Planning and Design Report Prepared By: Urbis Pty Ltd

POD VOLUME 1: PLANNING AND DESIGN REPORT PREPARED BY: URBIS PTY LTD

DATE OF ISSUE: 29.05.2017

REVISION: 9

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.destinationbrisbaneconsortium.com.au CONTENTS TABLE OF CONTENTS

Executive Summary ...... i 1. Introduction ...... 6 2. The Site ...... 12 2.1. City Wide Context ...... 12 2.2. Site Description ...... 13 2.2.1. Site Details ...... 13 2.2.2. Lot Details, Ownership and Encumbrances ...... 15 2.3. Existing Built Form ...... 15 2.4. Existing Site Characteristics and Details ...... 24 2.4.1. Topography ...... 24 2.4.2. Site Access and Transport ...... 24 2.4.3. Infrastructure ...... 25 2.5. Surrounding Area ...... 25 3. Site and Development History ...... 27 3.1. Historical Background ...... 27 3.2. Redevelopment History...... 28 3.2.1. North Bank Redevelopment Concepts ...... 28 3.2.2. Government Policies and Strategies ...... 28 3.2.3. Queen’s Wharf Brisbane Proposal ...... 29 3.2.4. Integrated Resort Development Concept ...... 29 4. The Proposal ...... 31 4.1. Application Description ...... 31 4.1.1. Currency Period ...... 34 4.2. Queen’s Wharf Brisbane Plan of Development ...... 34 4.2.1. Role and Structure of the PoD ...... 34 4.2.2. Future Development Delivery Process ...... 37 4.2.3. Vision, Strategic Principles and Development Outcomes ...... 41 4.2.4. Precinct Intent ...... 42 4.2.5. Technical Criteria ...... 54 4.2.6. Infrastructure Master Plan ...... 55 4.2.7. Notional Development Scenarios ...... 55 4.2.8. Architectural Design Criteria ...... 56 5. Strategic Development Context ...... 63 5.1. Quantum of Development ...... 63 5.1.1. Retail Uses ...... 65 5.1.2. Residential Uses ...... 66 5.1.3. Commercial Uses ...... 66 5.1.4. Summary ...... 66 5.2. Land Uses ...... 66 5.3. Built Form ...... 68 5.3.1. Typologies, Height and Scale ...... 69 5.4. Public Realm ...... 70 5.4.1. Key Organising Ideas...... 71 5.4.2. Vision Realisation – PoD Parameters ...... 74 5.5. Access and Mobility ...... 75 5.5.1. Car Parking ...... 75

URBIS VOLUME 1 PLANNING AND DESIGN REPORT

5.5.2. Access ...... 76 5.5.3. Servicing ...... 78 5.6. Heritage ...... 80 5.6.1. Conservation and Concepts for Adaptation ...... 81 5.7. Environment and Sustainability ...... 84 5.8. Other ...... 85 5.8.1. Infrastructure ...... 85 5.8.2. Hydrology ...... 85 5.8.3. Construction Management ...... 85 5.8.4. Supporting Technical Information ...... 86 6. Statutory Framework ...... 88 6.1. Economic Development Act 2012 ...... 88 6.1.1. PDA Assessable Development ...... 88 6.1.2. PDA-Associated Development ...... 88 6.2. State Development Assessment Provisions ...... 90 6.3. Other Matters ...... 93 6.3.1. Buildings that Breathe ...... 94 7. Queen’s Wharf Brisbane Priority Development Area ...... 96 7.1. Land Use Plan ...... 96 7.1.1. Operation of the Land Use Plan ...... 96 7.1.2. Development Assessment ...... 97 7.1.3. Vision ...... 97 7.1.4. Structural Elements ...... 100 7.1.5. PDA-Wide Criteria ...... 108 7.1.6. Infrastructure Master Plan ...... 116 7.1.7. Implementation Strategy ...... 117 7.1.8. Relevant Guidelines and Codes ...... 119 7.1.9. Conclusion ...... 120 8. Key Planning Considerations ...... 121 8.1. Key Matters ...... 121 8.1.1. Built Form ...... 121 8.1.2. William Street Build Over ...... 124 8.1.3. Queens Wharf Road Build Over ...... 131 8.1.4. Heritage Integration ...... 133 8.1.5. Queen’s Gardens ...... 137 8.1.6. Access and Mobility ...... 140 8.1.7. Term of Development ...... 145 8.2. Sufficient Grounds ...... 145 8.2.1. William Street Build-over...... 146 8.2.2. Queen’s Gardens ...... 147 8.2.3. Car Parking ...... 148 8.2.4. Bicentennial Bikeway ...... 149 8.2.5. Summary ...... 149 9. Conclusions ...... 150

Appendix A Glossary Appendix B Site Details, Easements, Ownership and Title Searches (provided by DLA Piper) Appendix C Uses and Use Classifications Proposed by the Plan of Development

URBIS VOLUME 1 PLANNING AND DESIGN REPORT

CONTENTS Appendix D Assesment Against Queen’s Wharf Brisbane Priority Development Area Development Scheme Appendix E Assessment Against Queen’s Wharf Brisbane Priority Development Area Public Realm and Movement Network Planning and Design Guideline (PDA Guideline No.20) Appendix F State Assessment Referral Agency and State Development Assessment Provisions Checklist Appendix G State Development Assessment Provisions Modules Appendix H Contaminated Land Searches (provided by DLA Piper) Appendix I PDA-associated Development declarations

FIGURES: Figure 1 – Site Map (Volume 2 – Plan of Development) ...... 6 Figure 2 – Queen’s Wharf Brisbane Plan of Development Application Structure (Volume 2 - Plan of Development) ...... 10 Figure 3 – Technical and Supporting Documents ...... 11 Figure 4 – Site Context (Aerial photo - NearMap 2017) ...... 13 Figure 5 – Aerial Photograph (Volume 2 – Plan of Development) ...... 14 Figure 6 – Land to which the PoD relates (Volume 2 - Plan of Development) ...... 15 Figure 7 – Existing Building Map (Volume 2 – Plan of Development) ...... 16 Figure 8 – Photographs of the Site and Existing Built Form (Urbis 2016) ...... 18 Figure 9 – Technical Criteria Applicability (Volume 2 – Plan of Development) ...... 37 Figure 10 – PoD Relationships and Operational Overview (Volume 2 – Plan of Development) ...... 38 Figure 11 – Approved Development (Subject to Conditions) Operation (Volume 2 – Plan of Development) .. 39 Figure 12 – Certification Process ...... 39 Figure 13 – Approved Development (Compliance Assessment) Operation (Volume 2 – Plan of Development) ...... 40 Figure 14 – QWBIRD Key Principles (Volume 2 – Plan of Development) ...... 42 Figure 15 – Precinct Plan (Volume 2 – Plan of Development) ...... 43 Figure 16 – Sub-Precinct Plan (Volume 2 – Plan of Development) ...... 43 Figure 17 – Precinct 1 (Volume 2 – Plan of Development) ...... 44 Figure 18 – Sub-Precinct 1a (Volume 2 – Plan of Development)...... 45 Figure 19 – Sub-Precinct 1b (Volume 2 – Plan of Development)...... 45 Figure 20 – Sub-Precinct 1c (Volume 2 – Plan of Development) ...... 46 Figure 21 – Sub-Precinct 1d (Volume 2 – Plan of Development)...... 46 Figure 22 – Sub-Precinct 1e (Volume 2 – Plan of Development)...... 47 Figure 23 – Sub-Precinct 1f (Volume 2 – Plan of Development)...... 48 Figure 24 – Sub-Precinct 1g (Volume 2 – Plan of Development)...... 48 Figure 25 – Sub-Precinct 1h (Volume 2 – Plan of Development)...... 49 Figure 26 – Sub-Precinct 1i (Volume 2 – Plan of Development) ...... 50 Figure 27 – Precinct 2 (Volume 2 – Plan of Development) ...... 50 Figure 28 – Sub-Precinct 2a (Volume 2 – Plan of Development)...... 51 Figure 29 – Sub-Precinct 2b (Volume 2 – Plan of Development)...... 51 Figure 30 – Sub-Precinct 2c (Volume 2 – Plan of Development) ...... 52 Figure 31 – Precinct 3 (Volume 2 – Plan of Development) ...... 52 Figure 32 – Precinct 4 (Volume 2 – Plan of Development) ...... 53 Figure 33 – Sub-Precinct 4a (Volume 2 – Plan of Development)...... 53 Figure 34 – Sub-Precinct 4b (Volume 2 – Plan of Development)...... 54 Figure 35 – Sub-Precinct 4c (Volume 2 – Plan of Development) ...... 54 Figure 36 – Architectural Design and Public Realm Criteria Applicability (Volume 2 – Plan of Development) 57 Figure 37 – Proposed Use and GFA per Sub-Precinct (Volume 2 – Plan of Development) ...... 65

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Figure 38 – Public Realm Organising Ideas (Volume 3, Attachment A – Urban Design Master Plan Report) 71 Figure 39 – Access Plan (Volume 2 – Plan of Development) ...... 77 Figure 40 – Optimising Heritage Views Through Setback Response (Volume 3, Attachment A – Urban Design Master Plan Report) ...... 83 Figure 41 – PDA-Associated Development (Volume 2 – Plan of Development)...... 89 Figure 42 – State Interest Mapping (Source: Queensland Government) ...... 92 Figure 43 – Structural Elements Plan (QWB PDA Development Scheme) ...... 100 Figure 44 – Views from Core Development (Volume 3, Attachment A – Urban Design Master Plan Report) ...... 102 Figure 45 – Pedestrian Connectivity (Volume 3, Attachment A - Urban Design Master Plan Report) ...... 103 Figure 46 – Cyclist Connectivity (Volume 3, Attachment A - Urban Design Master Plan Report) ...... 104 Figure 47 – Skyline – Eastern Elevation and Northern Elevation (Volume 3, Attachment A – Urban Design Master Plan Report) ...... 123 Figure 48 – Existing View corridor along William Street (Urbis 2016) ...... 124 Figure 49 – Sub-Precinct 1a Lower Podium Level Built Form Parameters (RL25 to RL40) (Volume 2 – Plan of Development) ...... 126 Figure 50 – Sub-Precinct 1a Upper Podium Level Built Form Parameters (RL35 to RL48) (Volume 2 – Plan of Development) ...... 127 Figure 51 – Sub-Precinct 1a Indicative Section, from George Street to River (Volume 2 – Plan of Development) ...... 127 Figure 52 – Sub-Precinct 1a Indicative Section, William Street (Volume 2 – Plan of Development) ...... 128 Figure 53 – Proposed view along William Street (showing possible build-over) (Volume 3, Attachment A – Urban Design Master Plan Report) ...... 130 Figure 54 – Bridge Design Parameters (Volume 2 – Plan of Development) ...... 133 Figure 55 – View of the rear of Harris Terrace (Volume 3, Attachment A – Urban Design Master Plan Report) ...... 136 Figure 56 – Section of Harris Terrace (Volume 3, Attachment A – Urban Design Master Plan Report)...... 136 Figure 57 – Queen’s Gardens (Volume 3, Attachment B – Landscape Concept Report) ...... 138 Figure 58 – Queen’s Wharf Road (Volume 3, Attachment B – Landscape Concept Report) ...... 141

