by Committee t o i nvesti gat e the devel opment of Lower River Terrace, South Brisbane
1. On 22 February, 1988 (Decision No. 53590) Cabinet decided amongst 0 :;· other things that : - 3 .., ~ OJ .,CD c "That the Land Administration Commission give CD consideration to a further submission to be made by ~ Brisbane City Council and continue to liaise with the Q. Department of Harbours and Marine and the Port of QI Brisbane Authority regarding any proposed development 0 ~ of the Lower River Terrace area by a tenderer chosen D1 n by Brisbane City Council to develop the Naval Stores :::J 0 and that a further report then be submitted to 0- Cabinet by the Honourable the Minister for Land ~ Management" . ;G> n CD 0 2. The Committee has now prepared its report and a copy of that is :s attached as Annexure 1 . a
3 . The recommendations of the Committee are as follows : - - ....
1 . That the preferred tender (J . L. Holdings) selected by Brisbane City Council for restoration of the old Naval Stores be deemed an "adjoining owner " to the subject Crown land and the Company's design be considered in priority .
2. That the modified design plan submitted by J . L. Holdings over Park and Recreation Reserves R. 2713 and R. 27 21 be accepted as suitable .
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3. That the Minister for Land Management give approval to the Br is bane City Counc i 1 to lease the Crown Reserves under Sections 343 t o 350 of the Land Act as shown in the J.L. Holdings' design plan.
4. That the application for permanent road closure over part of River Terrace by Mr. P.V. Harburg be refused .
5. That the Minister for Land Management give approval to an application from Brisbane City Council to close most of the unformed sections of River Terrace and include it in the adjoining Park and Recreation Reserve R. 2713.
4. The Committee comprised representatives of the:-
Department of Lands Department of Harbours and Marine Department of Local Government ... 5· 3 0 Queensland Tourist and Travel Corporation ::r Landscape Advisory Committee CD "' c: .... Brisbane River Committee CD Port of Brisbane Authority ~ Brisbane City Council Q. Qi 5. The report focuses on the proposed redevelopment of the old Naval 0 ~ Stores site in respect of which the preferred developer was J.L. ~ n Holdings . An integral part of the tender submitted by J.L. Holdings :::> 0 was the utilisation of adjoining public land, being Park and -0 Recreation Reserves R. 2713 and R. 2721. '"""'C G> n 6. The report also addresses an application for permanent road closure io in respect of part of River Terrace in the vie ini ty of Leopard ~ ::s Street (refer to pages 15 and 16 of the report) and the recommendation in respect to that application is that it be refused .
7. The Kangaroo Point Association (KPA) through its representative Mrs. Joy Lamb have continually opposed any priority allocation of the public space to any developer for development for anything other than car park. Oral advice is to the effect that there would be no objection to the presently untidy area located between the Naval Stores and the boat marina being utilised for parking purposes in association with the re-developed Naval Stores .
8. The Kangaroo Point Association has had an oral input into the report but would not at this stage be officially aware of the recommendations or the rationale behind the recommendations.
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9 . The draft report is submitted at this stage for the information of Cabinet .
10. RECOMMENDATION:
( 1 ) It is recommended that the Land Administration Commission continue to process the application for road closure in the usual manner;
(2) That the appropriate sections of the report dealing with the redevelopment of the Naval Stores and adjacent lands be conveyed to the Kangaroo Point Association with a request for its views and comments;
(3) That I furnish a further report to Cabinet on 12th December, 1988.
(W.H. Glasson) Minister for Land Management.
BRISBANE. 24th November, 1988 ANNEXURE A
A Report on
the
KANGAROO POINT
CLIFFS AND RIVERBANK
By
An Interdepartmental Com1nittee
November, 1988. Land Administration Commission
Address m<.1il to: Department of Lands The Secretar) , P.O. Box 168, Land Administration Building, BRISBAl\JE NORTH QLAY, Q. 4000 130-148 George Street. Brisbane Telex: Q LANDS AA41412 . DX 229 RflS.
Enqumes to: Al an Lee
Chairman Telephone (07) 224 7693 Land Administration Commission George Street Your Ref.: BRISBANE. Q. 4002. Our Ref. RC . 46 251 L ~ Date: 23 Nov 1988
Dear Sir,
Re: KANGAROO POINT CLIFFS I RIVERBANK
I have pleasure in presenting to you the report of an Interdepartmental Committee on the appropriate use of the Kangaroo Point cliffs and riverbank area.