PICTURES: Picture 1 – View of Site from South Brisbane...... 18 Picture 2 – Former Land Administration Building (Front) ...... 18 Picture 3 – Queen’s Gardens ...... 18 Picture 4 – Former Treasury Building from George Street ...... 19 Picture 5 – Queens Wharf Road from Victoria Bridge ...... 19 Picture 6 – View of Site from Victoria Bridge ...... 19 Picture 7 – Entry to Site (Sub-Precinct 1g) from Gardens Point ...... 19 Picture 8 – Mangroves (in Sub-Precinct 1g) ...... 19 Picture 9 – Existing condition under the REX (Sub-Precinct 1f)...... 19 Picture 10 – Existing condition under the REX (Sub-Precinct 1e)...... 20 Picture 11 – View of Bicentennial Bikeway Looking North ...... 20 Picture 12 – Existing Landings ...... 20 Picture 13 – View of Bicentennial Bikeway Looking North ...... 20 Picture 14 – Front of Former State Library ...... 20 Picture 15 – Rear of Former State Library ...... 20 Picture 16 – Miller Park from Queens Wharf Road ...... 21 Picture 17 – Front of the Commissariat Store from Queens Wharf Road ...... 21 Picture 18 – Rear of Former Department of Primary Industries Building from Queens Wharf Road ...... 21 Picture 19 – Rear of Neville Bonner Building from Queens Wharf Road ...... 21

URBIS VOLUME 1 PLANNING AND DESIGN REPORT

CONTENTS Picture 20 – Existing Pedestrian Treatments beside Neville Bonner Building ...... 21 Picture 21 – Front of Neville Bonner Building on William Street ...... 21 Picture 22 – 80A George Street from William Street ...... 22 Picture 23 – 80B George Street from William Street ...... 22 Picture 24 – Rear of Executive Building ...... 22 Picture 25 – Front of Executive Building ...... 22 Picture 26 – Rear of Executive Annex ...... 22 Picture 27 – 80A and 80B George Street Building Crossover over Margaret Street ...... 22 Picture 28 – 80B George Street Forecourt (site of former Bellevue Hotel) ...... 23 Picture 29 – 80A George Street from George Street ...... 23 Picture 30 – The Mansions ...... 23 Picture 31 – Harris Terrace...... 23 Picture 32 – Front of the Printery ...... 23 Picture 33 – Printery Courtyard and Rear of the Printery ...... 23 Picture 34 – Public Service Club ...... 24 Picture 35 – Front of former Department of Primary Industries Building viewed from William Street ...... 24 Picture 36 – Rear of the Commissariat Store viewed from William Street ...... 24 Picture 37 – Stephens Lane between former Land Administration Building and the former Government Printing Office ...... 24

TABLES: Table 1 – Current Land Uses ...... 16 Table 2 – Development Summary ...... 32 Table 3 – Plan of Development Structure (Volume 2 – Plan of Development) ...... 35 Table 4 – Themes of Heritage Integration – Public Service Club ...... 58 Table 5 – PoD Defined Uses and Use Categories (Volume 2 – Plan of Development) ...... 67 Table 6 – Indicative Referral Triggers ...... 93 Table 7 – Assessment of the Building Over William Street Architectural Design Criteria ...... 129

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URBIS VOLUME 1 PLANNING AND DESIGN REPORT

EXECUTIVE SUMMARY The redevelopment of what is commonly referred to as ‘Queen’s Wharf’ is a State Government led project. The Queen’s Wharf Brisbane Priority Development Area (‘PDA’) was declared by Economic Development Queensland (EDQ) on 28 November 2014, to facilitate the planning and delivery of the Queen’s Wharf Brisbane Integrated Resort Development (QWBIRD). Following the PDA declaration, the State Government led an Expression of Interest and detailed bid process, with the preferred proponent announced for the QWBIRD by the State Government on 21 July 2015. That winning proponent was the 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 Jupiters Limited (ACN 010 741 045) (now known as The Star Entertainment Qld Limited) collectively referred to as ‘Destination Brisbane Consortium’ or ‘DBC’. Throughout 2014 and 2015 the Queen's Wharf Brisbane PDA Development Scheme (‘Development Scheme’) was prepared by the State government, and underwent public notification in late 2015. On 28 January 2016 the final Development Scheme was approved by the Queensland Government. Throughout the State led process, it is considered that there has been a general, public awareness that significant development is planned to occur within the QWB PDA. This PDA Development Application seeks a Development Permit for development in accordance with a Plan of Development (PoD) within the Queen's Wharf Brisbane PDA. The PoD is a planning framework that will direct and control development, allowing additional detail to be resolved and endorsed through a compliance assessment process prior to development commencing. Once the Development Permit is approved by the Minister for Economic Development Queensland (MEDQ):

 The PoD defines those aspects of the development which are consistent with the PoD, namely:

 Development that may occur without any further assessment (subject to conditions, referred to as Approved Development (Subject to Conditions)); and

 Development which may occur subject to Compliance Assessment (referred to as Approved Development (Compliance Assessment)). The PoD has been prepared having regard to the Development Scheme. Once approved, the PoD will act as the site specific design criteria for development in QWB and demonstrates how uses and works proposed will deliver the vision under the Development Scheme. The intent of the PoD is to provide measurable parameters and criteria for development under compliance assessment. The PoD:

 Provides a Vision for the QWBIRD consistent with the vision contained in the Development Scheme;

 Outlines the Strategic Principles and Development Outcomes for development to deliver the Vision of the QWBIRD;

 Identifies those aspects of development which are approved (Subject to Conditions) and approved (subject to Compliance Assessment);

 Specifies the overarching Intents and the Specific Design Criteria to meet those Intents which apply to each Precinct/Sub-Precinct, and those that apply for general and specific uses;

 Specifies the technical design criteria which apply to all relevant Precincts/Sub-Precincts to resolve technical requirements; and

 Contains administrative sections which provide relevant definitions for terms and use categories.

URBIS VOLUME 1 PLANNING AND DESIGN REPORT EXECUTIVE SUMMARY i

The PoD structure is hierarchal, from a macro to a micro level, with each section applying additional layers of detail against which future developments will be assessed. The PoD establishes four Precincts and further divides three of the four Precincts into 15 Sub-Precincts overall. Development across these Precincts and Sub-Precincts will include an entertainment core (entertainment, casino, events, and function spaces), immersed in finer-grained and exciting retail and commercial spaces. An activated ground plane and adaptive use of heritage buildings and spaces will provide further retail, food and beverage, arts, community and cultural uses. Furthermore, the PoD enmeshes high quality and premium hotel accommodation into this fabric, catering for a wide range of visitors, and the residential precinct provides for an established residential population within the area. Importantly, the PoD provides for a significant public realm and publicly accessible riverside and elevated open spaces for use by residents, workers and visitors alike. The PoD is supported by a range of technical reports including an Urban Design Master Plan Report, Landscape Concept Report, and a series of Conservation Management Plans which incorporate notional development concepts that reflect a master plan for the whole of the QWBIRD. The notional development concepts provide examples of the form and layout of development that could come forward on the QWBIRD in accordance with the criteria embodied within the PoD. The development is predicted to create a net increase in jobs, leading to substantial economic advantages for the CBD. Some highlights of the proposed QWBIRD include:

 A retail concept that extends the retail offer from (and links to) the CBD and Queen Street Mall to make a much larger integrated retail offer for the city;

 Space for outdoor events, arts and culture that facilitate activity and employment;

 A hotel offer that puts the city on the map for international events and conventions;

 Unlocks the finest collection of heritage buildings in the State as a further tourism offer; and

 Positions the City as a high amenity launch pad for tourists to experience the balance of SEQ and the State. Please refer to Section 4 of this report for additional details. The QWBIRD will be a unique and vibrant development that attracts visitors and investment, as well as delivering high quality public spaces to Brisbane City. The economic and community benefits for Brisbane, the region and the State are significant. The multi-billion-dollar project will be Brisbane’s largest single private development ever undertaken and will deliver a transformative urban tourism precinct in the heart of the CBD. Further specific details of the Development Application are provided in the following tables. SITE AND PROPOSAL DETAILS

Site and Proposal Details

Address of Site 40, 80, 100-102, 142, 144, 144A & 144B George Street; 75, 75B, 75C, 99, 115, 127, 122A, 148A, 159, 159A & 169A William Street; 25 Queens Wharf Road; 100A North Quay; 3A, 11A, 59 & 59A Gardens Point Road; 21 Queen Street; 2A & 4A Elizabeth Street; 50A & 50B Margaret Street; William Street, Margaret Street, George Street, Queens Wharf Road, Elizabeth Street, Alice Street, Queen Street, and North Quay road reserves; Brisbane River and 153 & 153A Stanley Street, South Brisbane

Real Property Description Lot 1 on B32444, Lot 2 on B32444, Lot 3 on CP882348, Lot 682 on CP855445, Lot 10 on CP866932, Lot 303 on CP866933, Lot 11 on CP866932, Lot 101 on CP905886, Lot 100

URBIS ii EXECUTIVE SUMMARY VOLUME 1 PLANNING AND DESIGN REPORT

Site and Proposal Details

on CP898752, Lot 12 on B32389, Lot 304 on CP866934, Lot 9 on B32389, Lot 300 on CP866930, Lot 10 on B31753, Lot 533 on SP231897, Lot 706 on SP289470, Lot 707 on SP289469, Lot 532 on SP289470, Lot 645 on SP289469, Lot 492 on CP855445, Lot 301 on CP866931, Lot 587 on SL10897, Lot 588 on SL10897, Lot 902 on CP839764, Lot 934 on SP251794, Lot A on AP22187, Lot 204 on SP289461, Lot 205 on SP 291090, Lot 206 on SP289468, Lot 207 on SP289465, Lot 208 on SP289467, Lot 209 on SP289465, Lot 214 on SP289464, Lot 216 on SP289466, Lot 220 on SP289470, Lot 223 on SP289469.

Total Site Area Approximately 27.3ha, with approximately 12ha being over land and approximately 15.3ha being over river.

Assessing Authority Economic Development Queensland (EDQ).

Development Scheme Queen’s Wharf Brisbane PDA Development Scheme.

Proposed Development A Development Permit for development in accordance with a Plan of Development (PoD) to guide the implementation of a master plan for the Queens Wharf Brisbane Integrated Resort Development (QWBIRD) that establishes those aspects of the development that are approved (Subject to Conditions), and the aspects of development requiring further Compliance Assessment.

Land owner(s)  City Parklands Transitions Services Pty Ltd;

 Southbank Corporation;

 The Star Entertainment Qld Limited (formerly Jupiters Limited);

 The State of Queensland (Represented by the Department of Housing and Public Works); and

 The State of Queensland (Represented by the Department of Transport and Main Roads).

Note: Title Searches are contained in Appendix B of this report

ASPECT OF DEVELOPMENT

Material Change of Use, The Application is for the following development: Building Work and  Material Change of Use in accordance with a Plan of Development (‘PoD’) for Operational Work Centre activities (Child care centre, Club, Community Use, Education Establishment, Food and Drink Outlet, Function Facility, Health Care Services, Indoor Sport and Recreation, Office, Parking Station, Sales Office, Service Industry, Shop, Shopping Centre, Short-term Accommodation, Substation, Telecommunications Facility, Theatre), Environmental Facility, High Impact Industry (fuel burning for standby power generators), Hotel, Landing, Low Impact

URBIS VOLUME 1 PLANNING AND DESIGN REPORT EXECUTIVE SUMMARY iii

Industry (Microbrewery), Major Sport, Recreation and Entertainment Facility, Market, Medium Impact Industry (fuel burning for standby power generators), Multiple Dwelling, Nightclub Entertainment Facility, Outdoor Sport and Recreation, Park, Port Services, Resort Complex, Showroom, Special Industry (fuel burning for standby power generators), Tourist Attraction and Utility Installation and for development that is PDA-Associated Development for Area A:Queen Street public realm improvement work and water connection services work as described in the PDA-Associated Development Declaration QWB-2017-1 dated 12 March 2017 ("Area A") and Area B:Pedestrian Bridge and food and drink outlet as described in the PDA-Associated Development Declaration QWB- 2017-2 dated 12 March 2017 ("Area B");

 Building Work in accordance with a PoD, including on or adjacent to a Heritage Place and for development that is PDA-Associated Development for Area A, Area B and Area C: Trunk sewer as described in the PDA-Associated Development Declaration QWB-2017-3 dated 12 March 2017 ("Area C");

 Operational Work in accordance with a PoD for Filling or Excavation, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A, Area B and Area C;

 Operational Work in accordance with a PoD for Tidal works, including where on or adjacent to a Heritage Place, and including for development that is PDA- Associated Development for Area A and Area B;

 Operational Work in accordance with a PoD within a Coastal Management District, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A, Area B and Area C;

 Operational Work in accordance with a PoD for the placing of advertising devices on a Heritage Place and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A and Area B;

 Operational Work in accordance with a PoD for taking or interfering with water from a watercourse, including where on or adjacent to a Heritage Place and including for development that is PDA-Associated Development for Area A and Area B; and

 Operational Work in accordance with a PoD for clearing of vegetation, including the removal, destruction or damage of Significant Vegetation and marine plants and including the clearing of such vegetation, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A, Area B and Area C.

URBIS iv EXECUTIVE SUMMARY VOLUME 1 PLANNING AND DESIGN REPORT

 Operational Work in accordance with a PoD where undertaking work in, on, over or under premises that materially affects premises or their use, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A, Area B and Area C

APPLICANT DETAILS

Applicant Contact Details Ref. No.

Destination Brisbane Consortium Integrated Resort Operations Pty Ltd Ben Weaver BA3914 ACN 608 538 638 as trustee for the Destination Brisbane Consortium Integrated Resort Operating Trust, QWB Residential Precinct [email protected] Operations Pty Ltd ACN 608 792 329 as trustee for the QWB (07) 3007 3800 Residential Precinct Operations Trust and The Star Entertainment Qld Limited ACN 010 741 045 (collectively referred to as ‘DBC’ or the ‘Destination Brisbane Consortium’ being 'the Applicant')

URBIS VOLUME 1 PLANNING AND DESIGN REPORT EXECUTIVE SUMMARY v

1. INTRODUCTION Urbis Pty Ltd, has prepared this Development Application on behalf of Destination Brisbane Consortium (‘the Applicant’) (DBC) to facilitate the redevelopment of Queen’s Wharf Brisbane (QWB) for an integrated resort development being Queen’s Wharf Brisbane Integrated Resort Development (QWBIRD). The redevelopment of this key location is facilitated through a detailed Plan of Development (PoD), and this Development Application seeks to give effect to the PoD to establish a framework for the redevelopment of QWB into a vibrant integrated resort development over the next 20-30 years. Queen’s Wharf Brisbane (QWB), the site, is situated at the south-west corner of Brisbane City (refer to Figure 1) and is located at:

 40, 80, 100-102, 142, 144, 144A & 144B George Street;

 75, 75B, 75C, 99, 115, 127, 122A, 148A, 159, 159A & 169A William Street;

 25 Queens Wharf Road;

 100A North Quay;

 3A, 11A, 59 & 59A Gardens Point Road;

 21 Queen Street;

 2A & 4A Elizabeth Street;

 50A & 50B Margaret Street;

 William Street, Margaret Street, George Street, Queens Wharf Road, Elizabeth Street, Alice Street, Queen Street, and North Quay road reserves;

 Brisbane River; and

 153 & 153A Stanley Street, South Brisbane.

Figure 1 – Site Map (Volume 2 – Plan of Development)

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QWB is a key location within Brisbane City and this proposal presents a unique opportunity to redevelop this area as a tourism, recreation, cultural and entertainment destination. The proposal seeks to advance many of the purposes of the Economic Development Act 2012 (ED Act) and the Development Scheme. This Development Application formally seeks a:

 PDA Development Permit for Material Change of Use in accordance with a Plan of Development (‘PoD’) for Centre activities (Child care centre, Club, Community Use, Education Establishment, Food and Drink Outlet, Function Facility, Health Care Services, Indoor Sport and Recreation, Office, Parking Station, Sales Office, Service Industry, Shop, Shopping Centre, Short-term Accommodation, Substation, Telecommunications Facility, Theatre), Environmental Facility, High Impact Industry (fuel burning for standby power generators), Hotel, Landing, Low Impact Industry (Microbrewery), Major Sport, Recreation and Entertainment Facility, Market, Medium Impact Industry (fuel burning for standby power generators), Multiple Dwelling, Nightclub Entertainment Facility, Outdoor Sport and Recreation, Park, Port Services, Resort Complex, Showroom, Special Industry (fuel burning for standby power generators), Tourist Attraction and Utility Installation and for development that is PDA- Associated Development for Area A:Queen Street public realm improvement work and water connection services work as described in the PDA-Associated Development Declaration QWB-2017- 1 dated 12 March 2017 ("Area A") and Area B:Pedestrian Bridge and food and drink outlet as described in the PDA-Associated Development Declaration QWB-2017-2 dated 12 March 2017 ("Area B");

 PDA Development Permit for Building Work in accordance with a PoD, including on or adjacent to a Heritage Place and for development that is PDA-Associated Development for Area A, Area B and Area C: Trunk sewer as described in the PDA-Associated Development Declaration QWB-2017-3 dated 12 March 2017 ("Area C");

 PDA Development Permit for Operational Work in accordance with a PoD for Filling or Excavation, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A, Area B and Area C;

 PDA Development Permit for Operational Work in accordance with a PoD for Tidal works, including where on or adjacent to a Heritage Place, and including for development that is PDA-Associated Development for Area A and Area B;

 PDA Development Permit for Operational Work in accordance with a PoD within a Coastal Management District, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A, Area B and Area C;

 PDA Development Permit for Operational Work in accordance with a PoD for the placing of advertising devices on a Heritage Place and/or undertaking roadworks on a Local Government Road, and including for development that is PDA-Associated Development for Area A and Area B;

 PDA Development Permit for Operational Work in accordance with a PoD for taking or interfering with water from a watercourse, including where on or adjacent to a Heritage Place and including for development that is PDA-Associated Development for Area A and Area B; and

 PDA Development Permit for Operational Work in accordance with a PoD for clearing of vegetation, including the removal, destruction or damage of Significant Vegetation and marine plants and including the clearing of such vegetation, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA- Associated Development for Area A, Area B and Area C. Operational Work in accordance with a PoD where undertaking work in, on, over or under premises that materially affects premises or their use, including where on or adjacent to a Heritage Place, and/or

INTRODUCTION URBIS 7 VOLUME 1 PLANNING AND DESIGN REPORT

undertaking roadworks on a Local Government Road, and including for development that is PDA- Associated Development for Area A, Area B and Area C In support of this Development Application, this report – the Planning and Design Report (Volume 1) – provides an assessment of the PoD, and the development approved (subject to compliance assessment) in accordance with the PoD, against the provisions of the Queen’s Wharf Brisbane Priority Development Area Development Scheme (Development Scheme) (January 2016), and the relevant sections of the ED Act. This report sets out:

 Background and the reason for development;

 The proposed approach to the town planning approval for the redevelopment;

 The design drivers behind the proposed development;

 An outline of the proposed development;

 Analysis of the proposal against the specific issues outlined by EDQ; and

 An assessment against all relevant statutory planning provisions. This report – the Planning and Design Report (Volume 1) – forms part of a suite of reports and documentation which has been prepared in support of the Development Application and should be read in conjunction with the other supporting documentation. The complete list of reports and documents are as follows:

 Volume 1: Planning & Design Report (prepared by Urbis Pty Ltd) (this report); and

 Volume 2: Plan of Development (prepared by Urbis Pty Ltd).

 Volume 3: Technical Supporting Information:

 Attachment A - Urban Design Master Plan Report prepared by Urbis Pty Ltd;

 Attachment B - Landscape Concept Report prepared by Urbis Pty Ltd and Cusp; and

 Attachment C - Cultural Heritage Analysis Report prepared by Urbis Pty Ltd.