Yours faithfully,
Al an Lee (Committee Chairman)
WORLD EXPO·BB·BRISBAI£ April 30-0ctober 30, 1988 CONTENTS Page
SUMMARY ...... 2 RECOMMENDATIONS 3 TERMS OF REFERENCE . . . . 5 COMMITTEE MEMBERS ...... 5 Process of CoITTTiittee Activities ...... 6 STUDY AREA . 6 CURRENT APPLICATIONS FOR CROWN LAND 6 CURRENT SITUATION ...... 6 Visual Amenity of the Cliffs 6 Tourist Value of the Cliffs and Riverbank ...... 7 Geological Value of the Cliffs ...... 7 Rockclimbing/Abseiling 7 Boat Launching ... 9 Carparking ...... •...... 10 Walking/Cycling ...... 10 OLD NAVAL STORES PROPOSAL ...... 12 Brisbane's Opportunities for Recreational Facilities .. . 12 Public Tenders Called ...... 12 Attractions ...... 12 Proposed Land Tenure ...... 12 Access • • • • • . • • • • . ••••••••• 13 Main Features...... 13 Distinguishing Features from Previous Applications .. . 14 ROAD CLOSURE APPLICATION .. 15 Objections ...... 15
Recommendation (Road Closure) . I I I I I a I I I I I I 15 PROPOSED EXTENSION OF RESERVE R.2713 17 REMAINING AREA ...... 17 REFERENCES ...... 17
MAPS 1. Locality Map 2A. Study Area East of Captain Cook Bridge 28. Study Area West of Captain Cook Bridge 3. Old Naval Stores Proposal 4. Riverbank Proposed for Old Naval Stores 5. Road Closure Application 6. Proposed Extension of Reserve R.2713 2
SUMMARY
The 11 rediscovery 11 of the Brisbane River in recent years is as exciting as Oxley's original discovery must have been. As this sleeping beauty is awoken from its industrial past, it offers the opportunity to provide a haven for relaxation and recreation amid the hustle and bustle of the city. This Committee makes recommendations that will substantially improve the recreational value of the river. The result would enhance the quality of life not only for the local residents of Kangaroo Point, but also for all the citizens and visitors of the city. Financial cost of the proposal to Government would be nil. The present situation of the Kangaroo Point cliffs and adjoining riverbank is a mixture of unachieved potential and general neglect. The cliffs are widely recognised as a significant geological feature whose stark appearance provides a natural contrast to the nearby built environment of the central city. However the riverbank below the cliffs is a sorry scene of bitumen, weeds and litter. The riverbank was used for unsupervised carparking during Expo 88 but is unsuitable for recreational use because of the unkempt appearance, absence of facilities and lack of personal safety. In 1987, the Brisbane City Council called tenders for the restoration of the historic Naval Stores at the northern end of the Corrmittee 1 s study area. The preferred tender, submitted by JL Holdings Pty Ltd, included in its design the use of all Crown Reserve R.2721 and part of Reserve R.2713. In order to achieve efficient operations, the Committee examined this design in detail to determine it 1 s likely impact. After various negotiations with the local residents• group and the proponent Company, the Corrrnittee is satisfied with an amended version of the design as being suitable. We recommend it for favourable consideration by State Government. Some features of tf1e proposal include -
Land tenure of t .. e cliffs and riverbank to remain Crown Reserves with no alienation of any part to freehold, Leasing the Reserves to be carried out by Brisbane City Council, Integrity, vista and night-lighting of the cliffs to remain, Substantial renovation of the riverbank by extensive landscaping, All construction and development to be within the quayline as defined by the Department of Harbours and Marine, Provision of a riverside walkway/bicycle path, Elimination of random carparking along the riverbank and heavy landscaping of the remaining carparks, Access to the top and base of the cliffs for rock climbing and abseiling to remain, Existing boat ramp to be relocated to another location as close as possible to Kangaroo Point, 3 Provision of picnic tables and bar-b-que facilities, All costs to be borne by the developer. In exchange, the Company seeks a lease over R.2721 and part of R.2713 for various low intensity recreational and environmental activities. All of these are consistent with the recreational purpose of the Reserves. The Committee also considered an entirely separate application for permanent road closure and subsequent freeholding of an unformed section of River Terrace at the southern end of the cliffs. The application was made by Mr P.V. Harburg who owns the adjoining freehold