 Attachment D - Conservation Management Plans prepared by Urbis Pty Ltd:

 Conservation Management Plan;

 Former DPI Building Conservation Management Plan;

 Former Government Printing Office Conservation Management Plan;

 Former State Library Building Conservation Management Plan;

 Former Treasury Building Conservation Management Plan;

 Harris Terrace Conservation Management Plan;

 Queen’s Gardens Conservation Management Plan;

 The Commissariat Store and Miller Park Conservation Management Plan;

 The Mansions Conservation Management Plan;

 William Street and Queens Wharf Road Retaining Walls Conservation Management Plan; and

URBIS 8 INTRODUCTION VOLUME 1 PLANNING AND DESIGN REPORT

 Former Land Administration Building Conservation Management Plan;

 Attachment E - Archaeological Management Plan prepared by Urbis Pty Ltd;

 Attachment F - Environmental Assessment Report prepared by Arup:

 Environmental Management Plan Framework prepared by Arup; and

 Erosion and Sediment Control Framework prepared by Arup;

 Attachment G - Traffic Engineering Report prepared by TTM Consulting;

 Attachment H - Infrastructure Master Plan prepared by Urbis Pty Ltd, Cusp, TTM Consulting, RLB and Bornhorst & Ward;

 Attachment I - Civil Works and Infrastructure Report prepared by Bornhorst & Ward;

 Attachment J - ESD Report prepared by WSP PB;

 Attachment K - Hydraulic Assessment Report prepared by Arup;

 Attachment L - Geotechnical, Contamination and Acid Sulphate Soils Report prepared by Butler Partners;

 Attachment M - Acoustic Assessment prepared by Acoustic Logic;

 Attachment N - Air Quality Assessment prepared by ASK Consulting Engineers;

 Attachment O - Equitable Access Assessment prepared by Morris Goding;

 Attachment P - Advertising Devices Management Plan prepared by Urbis Pty Ltd;

 Attachment Q - Tenure Strategy prepared by Bennett & Bennett and DLA Piper;

 Attachment R - Preliminary Construction Management Plan prepared by DBC;

 Attachment S - Lighting Management Plan prepared by WSP PB;

 Attachment T - Event Management Plan prepared by DBC and Rowland;

 Attachment U - Indigenous Due Diligence Assessment prepared by Urbis Pty Ltd;

 Attachment V - Public Art Report prepared by UAP;

 Attachment W - Heritage Interpretation Strategy prepared by Urbis Pty Ltd;

 Attachment X - Foreshore Management Plan and Basis of Design prepared by Arup;

 Attachment Y - Structural Monitoring Proposal prepared by DBC, WSP PB, Calibre Consulting and Arup; and

 Attachment Z - CPTED Report prepared by WSP PB.

Given the information and reporting included with this Development Application and to assist in demonstrating the relationship between the documents, the structure of the application is illustrated in Figure 2 below.

INTRODUCTION URBIS 9 VOLUME 1 PLANNING AND DESIGN REPORT

Figure 2 – Queen’s Wharf Brisbane Plan of Development Application Structure (Volume 2 - Plan of Development)

As outlined, this Development Application seeks (through the PoD framework) specific reports to be ‘Approved Documents’ with other technical reports as supporting documents. Figure 3 outlines the association of the various technical and supporting documents. The ‘Approved Documents’ are those that are specifically ‘called up’ in the PoD through the General and Specific Use Criteria (Section 5.6) and the Technical Criteria (Section 6) and will be utilised throughout Compliance Assessment and certification of development. Additionally, for ease of reference a glossary is also provided as Appendix A of this report.

URBIS 10 INTRODUCTION VOLUME 1 PLANNING AND DESIGN REPORT

Figure 3 – Technical and Supporting Documents

INTRODUCTION URBIS 11 VOLUME 1 PLANNING AND DESIGN REPORT

2. THE SITE 2.1. CITY WIDE CONTEXT The Queen’s Wharf Brisbane site (QWB) is strategically located in Brisbane City adjoining the Brisbane River and in close proximity to Queensland Parliament, City Botanical Gardens and other key destinations in the CBD. QWB, given its CBD location, is surrounding by a broad range of tourism, employment and education activities, in addition to the commercial and retail activities of the CBD itself. These include:

 Queen Street Mall – the vibrant pedestrian mall located between George and Edward Streets. It provides shopping, entertainment and amenity options to millions of visitors each year;

 Cultural Precinct (opposite the site, adjoining the Victoria Bridge) – the Cultural Precinct in South Brisbane includes the Queensland Performing Arts Centre (QPAC), Queensland Conservatorium, Queensland Museum and Science Centre, the State Library and the Queensland Art Gallery and Gallery of Modern Art (QAGOMA);

 South Bank (directly opposite the site on the southern bank of the Brisbane River) – South Bank is one of Brisbane’s largest inner-city parkland areas. The precinct has a large number of retail and dining options throughout the precinct but mostly centred along Little Stanley Street. The retail and dining opportunities, including the extensive open space, support the existing entertainment facilities surrounding the parklands;

 Queensland University of Technology (QUT) (adjoining the site to the south-east) – one of the most significant tertiary institutions in the Brisbane CBD, generating employment, education and innovation in the heart of Brisbane. QUT is located to the south-east of the site, and will be connected to the QWBIRD by the proposed boardwalk and upgraded Bicentennial Bikeway;

 Brisbane Entertainment and Convention Centre and Suncorp Stadium (550m south-west, and 1.5km north-west respectively) – significant drivers of tourism and large scale sporting and entertainment events for Brisbane;

 Queensland Parliament – located at the corner of George and Alice Streets adjoining the QUT Gardens Point Campus and the City Botanical Gardens; and

 City Botanical Gardens – the city's oldest park, originally planted by convicts in 1825 with food crops to feed the prison colony. The gardens run the full length of Alice Street, terminating at Parliament House, and provide passive leisure space for locals and visitors alike. Refer to Figure 4 below. QWB accessible by transport infrastructure. The site is located adjoining the Riverside Expressway (REX), with the Margaret Street and Elizabeth Street off ramps linking directly into the site. It is also well connected to the public transport network of Brisbane with QWB connecting to CityCat and ferry infrastructure along the Brisbane River, and located approximately 50m from the Queen Street Bus Station, a major bus interchange. From a pedestrian and cycle perspective QWB connects to the surrounding city grid via traditional footpaths, as well as dedicated cycle areas. Additionally the Victoria Bridge provides connections to South Bank, and the Bicentennial Bikeway connects Gardens Point through to Toowong. QWB is ideally suited for redevelopment and is considered a catalyst development for this part of the Brisbane Central Business District (CBD).

URBIS 12 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

Figure 4 – Site Context (Aerial photo - NearMap 2017)

1. Queen Street Mall 6. Queensland Parliament 2. South Bank 7. City Botanical Gardens 3. Queensland University of Technology 8. Cultural Precinct (QPAC, Queensland Conservatorium, Queensland Museum and 4. Brisbane Entertainment and Convention Centre Science Centre, the State Library and GAGOMA) 5. Suncorp Stadium

2.2. SITE DESCRIPTION 2.2.1. Site Details The QWB site is located within the south-west corner of the CBD in the suburb of Brisbane City. The site includes land bound by the Brisbane River to the south, west and north-west; Queen Street to the north; George Street to the east and north-east; and Alice Street and the Riverside Expressway to the south and south-east. The area of QWB is approximately 27.3ha, with approximately 12ha being over land and

THE SITE URBIS 13 VOLUME 1 PLANNING AND DESIGN REPORT

approximately 15.3ha being over river. The QWB has street frontages to Queen, Alice, Elizabeth, Margaret, George and William Streets, Queens Wharf Road and Gardens Point Road (refer to Figure 5). More specifically, the QWB site includes the following land:

 40, 80, 100-102, 142, 144, 144A & 144B George Street;

 75, 75B, 75C, 99, 115, 127, 122A, 148A, 159, 159A & 169A William Street;

 25 Queens Wharf Road;

 100A North Quay;

 3A, 11A, 59 & 59A Gardens Point Road;

 21 Queen Street;

 2A & 4A Elizabeth Street;

 50A & 50B Margaret Street;

 William Street, Margaret Street, George Street, Queens Wharf Road, Elizabeth Street, Alice Street, Queen Street, and North Quay road reserves;

 Brisbane River; and

 153 & 153A Stanley Street, South Brisbane.

Figure 5 – Aerial Photograph (Volume 2 – Plan of Development)

URBIS 14 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

The land to which the PoD relates (as described above as the QWB site) is part of the land within the Queen’s Wharf Brisbane Priority Development Area (QWB PDA) and land that has been declared PDA- associated land for Queen’s Wharf Brisbane PDA under the ED Act – this land is shown in Figure 6 (below). The land to which the PoD and this Development Application relates is collectively referred to as Queens’s Wharf Brisbane (QWB).

Figure 6 – Land to which the PoD relates (Volume 2 - Plan of Development)

2.2.2. Lot Details, Ownership and Encumbrances The QWB occupies 36 lots, 8 road reserves and (part of) the Brisbane River. The street address, real property description and ownership details of each lot are included in Appendix B of this report. QWB includes land with various tenures and encumbrances, including Standard Format Lots, Strata Titles and easements, as well as road reserves and unallocated State land. A number of lots are burdened by easements, leases and other encumbrances as expected for a precinct of this size and nature. These easements and encumbrances are summarised in Appendix B. 2.3. EXISTING BUILT FORM The QWB includes 13 buildings constructed between the late 1800s up until the early 2000s, as well as the area/land located underneath the Riverside Expressway (REX), portions of the Bicentennial Bikeway and other spaces including Miller Park and Queen’s Gardens. Of the 13 buildings located on the QWB site, eight (8) are listed on the Queensland Heritage Register, along with an air raid shelter and other places listed on the Queensland Heritage Register (State Heritage Places). In addition to the State heritage listed buildings and places, there are also three (3) local listed heritage elements, which are the Gas Lamp Stands, Former Victoria Bridge Abutment, and City Electric Light Company junction boxes. All of the State Heritage Places and local listed heritage elements are to be retained on-site or relocated to their original location if required. Given the size of the QWB site, the built form is comprised of a diverse mix of buildings and structures of varied density, bulk and scale and architectural design. The site currently accommodates a range of large footprint, single use buildings, ranging between 2-4 storeys for the heritage listed buildings to 18 storeys for the Executive Building. The variation in building density, bulk and scale over the QWB provides for an varied character, with a conglomeration of styles ranging from the early convict buildings including the Commissariat Store to the 1950s extension of the former State Library, the 1970s government buildings to the 1999 Neville Bonner Building.

THE SITE URBIS 15 VOLUME 1 PLANNING AND DESIGN REPORT

QWB contains only a few public realm and open space elements – these being Queen’s Gardens and Miller Park and forecourts at 80 George Street. Other than the 80 George Street forecourt, these spaces are retained and will be enhanced as part of the overall development. Notably, the existing public realm in QWB is typically substandard and of a poor quality. Details of the existing buildings and uses are summarised in Table 1 below, and photographs of the buildings and spaces within site are provided in Figure 7 below. Table 1 also indicates whether each existing building or element is proposed to be retained, remodelled or demolished as part of the QWBIRD development. Notably, 75 William Street, 100-102 George Street, and 80A and 80B George Street are subject to existing demolition approvals.

Figure 7 – Existing Building Map (Volume 2 – Plan of Development)

Table 1 – Current Land Uses

Current Building/Land Use Current Use Retained/ Figure 7 Demolished/ Reference Remodelled

Former State Library (State Heritage Listed) Offices Retained 1

Former Treasury Building (State Heritage Listed) Casino Retained 2

Queen’s Gardens (State Heritage Listed) Park Remodelled 3

Former Land Administration Building (State Heritage Hotel Retained 4 Listed)

Bunker Vacant Retained 5

North Quay CityCat Terminal Landing Retained 6

URBIS 16 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

Current Building/Land Use Current Use Retained/ Figure 7 Demolished/ Reference Remodelled

Bicentennial Bikeway N/A Retained 7

Former Government Printing Office (State Heritage Government offices Retained 8 Listed)

Public Service Club (Heritage Listed) Offices Retained 9

Restaurant

Miller Park (State Heritage Listed) Park Remodelled 10

Commissariat Store (State Heritage Listed) Museum Retained 11

Former Department of Primary Industries Building (State Offices Retained 12 Heritage Listed)

Harris Terrace (State Heritage Listed) Offices Retained 13

The Mansions (State Heritage Listed) Offices and restaurant Retained 14

Executive Building and Executive Building Annex Government offices Demolished 15

80A George Street Government offices Demolished 16

80B George Street Government offices Demolished 17

Neville Bonner Building Government offices Demolished 18

QUT CityCat Terminal Landing Retained 20

William Street and Queens Wharf Road retaining walls N/A Retained 21 (State Heritage Listed)

Victoria Bridge Abutment (State Heritage Listed) N/A Retained 22

THE SITE URBIS 17 VOLUME 1 PLANNING AND DESIGN REPORT

Figure 8 – Photographs of the Site and Existing Built Form (Urbis 2016)

Picture 1 – View of Site from South Brisbane

Picture 2 – Former Land Administration Building (Front) Picture 3 – Queen’s Gardens

URBIS 18 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

Picture 4 – Former Treasury Building from George Street Picture 5 – Queens Wharf Road from Victoria Bridge

Picture 6 – View of Site from Victoria Bridge Picture 7 – Entry to Site (Sub-Precinct 1g) from Gardens Point

Picture 8 – Mangroves (in Sub-Precinct 1g) Picture 9 – Existing condition under the REX (Sub- Precinct 1f)

THE SITE URBIS 19 VOLUME 1 PLANNING AND DESIGN REPORT

Picture 10 – Existing condition under the REX (Sub- Picture 11 – View of Bicentennial Bikeway Looking North Precinct 1e)

Picture 12 – Existing Landings Picture 13 – View of Bicentennial Bikeway Looking North

Picture 14 – Front of Former State Library Picture 15 – Rear of Former State Library

URBIS 20 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

Picture 16 – Miller Park from Queens Wharf Road Picture 17 – Front of the Commissariat Store from Queens Wharf Road

Picture 18 – Rear of Former Department of Primary Picture 19 – Rear of Neville Bonner Building from Industries Building from Queens Wharf Road Queens Wharf Road

Picture 20 – Existing Pedestrian Treatments beside Picture 21 – Front of Neville Bonner Building on William Neville Bonner Building Street

THE SITE URBIS 21 VOLUME 1 PLANNING AND DESIGN REPORT

Picture 22 – 80A George Street from William Street Picture 23 – 80B George Street from William Street

Picture 24 – Rear of Executive Building Picture 25 – Front of Executive Building

Picture 26 – Rear of Executive Annex Picture 27 – 80A and 80B George Street Building Crossover over Margaret Street

URBIS 22 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

Picture 28 – 80B George Street Forecourt (site of former Picture 29 – 80A George Street from George Street Bellevue Hotel)

Picture 30 – The Mansions Picture 31 – Harris Terrace

Picture 32 – Front of the Printery Picture 33 – Printery Courtyard and Rear of the Printery

THE SITE URBIS 23 VOLUME 1 PLANNING AND DESIGN REPORT

Picture 34 – Public Service Club Picture 35 – Front of former Department of Primary Industries Building viewed from William Street

Picture 36 – Rear of the Commissariat Store viewed Picture 37 – Stephens Lane between former Land from William Street Administration Building and the former Government Printing Office

2.4. EXISTING SITE CHARACTERISTICS AND DETAILS 2.4.1. Topography The QWB had a natural topographical fall from George Street down to the Brisbane River, with a significant ridgeline along Queens Wharf Road. Over time, the former topography which had a significant gradient from Queens Wharf Road has gradually been excavated and levelled. The buildings on the QWB have been built in and around the altered topography. The complex, multi-level nature of the buildings is most apparent with the majority of Queens Wharf Road being between 1 and 2 storeys below the street level of William Street. There is a slight rise between the southern portion of QWB, rising up to George Street. 2.4.2. Site Access and Transport QWB is well located, close to major road and rail infrastructure including the Riverside Expressway (REX), and Queen Street Busway. QWB has street frontages to Queen, Alice, Elizabeth, Margaret, George and William Streets, Queens Wharf Road and Gardens Point Road

URBIS 24 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

The primary vehicle access points to the QWB are from the REX, Alice Street and Elizabeth Street, and from George and William Streets. There is limited vehicular access provided from/to Queens Wharf Road, which is currently a service road, bus thoroughfare from the REX to the busway stations in the CBD, and car park access and back of house for the Treasury Casino. Key pedestrian access to QWB is from Alice Street, the Bicentennial Bikeway and the Queen Street Mall. However, given the large size of the QWB, pedestrian access is also via the city grid. A network of streets and cross block links within the site, and innumerable entry points into and out of each of the individual buildings on-site, provide access pathways through the site for pedestrians and cyclists. In accordance with existing approvals, demolition and preparatory works on site have commenced. As a result of these works, and to maintain safe work practices, some footpath and road closures are present within QWB with sections of George and Margaret Streets, Stephens Lane, William Street, and Queens Wharf Road affected. 2.4.3. Infrastructure Existing water and sewer infrastructure runs along George, Margaret, William, Alice, Mary, Charlotte and Elizabeth Streets. There is also infrastructure on Queens Wharf and Gardens Point Roads, and Stephens Lane. There are existing property connections to multiple lots within the development site, with a number of lots having more than one connection to the Queensland Urban Utilities mains. Stormwater infrastructure is also present throughout QWB, as is gas, electricity, telecommunications and optic fibre civil infrastructure. Further details of the existing infrastructure is provided in Volume 3, Attachment I: Civil Works and Infrastructure Report. 2.5. SURROUNDING AREA Given the CBD location of the site, the surrounding uses include a broad range of tourism, employment and education activities, in addition to the commercial and retail activities of the CBD itself. These include:

 Cultural Precinct (opposite the site, adjoining the Victoria Bridge) – which includes the Queensland Performing Arts Centre (QPAC), Queensland Conservatorium, Queensland Museum and Science Centre, the State Library, the QAGOMA and the Brisbane Entertainment and Convention Centre (BECC).

 South Bank (directly opposite the site on the southern bank of the Brisbane River) – the parklands, retail and dining throughout the precinct (focused on Little Stanley Street and the waterfront) and the entertainment facilities within and surrounding the parklands;

 QUT (adjoining the site to the south-east) – QUT is located to the south-east of the site, and will be connected to the QWBIRD by the proposed boardwalk and upgraded Bicentennial Bikeway;

 Queen Street Mall – the retail heart of the CBD; and

 CBD – the core of the city, providing for principal business and administration functions, complemented by a wider range of uses including retail, entertainment, education and residential. More specifically:

 North and north-east: The land surrounding the site to the north and north-east is predominately office buildings with some small retail and cafes at ground level. The majority of buildings immediately adjoining the site to the north of George Street are government buildings;

 South-east: Land adjoining the site immediately to the south-east is 1 William Street, a 43 storey commercial building, while further to the south is the parliamentary precinct, with Parliament House, the Queensland University of Technology and the Botanic Gardens; and

THE SITE URBIS 25 VOLUME 1 PLANNING AND DESIGN REPORT

 North-west to south: Opposite the site, across the Brisbane River, from the north-west to south are the Cultural Precinct and South Bank. This area is a significant entertainment precinct immediately adjoining the Brisbane CBD, with the Queensland Performing Arts Centre, Queensland Museum, QAGOMA, Queensland Museum and Science Centre, BECC, retailing and dining opportunities in the Parklands itself. Additionally, the area surrounding QWB is serviced by some of the most significant public transport infrastructure in Brisbane and the wider region including North Quay and QUT CityCat terminals, Queen Street Mall and King George Square Busway Stations, and Central Railway Station.

URBIS 26 THE SITE VOLUME 1 PLANNING AND DESIGN REPORT

3. SITE AND DEVELOPMENT HISTORY 3.1. HISTORICAL BACKGROUND For the millennia prior to European settlement, land on the north bank of the Brisbane River is understood to have been the place of the Turrbal people, and the southern bank the place of the Jagara people. To the Turrbal people, the future site of Brisbane city was known as Mi-an-Jin, the place of the blue water lilies. Originally King’s Wharf, Queen’s Wharf and Queens Wharf Road were at the centre of the birthplace of Brisbane city story. They are at the approximate location of the first European settlement in the city, the original gateway for trade and immigration at the port, and have until relatively recently been a place of mercantile activity.

 1825-1860 – Following establishment of the Moreton Bay convict settlement in Brisbane in 1825, a series of buildings were constructed on the north bank of the river, including: prisoners’ barracks, soldiers’ barracks, a residence for the Commandant, a hospital, stores and other structures. The location of buildings within the settlement, with the official buildings along the ridgeline running parallel to the Brisbane River, and the prisoners’ barracks perpendicular to this along present day Queen Street, was the genesis of the later city form.

 Mid-1860s – The former Department of Primary Industries Building, now used by the National Trust, was constructed as a migrant barracks and was later used as offices for the Department of Primary Industries.

 1828 – The Commissariat Store was constructed, and is one of the earliest buildings in Queensland. It is a rare example of a convict built structure and one of only two surviving buildings from the Moreton Bay penal colony. The building is occupied by the Royal Historical Society of Queensland and used as a museum.

 1860s – Harris Terrace in George Street, a terrace of six houses and rare example of this style of home and architecture, was constructed.

 1880s – The Mansions on Margaret Street, a terrace of six houses and rare example of this style of home and architecture, was constructed.

 1874 – The William Street Printing Office (Public Service Club) was constructed (now part of the former Government Printing Office).

 1887 and 1912 – The George Street Printing Office (Printery) was constructed (now part of the former Government Printing Office).

 1870s – The former State Library building constructed. The William Street section exhibits highly significant elevations of the 1870s construction, with the building altered in 1959 with a centennial extension to Queens Wharf Road.

 1880s-1920s – The former Land Administration Building was constructed between 1901 and 1905, and the former Treasury Building across the 1880s to 1920s. Both exhibit highly intact and significant elevations to all frontages and highly intact interiors. These buildings are utilised as a five-star hotel and the Treasury Casino & Hotel respectively.

 1960s – The State Government developed a concept for a ‘Government Precinct’, bordered by the REX, Alice Street and George Street. This precinct involved the demolition of all buildings between the old Executive Building and Parliament House. The Executive Building was the only building which developed from the original concept.