land. His proposal is to build private residential units on the site. The land in question is part of the vista of the cliffs being very steep and covered by natural vegetation. It adjoins a public recreation area. There have been many written objections received about the application including one from the Brisbane City Council. After its investigations were complete, the Corrmittee considered that alienation of the land for private development would be contrary to the public interest. The Conmittee recorrmends that the application be refused. Further, the Committee considers that most of the unformed sections of River Terrace would most appropriately be included in the adjoining Recreation Reserve R.2713. Overall, the recommendations made in this report would achieve an increase in the area of riverbank Crown Reserves. It would also achieve the n ~ 3 0 ~ renovation of a somewhat derelict area so that this part of our river and ~ m ~ its banks can again become a pleasant place for public use and enjoyment. c m ~ ~~ ~ 0 ~ RECOMMENDATIONS ~ n ~ 0 ~ It is reconmended - 0 '"'"" m 1. That the preferred tender (JL Holdings) selected by Brisbane City ;~n Council for restoration of the old Naval Stores be deemed an "adjoining ~o owner" to the subject Crown land and the Company's design be considered ~ in priority. 2. That the modified design plan submitted by JL Holdings over Park and Recreation Reserves R.2713 and R.2721 be accepted as suitable. 3. That the Minister for Land Management give approval to the Brisbane City Council to lease the Crown Reserves under Sections 343 to 350 of the Land Act as shown in the JL Holdings design plan. 4. That the application for permanent road closure over part of River Terrace by Mr P.V. Harburg be refused. 5. That the Minister for Land Management give approval to an application from Brisbane City Council to close most of the unformed sections of River Terrace and include it in the adjoining Park and Recreation Reserve R.2713. 4
KANGAROO POINT CLIFFS FROM THE CITY
BOAT RAMP AND CARPARKING ON THE RIVERBANK BELOW THE CLIFFS 5
TERMS OF REFERENCE Cabinet Decision No. 54241 of the 16 May, 1988 directed that an Interdepartmental Corrmittee be established to consider a co-ordinated development plan for the whole of the riverbank/cliff face area at Kangaroo Point.
COMMITTEE MEMBERS 1. Mr Alan Lee, (Chairman) Senior Planning Officer, Planning Branch, Department of Lands. 2. Mr Ross Uren, Manager, Administration and Property Branch Department of Harbours and Marine. 3. Mr Warren Rowe, Town Planner, Town Planning Branch, Department of Local Government. 4. Mr Tony Sorrensen, Development Planning Branch, Queensland Tourist and Travel Corporation.
5. Mrs Ann Garms, Chairperson, Landscape Advisory Committee. 6. Mr Kieran Lewis, Executive Officer, Brisbane River Corrmittee. The Port of Brisbane Authority and Brisbane City Council were invited to be represented - 7. Mr Rex Carr, Planning and Development, Port of Brisbane Authority. 8. Mr John Butler, Director, Town Planning Branch, Brisbane City Council. 9. Mr Robert Allan, Lord Mayors Office, Brisbane City Council. 6 Process of ColTITiittee Activities The Interdepartmental Committee met three times (full attendance) in session and a number of other times in smaller groups. A site inspection was carried out by the full committee and individually by members at other times. Personal representations were made at meetings by the two applicants for Crown land and by representatives of the local residents group, the Kangaroo Point Association. Written submissions from various individuals and organisations about preferred land use were also noted.
STUDY AREA The study area of the Commitee included two Park and Recreation Reserves R.2713 and R.2721 County of Stanley, which cover the Kangaroo Point cliffs and adjoining riverbank (Map 1). It also included an unformed section of River Terrace near the intersection of Leopard Street (Map 2A).
CURRENT APPLICATIONS FOR CROWN LAND .... 5 · 3 n ..;T There are two current applications for Crown land within the CD "' c: Conmittee's study area. These are -
11 The rock which forms the cliffs near Kangaroo Point is an ashflow tuff, otherwise known as a welded tuff or ignimbrite. It was the result of a violent eruption during the Triassic Period, about 200 million years ago. An ash flow is a turbulent mixture of a very hot gas and fragments of volcanic rocks (including pumice and volcanic glass) which moves rapidly across the ground surface.