SITE AND DEVELOPMENT HISTORY URBIS 27 VOLUME 1 PLANNING AND DESIGN REPORT

 1970s – Construction of the REX occurred in the early 1970s, and the last documented concept for a Government Precinct was in 1974.

 1980 – Development of the Executive Building Annex, which adjoins the Executive Building. During construction the remains of the Commandant’s cottage, the first building in Brisbane, was unearthed. The footings were removed, and the footprint of the building was reproduced as an interpretive element in the Printery courtyard.

 1986 – Construction of 80A and 80B George Street, which bridge Margaret Street, and span two city blocks.

 1999 – Construction of the Neville Bonner Building, the most recent government services building. 3.2. REDEVELOPMENT HISTORY 3.2.1. North Bank Redevelopment Concepts From 2001 onwards a number of proposals were put forward by the State Government at the time for redeveloping the northern banks of the Brisbane River. Following endorsement by the State Government, these proposals were subsequently incorporated in to the draft City Centre Master Plan. The concept was varied a number of times, finally resulting in the principal ‘North Bank’ redevelopment concept which underwent two significant revisions in 2007, one prior to public consultation and one following the community’s feedback. These concepts were ultimately discontinued in October 2008. The concept proposed more than eight significant towers primarily for office space and residential use with building heights ranging up to 46 storeys. The most significant element of the concept was a river front promenade and esplanade, extending 90m into the Brisbane River. The proposal included public realm elements including pedestrian bridges, swimming pools and upgraded pedestrian and cycling facilities linking the precinct with the surrounding area. However, ultimately the proposal was not progressed further and no corresponding development has taken place. 3.2.2. Government Policies and Strategies Over the last 10 years, Brisbane City Council has undertaken numerous local planning and design initiatives to inform the vision, intent and development of the Brisbane CBD. These initiatives, including the River City Blueprint, River’s Edge Strategy and the City Centre Master Plan have in turn informed government policy direction for the revitalisation of the Queen’s Wharf Brisbane area and the CBD itself. The River City Blueprint was developed by Brisbane City Council as a non-statutory document to inform strategic planning of the inner city. The River City Blueprint provided a single, consolidated vision for development within the inner 5 kilometres of the Brisbane CBD. The Blueprint investigated connectivity and infrastructure for these areas at a strategic level, and how in turn, these would impact on the ongoing re-development of brownfield sites. The connectivity of the inner-city area, both internally and externally, relied on new connections through river-crossings and linkages and an ever expanding active and public transport network. Most importantly, the Blueprint developed a vision for redevelopment of the inner city and CBD to encourage new housing, commercial growth, subtropical lifestyle and public realm. The River’s Edge Strategy was developed between 2012 and 2013 with a specific focus on the activation and engagement with the river from the western suburbs of Yeronga to the southern reaches of Hamilton. The Strategy focused more on creating the river itself as a destination and economic driver, a place for active recreation and a means of connectivity in and around the city. The strategy provided focus on a range of new initiatives to deliver this as transformative projects, immediate opportunities and strategy wins including the following:

 Riverside eating and drinking precinct;

 Network of non-motorised watercraft launch and short-term mooring sites;

URBIS 28 SITE AND DEVELOPMENT HISTORY VOLUME 1 PLANNING AND DESIGN REPORT

 CBD riverside public lap swimming pool;

 Cross-river pedestrian and cycle connections;

 New public marina and tourist boat terminal;

 Lighting of major riverside parks and paths;

 Mobile food and drink vendors in riverside parks and public spaces;

 Diversity of river edge treatments;

 Network of improved pedestrian and cycle links from major commercial and residential areas, bus and rail stations to the river’s edge; and

 Public art programs and spaces. 3.2.3. Queen’s Wharf Brisbane Proposal QWB was first announced by the Premier on 29 May 2012. The announcement expressed the Queensland Government's intention to seek Expressions of Interest (EOI) for the QWB PDA, which was then known as the 'Government Precinct Redevelopment'. The EOI process was undertaken from December 2013 to 31 March 2014. On 21 July 2015 the Queensland Government announced DBC as the proponent of QWBIRD. 3.2.4. Integrated Resort Development Concept The QWBIRD comprises what is known as an Integrated Resort Development (IRD) which is designed to appeal to a diverse range of audiences, from high-wealth international tourists through to local residents, visitors, business users and families. The IRD will be a vibrant, mixed-use destination providing 24/7 activation through the inclusion of hotels, publicly accessible open space, resort-style recreation, dining options, spaces for functions and events, and a new casino. The IRD model is not a new concept globally and has been presented since the 1990s as key to the marketability and economy of a nation and the tourism industry in particular. IRDs have been part of the long-term tourism strategy for a number of peak industry bodies in Australia for some time. In September 2009, the National Tourism Alliance presented the importance of ‘Integrated Destination Developments’, with a concentrated effort and investment in priority integrated destinations. IRDs, also known as Integrated Destination Developments, are recognised as generators of additional revenue for the economy, through investment, increased visitor numbers and spending, employment and property values. An IRD has the ability to reposition a city to a destination, capturing the attention of international visitors. The size, scale and scope of IRDs varies around the world and they are generally tailored to existing tourism drivers, in addition to new facilities which will attract new domestic and international visitors. Typically an IRD will include components such as hotels, residences, casinos, golf courses, shopping, marinas, and sporting and entertainment facilities. The combination of these uses allows the IRD to diversify and safeguard its longevity and attractiveness to tourists. The concept of an IRD is to not only bring in international visitors, but to attract increased domestic visitors. Significantly, the concept of an IRD is not centred on any one use, but is an extensive, genuinely mixed-use development. Research has indicated that IRDs prolong visitors’ length of stay in a city and stimulate expenditure. Where IRDs are coupled with hotels, cities often see an entrance of internationally renowned hotel brands. The World Tourism Organisation identifies that IRD’s have the ability to stimulate the existing local economy surrounding the IRD, bringing more people, more often to the area, creating demand for year round entertainment; and maximising retail, hotel, restaurant and entertainment occupancy and revenue. This creates an ongoing cycle creating accelerated demand in the city, driving more activity year round and maximising investment in and value of the city.

SITE AND DEVELOPMENT HISTORY URBIS 29 VOLUME 1 PLANNING AND DESIGN REPORT

Recent research in economic generators and population trends around the world identify that the tourism industry will have growing significance in contribution to the economy, with forecasts showing the potential growth of the tourism industry outgrowing other more entrenched industries such as mining and agriculture.1 Capturing the tourism market and capitalising on this growth is of paramount importance to the economies of Brisbane, Queensland and Australia. IRDs present an effective opportunity to capitalise on and generate growth in the tourism sector and economic revenue, and provide significant catalysts to grow local economies and build on existing opportunities, including major events and revitalisation of underutilised land. Tourism Queensland expect that by 2020, the greater Brisbane region will be responsible for generating $8.4 billion by the tourism industry, creating more than 80,000 full-time jobs for the region. Tourism Queensland aim to attract more than 1.1 million additional domestic overnight visitors per year and 691,000 additional international visitors per year by 2020.2 In the 2014-2015 financial year, the Queensland tourism industry contributed $23 billion, or 7.6 per cent, to the total Gross State Product (GSP), and generated $5.8 billion in exports, the State’s second largest export. The Brisbane tourism industry not only attracts over 40 million visitors a year to Brisbane alone, but contributes to 65,000 tourism supported jobs and accounts for 26.5 per cent of all tourism employment across Queensland.3 Significantly, the Brisbane CBD and immediate surrounds suffers from a significant shortage of hotels, particularly four and five star hotels and internationally recognised brands4. This situation deters visitors from Brisbane. The QWBIRD will directly assist providing new hotel facilities in this key CBD location.

1 Deloitte, Positioning for Prosperity? Catching the next wave 2014 2 Tourism Queensland, Brisbane Destination Tourism Plan 2014-2020 3 Queensland Tourism Industry Council and Chamber of Commerce & Industry Queensland, QTIC& CCIQ joint submission to the Infrastructure, Planning and Natural Resources Committee on the Queen’s Wharf Brisbane Bill 2015 4 Queensland Government and Brisbane City Council, A Guide to Hotel Investment in Brisbane, Australia

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4. THE PROPOSAL This proposal seeks a Development Permit for development in accordance with a Plan of Development (PoD) to facilitate the redevelopment of QWB into a vibrant integrated resort development (QWBIRD). The PoD, contained in Volume 2 of this Development Application, sets out the planning framework to direct and control development, including development subject to a compliance assessment process. The PoD includes a Vision, Strategic Principles, Development Outcomes, Design and Technical Criteria for the assessment of development under compliance assessment. It is intended to provide certainty and control that the proposed development outcomes can be achieved, whist retaining some flexibility to elaborate on detail and specific elements over time in response to changing demands and requirements. The PoD describes the development that is approved subject to conditions and compliance assessment and provides the Intents and Specific Design Criteria that development must comply with under the compliance assessment process. The Specific Design Criteria represent the preferred way of development meeting the Precinct/Sub-Precinct Intents. This section provides:

 A summary of the Development Application;

 An overview of the structure and role of the PoD, including the Compliance Assessment and Certification process for future development;

 An overview of key development parameters that the PoD establishes;

 An overview of the overall development outcomes intent for each Precinct and Sub-Precinct; and

 A summary of the technical design criteria. The detailed requirements are contained in the PoD (Volume 2), with an overview of the key elements provided below. Notably, following declaration by the State Government of the QWB PDA on 28 November 2014, a State government led Expression of Interest and detailed bid process was undertaken, with the winning proponent announced on 21 July 2015. Throughout 2014 and 2015 the QWB PDA Development Scheme was prepared by the State Government, and underwent public notification in late 2015. On 28 January 2016 the current Development Scheme was approved by the Queensland Government. Following this State-led process, it is considered that there is a level of expectation in the community that significant development is planned to occur on the QWB site. This expectation and the awareness of the QWBIRD is based partly on imagery released throughout the initial bid process, as well as regular media releases by the State Government and DBC since. It is reiterated that this Development Application centres on the proposed PoD which will establish the development framework for the assessment of subsequent Compliance Assessments in respect of the QWBIRD. The PoD does not include a specific, detailed design for the QWBIRD, which will be resolved through the compliance assessment process together with technical requirements. The images/drawings presented in the Urban Design Master Plan Report and Landscape Concept Report, and replicated in other reports, therefore represent one way of achieving the Vision, Strategic Principles, Intents and Specific Design Criteria in the PoD and are illustrative only. 4.1. APPLICATION DESCRIPTION The specific development approval sought by this Development Application is for the following:

 PDA Development Permit for Material Change of Use in accordance with a Plan of Development (‘PoD’) for Centre activities (Child care centre, Club, Community Use, Education Establishment, Food

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and Drink Outlet, Function Facility, Health Care Services, Indoor Sport and Recreation, Office, Parking Station, Sales Office, Service Industry, Shop, Shopping Centre, Short-term Accommodation, Substation, Telecommunications Facility, Theatre), Environmental Facility, High Impact Industry (fuel burning for standby power generators), Hotel, Landing, Low Impact Industry (Microbrewery), Major Sport, Recreation and Entertainment Facility, Market, Medium Impact Industry (fuel burning for standby power generators), Multiple Dwelling, Nightclub Entertainment Facility, Outdoor Sport and Recreation, Park, Port Services, Resort Complex, Showroom, Special Industry (fuel burning for standby power generators), Tourist Attraction and Utility Installation and for development that is PDA- Associated Development for Area A:Queen Street public realm improvement work and water connection services work as described in the PDA-Associated Development Declaration QWB-2017- 1 dated 12 March 2017 ("Area A") and Area B:Pedestrian Bridge and food and drink outlet as described in the PDA-Associated Development Declaration QWB-2017-2 dated 12 March 2017 ("Area B");

 PDA Development Permit for Operational Work in accordance with a PoD for clearing of vegetation, including the removal, destruction or damage of Significant Vegetation and marine plants and including the clearing of such vegetation, including where on or adjacent to a Heritage Place, and/or undertaking roadworks on a Local Government Road, and including for development that is PDA- Associated Development for Area A, Area B and Area C. The following table (Table 2), provides an overview of the proposed overall development that will ultimately be approved (subject to Compliance Assessment) under the PoD.