11 The exposure at Kangaroo Point is probably the best and longest continuous exposure of an ash-flow sheet in Australia and is a site visited by interstate and international geologists, as well as by university and school students and their teachers. Specific parts of the cliffs of particular geological value are the sedimentary dyke adjacent to light no. 3, and the section between lights no. 43 to 50 which show the clearest pumice stone and volcanic glass. The CoITTTiittee recognises the geological values of the cliffs. Care should be taken to ensure that the views of the cliffs are not covered by buildings or landscaping. Also that easy access for groups of students etc remains unrestricted during reasonable daylight hours. Rockclimbing/Abseiling Several submissions have been received about the importance of the cliffs for rockclimbing and abseiling. The Police Department, State Emergency Service, Fire Brigade, Rockclimbers Association, Boy Scouts and many school groups use the cliffs for teaching and training these skills. The Committee recognises the importance of the cliffs for rockclimbing/abseiling and considers that the cliffs should remain fully accessible for these activities. As the old Naval Stores proposal should 8
UP TO 50 TOURIST COACHES PER DAY VISIT THE CLIFFS
VIEW OF THE CITY AND RIVER FROM THE CLIFFS 9 not interfere in any way with this use of the cliffs, there are no conflicts with these activities.
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ROCK CLIMBING ON THE CLIFFS
Boat Launching A public boat ramp was constructed on the riverbank at the base of the cliffs by the Brisbane City Council several years ago. Since then it has been used for launching small craft for various river activities. Although this boat ramp is the only one in the inner city area, it has 10 never been entirely satisfactory. A survey commissioned by the Department of Harbours and Marine (Cameron McNamara, 1984) indicated that the ramp receives only light to moderate use. Also dredging near the ramp costs the Department at least $20,000 each year because of heavy siltation. The JL Holdings design requires the ramp to be removed, as other recreational activities are planned for the site. Alternative locations for the ramp in the inner city area are being investigated. JL Holdings would pay the relocation costs. The Committee considers that a public boat ramp is not a priority use of this prime inner city site. Further, because of difficult access, narrow shape of the carpark making trailer turning difficult, high dredging costs and light usage, the ramp would be better relocated to another inner city site which is more suitable. Carparking Unsupervised car parking was allowed on the whole of the Reserves during Expo 88. A total of 365 vehicles were counted along the riverbank from the Captain Cook bridge to the boat ramp on a busy Expo day. The use of prime riverbank land for carparking is considered highly undesirable. Carparking can be carried out on any reasonable site without using the scarce resource of riverbank frontage. The Committee's interests were to reduce carparking along the riverbank n as much as possible. The effect of the JL Holdings plan would be to remove 3 ns ~ ~ carparking from about three quarters of the length of the Reserves by m 0 organising it into one section. Landscaping would be required to completely m~ screen the remaining carpark from the river and partially from above. ~ ~ N The appropriate size of the final carpark was considered by the Corrmittee, ~ but no precise capacity was determined. An advantage of the old Naval n ~ Stores site is that access can be by river ferry rather than by vehicle. ~ n Patrons should be encouraged to park in the city or elsewhere along the ~ 0 river and travel to the site by ferry. In this way, carparking next to the ...... • site can be kept as low as possible. .,0 Qn Siting the carpark on the southern side of the boat basin carries on a io well established existing use in this section as a carpark has always been ~~ sited here for parking cars and boat trailers. It also avoids the problem ,..... of traffic passing in the narrow space between the boat basin and the cliffs 0 if it were on the northern side of the basin...... About 15 carparks would be required near the Captain Cook bridge to service the picnic tables and bar-b-que facilities intended there. These carparks would also be heavily landscaped to be obscured from the river. Walking/Cycling Present use of the riverbank for recreational walking and cycling is very unsuitable due to the risks to personal safety from the mixture of vehicular and pedestrian traffic, the presence of alcoholics and other derelicts, and the unsightly/abandoned character of the riverbank particularly near the old Naval Stores. In the JL Holdings plan, a walk/bike way would be constructed along the waterfront separate from the roadway. It would connect with the existing 11 walkway under the Captain Cook bridge and eventually extend around the whole of the Kangaroo Point "peninsular". As the whole of the riverbank would be upgraded to high class standards, it would become as safe as possible for the recreational pedestrian and cyclist.