Table 2 – Development Summary

Plan of Development Details

Total Site Area Approximately 27.3ha, with approximately 12ha being over land and approximately 15.3ha being over river.

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Proposed Uses Centre activities (Child Care Centre, Club, Community Use, Education Establishment, Food and Drink Outlet, Function Facility, Health Care Services, Indoor Sport and Recreation, Office, Parking Station, Sales Office, Service Industry, Shop, Shopping Centre, Short-term Accommodation, Substation, Telecommunications Facility, Theatre,), Environmental Facility, High Impact Industry (fuel burning for standby power generators), Hotel, Landing, Low Impact Industry (Microbrewery), Major Sport, Recreation and Entertainment Facility, Market, Medium Impact Industry (fuel burning for standby power generators), Multiple Dwelling, Nightclub Entertainment Facility, Outdoor Sport and Recreation, Park, Port Services, Resort Complex, Showroom, Special Industry (fuel burning for standby power generators), Tourist Attraction and Utility Installation.

Building Height  Precinct 1: 1 to maximum of 67 storeys (up to 265m AHD);

 Precinct 2: Development will not exceed existing building heights including roof plant;

 Precinct 3: Maximum of 63 storeys (238m AHD); and

 Precinct 4: N/A.

Gross Floor Area (GFA) Maximum GFA: 386,660m2. (including Apartments and Hotel Rooms)

Apartments Maximum of 2,000 apartments.

Hotel Rooms Maximum of 1,600 hotel rooms.

Car Parking Spaces  Maximum number of car parking spaces of 2,300 shared across all non- residential uses*; and

 Residential and Short-Term Accommodation provided at rates specified in the PoD:

(i) Where for Multiple Dwelling: Maximum 0.5 spaces per bedroom; and (ii) Where for Short-term Accommodation: 0.25 spaces per room. *Excluding the Parliamentary Car Park and existing car parking to be retained. Notably, 695 existing spaces are retained, including 620 spaces in the existing Treasury Casino car park, and 75 hotel spaces which form part of the overall hotel supply of 0.25 spaces per room.

Retained Buildings All Queensland Heritage Places and Local Heritage Places will be retained, these being the:

 The Commissariat Store;

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 Miller Park;

 The former DPI Building;

 Harris Terrace;

 The former Government Printing Office;

 The former State Library;

 The former Treasury Building;

 William Street and Queens Wharf Road retaining walls (and WWII Air Raid Shelter);

 The Mansions;

 The former Land Administration Building (and First World War Honour Board);

 Queen’s Gardens;

 Early Streets of Brisbane;

 Former City Electric & Light (CEL) Company Junction Boxes;

 Gas lamps along George and William Streets; and

 Former Victoria Bridge Abutment.

4.1.1. Currency Period The QWBIRD will be Brisbane’s largest single private development ever undertaken. QWBIRD includes the development of significant new infrastructure, including a new pedestrian bridge from the CBD to South Bank as well as the construction of new buildings and reuse of existing buildings. A currency period of 30 years is sought to facilitate the construction of QWBIRD. 4.2. QUEEN’S WHARF BRISBANE PLAN OF DEVELOPMENT The PoD (Volume 2 of this application) applies to the QWB site and sets out the planning framework, criteria and controls for approved development to be assessed against under compliance assessment (in addition to conditions). The PoD has been prepared having regard to the Queen’s Wharf Brisbane PDA Development Scheme (adopted in January 2016) and all supporting and technical information (contained in Volume 3 of this application). The role and structure of the PoD, the statutory framework for future development under the PoD and the overall vision and development outcomes of the PoD are outlined below. 4.2.1. Role and Structure of the PoD As outlined above, the PoD seeks to provide a planning framework for the development of the QWBIRD. Approved development under the PoD is to be in accordance with the PoD and endorsed through a compliance assessment process as specified in the PoD (and subject to conditions).

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Overarchingly, the PoD is structured to include:

 A Vision for the QWBIRD which aligns with that in the Development Scheme;

 Strategic Principles and Development Outcomes that provide the overarching objectives and aspirations for development;

 Aspects of development which is approved (subject to Conditions) and approved (subject to Compliance Assessment);

 Intents and Specific Design Criteria for each Precinct/Sub-Precinct, and for general and specific uses;

 Technical design criteria which apply across all relevant Precinct/Sub-Precincts; and

 Administrative sections which provide definitions, including for QWBIRD specific terms, and use categories. The PoD structure and key components are outlined by Table 3 below:

Table 3 – Plan of Development Structure (Volume 2 – Plan of Development)

Section Explanation

Providing context and Section 1 This section includes general explanatory content understanding of the regarding the site and how the PoD document is used, PoD and how it is to be Explanatory Content including: used.  Relationship to the ED Act;

 Structure of PoD;

 How future assessment processes work;

 The purpose of this document;

 The relationship of this PoD to other legislation; and

 The assessment process sought by this PoD.

Defining the land and Section 2 This section outlines the: the rules for  Land to which this PoD relates; interpretation Statutory Context  The Precincts and Sub-Precincts; and

 Rules for interpretation.

Providing the vision, Section 3 This section sets out the Vision, Strategic Principles strategic principles and and Development Outcomes that underpin the objectives for the Vision, Strategic approved development and the Precinct/Sub-Precinct development. Principles and Intents and Specific Design Criteria in Section 5 for Development Outcomes future Compliance Assessment.

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Providing Development Section 4 This section identifies development that may proceed criteria and plans that without any further assessment where consistent with form the statutory Approved Development criteria outlined in Section 4 and subject to conditions. element of the PoD. Section 5 This section identifies approved development which may occur subject to the criteria set out in that section Compliance Assessment demonstrated through the Compliance Assessment process and subject to conditions.

Section 6 This section outlines technical specifications and guidance associated with development such as noise Technical Requirements criteria and traffic engineering requirements. Such specifications and guidance are applied in the Compliance Assessment process under Section 5.

As shown in Table 3, the PoD establishes the Strategic Principles, Development Outcomes, Precinct and Sub-Precinct Intents and Specific Design Criteria for the approved development. The Specific Design Criteria are a set of written and graphic rules that establish the design elements of a particular Precinct/Sub-Precinct. The intent of the criteria is to provide clarity over what constitutes an acceptable design quality for a particular area and those design characteristics that are important to achieve. Throughout the PoD, the Development Outcomes and Intents and Specific Design Criteria for each Precinct/Sub-Precinct (Sections 3, 4 and 5 of the PoD) are developed around six (6) themes, these being:

 Theme 1: Land Use;

 Theme 2: Built Form;

 Theme 3: Public Realm;

 Theme 4: Access and Mobility;

 Theme 5: Heritage; and

 Theme 6: Environment and Sustainability.

Technical Requirements relate to specific Technical Criteria and may apply individually or collectively across Precincts/Sub-Precincts. The Technical Criteria relate to specific elements and include the technical element and the relevant criteria. The Technical Criteria relate to:

 Technical Heritage Criteria;

 Technical Environmental Criteria; and

 Technical Engineering & Infrastructure Criteria.

Figure 9 below includes Table 69 from the PoD and identifies where the Technical Criteria apply across each Precinct/Sub-Precinct.

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Figure 9 – Technical Criteria Applicability (Volume 2 – Plan of Development)

4.2.2. Future Development Delivery Process The PoD forms the planning framework relevant to the QWBIRD, against which development is assessed through a compliance assessment process (subject to conditions). The relationship of the PoD to other approvals and statutory obligations is outlined by Figure 10 – PoD Relationships and Operational Overlay. This figure also provides a summary of the way in which approved development can occur which are:

 Approved Development (Subject to Conditions): development that is consistent with the PoD and may proceed where subject to conditions; and

 Approved Development (Compliance Assessment): development that is consistent with the PoD subject to the Compliance Assessment Process. Further details relating to each of these processes is outlined below.

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Figure 10 – PoD Relationships and Operational Overview (Volume 2 – Plan of Development)

4.2.2.1. Approved Development (Subject to Conditions)

As noted above and outlined in the PoD, the PoD specifies approved development that may occur subject to conditions. Section 4 of the PoD specifies the development for which no further assessment is required subject to the controls contained in that section, and that may proceed subject to conditions (described as Approved Development (Subject to Conditions)) (Figure 11). Specific development (in Section 4 of the PoD) where consistent with the PoD and any relevant Approval Conditions (Approved Development (Subject to Conditions)) may proceed to certification of Operational Works and Building Works, as required.

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Figure 11 – Approved Development (Subject to Conditions) Operation (Volume 2 – Plan of Development)

The following diagram outlines the certification process (refer to Figure 12). Certification of Operational Works is undertaken in accordance with the EDQ Certification Procedures Manual (September 2013). Building Works are assessed against the Building Act 1975.

Figure 12 – Certification Process

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4.2.2.2. Approved Development (Compliance Assessment)

Compliance Assessment, either staged or combined, is the process of having development plans, works, documents, reports, strategies and the like endorsed by EDQ Development Assessment or the Nominated Assessing Authority, prior to works commencing.

Section 5 of the PoD identifies development which is Approved Development (Compliance Assessment) subject to being generally in accordance with the applicable relevant criteria (being the Precinct and Sub- Precinct Intent and Specific Design Criteria). Figure 12 below, Approved Development (Compliance Assessment) Operation (PoD), shows the process summary for Approved Development (Compliance Assessment).