THE CURRENT DANGEROUS MIXTURE OF VEHICLES AND PEDESTRIANS ON THE RIVERBANK
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RIVERSIDE PEDESTRIAN AND BICYCLE PATH SEPARATE FROM VEHICLES IS PROPOSED 12
OLD NAVAL STORES PROPOSAL Brisbane's Opportunities for Recreational Facilities Brisbane has been achieving a higher profile as a tourist destination as the nu mber of international and domestic tourists continues to increase. Events such as World Expo 88 and the Commonwealth Games have focussed national and international attention on Brisbane. They have required the development of leisure and recreational facilities for the enjoyment of visitors which have also been used by residents. Forward projections indicate that likely visitor numbers to Brisbane by the year 1995 will almost double from present levels. Recreational and leisure developments on the riverbanks and the use of the Brisbane River as a transport corridor linking these facilities will play a major role in the provision of recreational facilities. Developments such as the proposed Naval Stores restoration, which combine elements of culture and heritage with recreation and leisure, will have an important role. Public Tenders Called The JL Holdings plan (Map 3) was chosen as the preferred design by Brisbane City Council after public tenders were called in 1987 for the restoration and redevelopment of the old Naval Stores site. As such the coITTTiittee treated the plan as a priority application for the adjoining Crown m land. c ~ ~ Attractions i N The proposal includes the refurbishment of the historic Naval Stores 0 ~ together with a tourist oriented nature theme park. It incorporates Crown ~ n Reserves held in trust by Brisbane City Council upstream of the Council ~ 0 freehold, up to and including the existing car park south of the boat basin...... The approximate location shown on Map 4. The land uses include - ...,0 A bird aviary, waterfall and children's playground located imnediately north of the naval stores site. f g ~~ The Naval Stores redevelopment includes outdoor restaurants, a tavern, craft and exhibition centre, small retail outlets and boardwalk. a~ ~ ~ A nature theme park incorporating educational facilities, theatres, ~~ koala house, adventure playground, barrier reef island, waterfalls, ~~ picnic areas and ancillary car parking. Proposed Land Tenure Preferr ed land tenure for the old Naval Stores proposal would be to remain Park and Recreation Reserve. There would be no conflict between the purpose of the Reserves and the proposed recreational uses. The Reserves Trustee, Brisbane City Council, could lease an appropriate area to JL Holdings under Sections 343 to 350 of the Land Act. Such a lease would require approval from the Min i ster for Land Management. Development below high water mark wo uld be required to remain inside the quayline and 13 would be subject to the normal land tenure provisions of the Harbours Act. Access The site will be accessible by ferry, car, bicycle or by foot. Access along the river bank for cyclists and pedestrians will be provided unimpeded, 24 hours per day. The developer is considering operating his own . ferry service. It will be necessary for the carpark to be restricted each morning until the normal opening time of the park. This will be essential to ensure that city-bound commuters do not occupy the carpark preventing access later in the day by visitors. Additionally, a heavy flow of peak hour traffic into the site would cause undesirable congestion at various locations on the approaches to the site. Access to the carpark for park users or abseillers etc. would still be available after the morning peak period. There have been a number of suggestions over the years that a tourist oriented tram line be introduced running from the naval stores to Victoria bridge and perhaps into the city. The proposal allows for such a service to be introduced at a later time. Main Features 1. The Naval Stores buildings will be fully restored consistent with the requirements of the Commonwealth Department of Administrative Services and the Heritage Commission. Additionally, the restored bui l dings will be occupied for a useful purpose, allowing the public free access. This would be achieved without the expenditure of public funds. 2. A major tourist attraction would be created in Brisbane. This will generate employment during construction, (estimated cost S20 million) and later employment when operating. It will assist in increasing the number of visitor nights spent in Br ·i sbane with obvious flow-on effects to the hospitality industry and its suppliers. 3. As a tourist facility it will complement, rather than compete with other proposed developments in that it is not merely another 11 fisherman 1 s wharf" type of project. 4. It provides a much needed "destination" for river users. A major complaint consistently received over mJny years is that there is nowhere to visit once on the river. 5. The existing Reserves would be cleaned up and landscaped at no cost to the public. Large numbers of Brisbane residents would take advantage of the attractions and visit the area for the first time. The nav al stores would be accessible with no entrance fee, as will the carpark. 6. The existing large carpark would be cleaned up and substantially landscaped to present an attractive vista from the river and from the top of the cliffs. 7. The existing boat ramp would be relocated. This would eliminate the expensive dredging required due to the constant silting of the basin. 8. The area between the proposed development and the Captain Cook bridge would be landscaped and developed as public parkland by the developer. 14 On balance, it is considered that the proposal has significant advantages for the City of Brisbane. It provides a major tourist attraction for residents and visitors, creates employment and substantially enhances an important public area at no cost to the taxpayer. Distinguishing Features from Previous Applications There are several basic differences between the development proposal at the old Naval Stores site and other recent applications nearby that were not approved by Cabinet. The most recent application by Nick Patrick Travel Pty Ltd proposed a restaurant on top of the subject cliffs. However it was considered that a building in this exposed location would have an adverse affect on the vista of the cliffs. Construction would have required extensive underground blasting and tunneling which was strongly opposed by local residents. Also issues of traffic generation, carparking and noise in a residential area were largely unresolveable. Another application by Sails Security Pty Ltd in 1986 proposed a restaurant built on piles over the water at the base of the cliffs. There were a number of major difficulties with this site. The restaurant was proposed at the narrowest section of the riverbank, however it still extended beyond the Quay Line marking the limit of safe passage for river traffic. Also there is no space for carparking near the proposed site. It virtually precluded restoration of the old Naval Stores by making vehicle access through the narrow gap between the restaurant and the cliffs difficult. (") 5 · 3 g. .,,"' The Naval Stores proposal has none of the previous problems while achieving all the benefits the others promised plus much more. 15 ROAD CLOSURE APPLICATION The current application to permanently close part of River Terrace covers a very steeply sloping, naturally vegetated part of the Kangaroo Point cliffs (Map 5). The site has never been built upon, no doubt due to the steep slope. Although it is not quite a sheer cliff, the site is part of the natural cliff vista. It is also one of the most visible sections of the cliff being close to the Captain Cook bridge as well as just below one of the most classic historical homes in Brisbane. Adjoining the subject site is a picnic and recreation area. The cliffs nearby are the most heavily used for teaching rockclimbing and abseiling as they are not too high. The applicant, Mr. P.V. Harburg, proposes to construct private residential units on the site if his application is approved. Although several units can already be constructed on his adjoining freehold land (Portions 5 and 21) which is presently vacant, he could increase thei r number if the subject area were included. The benefit to the city from the alienation of the subject site would be from the sale of land, worth up to $500 000. Objections Seventeen objections were received about the application including the Brisbane City Council, the Kangaroo Point Association (local residents group), many of the adjacent/nearby landholders and other private organisations and individuals. RecoltlTlendation (Road Closure) The Committee considered all aspects of the application and recommends that the application be refused for the following reasons - 1. The site is a prominent part of the natural vista of the cliffs which should be preserved intact without the intrusion of buildings; 2. Vehicular traffic would be attracted to the narrow laneway leading to the recreation ground. This laneway is a well-used pedestrian access from the rotunda steps to the riverbank and South Brisbane. Build up of vehicular traffic is very undesirable. Upgrading of the laneway is almost impossible because of steep slopes on both sides; 3. The frontage of the subject site to River Terrace is likely to be required for road widening in the future as River Terrace and Leopard Street are major feeders for the south east freeway; 4. Although the subject site is mainly too steep to be used with the adjoining recreation area, it is ancillary to the recreational use of t he area being part of the natural environment in a riverbank setting which attracts local residents and visitors. Up to 2 000 tourists per day visit the rotunda adjacent to the subject site, making the site a very important component of the lucrative tourist industry; 5. Riverbank land under public ownership is an extremely scarce resource, 16 particularly in the inner city area. Less than half of one percent of the banks of the Brisbane River are under public ownership (Lee, 1988). The four Local Authorities which include the river are either preparing or implementing plans to consolidate or extend public ownership or public access to land along the river; 6. As the applicant Mr. Harburg is a recent purchaser of the adjoining land, he has no reasons for historical or charitable considerations. Refusal of his application would not cause any economic or other hardships in the use of his adjoining freehold land.
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PROPOSED ROAD CLOSURE SITE (WITHIN THE FOUR DOTS), FROM ACROSS THE RIVER 17
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.., :;.., · NARROW LANEWAY ADJOINING ROAD CLOSURE SITE IS AN IMPORTANT PEDESTRIAN 3 ...,,. OJ "' WALKWAY. SUBJECT LAND ON RIGHT HAS STEEP SLOPES. c: ......
REFERENCES CAMERON McNAMARA and PARTNERS (1984) Strategic Plan for Public Boat Launching Facilities, Moreton Region. Department Harbours and Marine, Brisbane. LEE, A.N. (1988) Management of Public Land along the Brisbane River. In The Brisbane River Book: A Source of Ideas for it's Future. Australian Littoral Society (Qld), In Press. WILLMOTT, W.F. (1984) Geological Sites in Brisbane. Geol. Soc. of Aust. Inc. (Qld), Brisbane. pp. 25,26. NIAP 1 LOCALITY MAP
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