The Specific Design Criteria are relevant in Approved Development (Compliance Assessment) and provide a set of written and graphic rules that establish the design requirements for a particular Precinct/Sub-Precinct. The aim of the Criteria is to provide clarity over what constitutes an acceptable design quality for a particular area and control for detailed design. The General and Specific Use Criteria in Section 5.6 of the PoD, and Technical Criteria in Section 6 of the PoD, also apply in Compliance Assessment to the extent specified in the relevant Precinct/Sub-Precinct provisions.

Figure 13 – Approved Development (Compliance Assessment) Operation (Volume 2 – Plan of Development)

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The Specific Design Criteria are relevant in Approved Development (Compliance Assessment) and provide a set of written and graphic rules that establish the design elements for a particular Precinct/Sub- Precinct. The aim of the Criteria is to provide clarity over what constitutes an acceptable design quality for a particular area. The General and Specific Use Criteria, and Technical Criteria may also apply as part of the Compliance Assessment.

Information required to be submitted as part of each Compliance Assessment will include, as relevant:  Plans for each building (site plan, floor plans, elevations, sections, roof plans, private and visitor car parking, private, semi-private and public open spaces and so forth);  Gross floor area schedule and apartment and hotel numbers;  Details of proposed building materials;  Public realm and landscape plans;  Details of proposed roads and intersections;  Access and car parking arrangements, car parking numbers and end of trip facilities; and  Specialist assessment reports as required including traffic, heritage, civil engineering, geotechnical, flooding, acoustics, air quality and so forth.

The process and timeframes that apply to these subsequent Compliance Assessments will be appropriately Conditioned. 4.2.3. Vision, Strategic Principles and Development Outcomes Section 3 of the PoD sets out the overarching intent and aspirations for development within QWB. The Vision establishes QWBIRD as a strategic riverside location with a development that will transform the Brisbane CBD, offering unprecedented opportunities to revitalise the south western edge of the CBD as a tourism, recreation, cultural and entertainment destination. The Strategic Principles of:  Connect;  Integrate;  Activate; and  Adapt; combine to form the master plan principles for QWBIRD. As outlined in Section 3 of the PoD, the vision for the QWBIRD is to provide 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 an expansive, publicly accessible public realm. The QWBIRD will  Provide an iconic contribution to the city form and complement existing development within the QWB PDA;  Provide for the conservation of all Heritage Places and their adaptive re-use to celebrate Brisbane's origins enhancing the rich cultural heritage aspects in and around the QWB PDA;  Enhance connectivity and integration between the city and the riverfront, providing new and reinvigorated public open space which support recreation opportunities, access and enjoyment of the Brisbane River; and  Support existing and new connections through the QWB PDA and integrate with the surrounding area including locations throughout the rest of the Brisbane CBD and on the southern bank of the Brisbane River.

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Figure 14 is the Key Principles diagram from the PoD which provides a strategic overview of the key master plan components.

Figure 14 – QWBIRD Key Principles (Volume 2 – Plan of Development)

4.2.4. Precinct Intent To achieve the Vision and Development Outcomes of the PoD, the entire QWB site is divided into a number of Precincts and Sub-Precincts. The PoD (refer to Section 5 of the PoD) creates four Precincts and further divides three of the four Precincts into 15 Sub-Precincts overall. The Precincts and Sub- Precincts are listed below, with the proposed Precinct Plan included as Figure 15 and Sub-Precinct Plan included as Figure 16.  Precinct 1: Integrated Resort Development Precinct:  Sub-Precinct 1a: Resort;  Sub-Precinct 1b: North-West;  Sub-Precinct 1c: North Quay;  Sub-Precinct 1d: Queen’s Wharf Plaza;  Sub-Precinct 1e: The Landing;  Sub-Precinct 1f: Waterline Park;  Sub-Precinct 1g: Goodwill Extension;  Sub-Precinct 1h: IRD Heritage; and  Sub-Precinct 1i: Miller Park.

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 Precinct 2: Treasury Hotel and Casino Repurposing Precinct:  Sub-Precinct 2a: Treasury Building;  Sub-Precinct 2b: Lands Administration Building; and  Sub-Precinct 2c: Old State Library.

 Precinct 3: Residential Precinct.

 Precinct 4: PDA-associated development:  Sub-Precinct 4a: Pedestrian Bridge;  Sub-Precinct 4b: Queen Street Interface; and  Sub-Precinct 4c: Turbot Street Sewer Upgrade.

Figure 15 – Precinct Plan (Volume 2 – Plan of Development)

Figure 16 – Sub-Precinct Plan (Volume 2 – Plan of Development)

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Based on the proposed Precincts and Sub-Precincts created in the PoD, the following sections provide an overview the overarching development intent and uses for each of these Precincts/Sub-Precincts, as established by the Precinct/Sub-Precinct Intents and Specific Design Criteria in the PoD. Additional detail on each of these Precincts and Sub-Precincts is contained within Section 5.2, 5.3, 5.4 and 5.5 of the PoD (Volume 2 of this application). 4.2.4.1. Precinct 1: Integrated Resort Development Precinct 1 is the core of the QWBIRD, and the focus of the new built form and public realm elements which are fundamental to the urban renewal and activation of the Precinct. Within the Precinct the existing heritage buildings are retained and adapted for the specified uses. The land uses proposed within the Precinct include a diverse mix of vibrant uses comprising tourism and entertainment activities, including casino, residential and visitor accommodation, retail, food and beverage, recreation uses and generous public realm. This Precinct includes nine (9) Sub-Precincts – an overview of the intent for each of these Sub-Precincts is outlined below (refer to Figure 17).

Figure 17 – Precinct 1 (Volume 2 – Plan of Development)

SUB-PRECINCT 1A: RESORT Sub-Precinct 1a (Resort) is intended to be the ‘heart’ of the QWBIRD, delivering entertainment, leisure and tourism based activities that form the focus of the project as a whole (refer to Figure 18). This Sub- Precinct will incorporate a range of uses including integrated resort complex, retail, food and beverage, residential, casino and gaming, showroom and recreational areas. The proposal is for the new built form to consist of slender towers over the podium levels. The PoD provides for a maximum GFA across the Sub-Precinct of 209,250m2, with the height of four towers ranging from 30 storeys (139m AHD) up to 67 storeys (265m AHD), containing a maximum of 1,430 Short-term Accommodation units and a maximum of 650 Multiple Dwelling units.

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This Sub-Precinct will provide components of the elevated public Figure 18 – Sub-Precinct 1a (Volume 2 – Plan of Development) realm, creating new views and vistas out over the river, South Bank and beyond. This area is also to include the landing for the proposed pedestrian bridge to South Bank and deliver a large elevated recreational deck on the top of podium levels and a Sky Deck connecting tower forms. Publicly accessible and semi- private decks will also be provided in tower levels. Cross block links and pedestrian pathways will make this Sub- Precinct a highly connected and permeable space. As new built form is proposed in this Sub-Precinct adjacent to the heritage buildings, including Harris Terrace, there are Sub-Precinct Intents and Specific Design criteria included in the PoD to respect the heritage fabric adjacent to the ground and podium levels. In particular, new built form is to be setback from the rear and sides of the heritage buildings in a consistent manner so that the new built form respects the setting of the adjoining heritage buildings. A dedicated porte-cochere is to be located off William Street and will provide a multi-functional access space including the key pedestrian connections to the podium and tower forms and a functional drop off zone for vehicles, access to the basement car park and drop off/valet areas. The podium of the building is intended to build over part of William Street, whilst maintaining existing ground level views towards Parliament House. In Sub-Precinct 1a, all non-heritage buildings and structures are intended to be demolished and those areas, together with part of William Street, are proposed to be excavated to facilitate the basement levels and structural support for the development above.

SUB-PRECINCT 1B: NORTH-WEST Figure 19 – Sub-Precinct 1b (Volume 2 – Plan of Development) PRECINCT Sub-Precinct 1b is intended to act as a link between Queen Street, William Street and Queens Wharf Road (refer to Figure 19). While the majority of pedestrian activity is anticipated to move through Queen’s Gardens, George Street and the river’s edge, this Sub-Precinct will undergo public realm improvements to William Street to increase pedestrian activity. The uses proposed within Sub-Precinct 1b will be accommodated within and adjoining the WWII Air Raid Shelter, which is intended to be retained and adaptively re-used. The PoD provides for new GFA in the Sub-Precinct, limited to a maximum of 150m2, and for uses such as a Food and drink outlet or a Hotel (i.e. bar) to activate the existing heritage structure.

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SUB-PRECINCT 1C: NORTH QUAY Figure 20 – Sub-Precinct 1c (Volume 2 – Plan of Development) Sub-Precinct 1c (refer to Figure 20) is intended to create an enhanced foreshore with opportunities for motorised watercraft and transportation landings, as well as facilities to support these activities and activate the space. The PoD provides for this Sub-Precinct to include a range of private and public moorings, including the CityCat terminal, potential river cruise terminals and private moorings. The PoD establishes specific criteria to ensure that maritime structures are designed appropriately. The PoD provides for this Sub-Precinct to have a maximum GFA of 4,000m2 shared between Sub-Precincts 1c-1g. New development is limited to a maximum height of 3 storeys (12m), apart from projection/LED screens /acoustic screens which are limited to a maximum of 14 metre in height. The key development opportunity within this Sub-Precinct is facilitated by river reclamation, and the PoD provides for a maximum width of 55m from the existing river edge along the length of the Sub-Precinct. The existing CityCat terminal will be retained, and any development will be designed and located in accordance with the defined REX curtilage. Additionally, the PoD criteria established for this Sub-Precinct are aimed at providing a vibrant and activated foreshore including flexibility for pop-up retail opportunities, temporary activation and market stalls. Key pedestrian and cycle connections traverse through this Sub-precinct, and as such, vehicle access will be limited to preserve the continuity of the area for pedestrians and cyclists. The section of Queens Wharf Road within Sub-Precinct 1c will retain its historic significance as the first road in Brisbane with the original alignment retained as an interpretative element in the public realm. Queens Wharf Road itself is proposed to be transformed into a shared-zone, with a primary focus on cycle and pedestrian movements. Vehicle access will be limited to emergency, maintenance and authorised vehicles only, and only eastbound.

SUB-PRECINCT 1D: QUEEN’S WHARF PLAZA Figure 21 – Sub-Precinct 1d (Volume 2 – Plan of Development) Sub-Precinct 1d (refer to Figure 21) is focused around a proposed new waterfront plaza which will provide the future QWBIRD with a higher order outdoor entertainment, leisure and cultural hub providing a community focus for potential creative, cultural and community meeting spaces. The PoD provides a maximum GFA of 4,000m2 shared between Sub-Precincts 1c-1g. The primary function of this Sub-Precinct is for an open gathering space, providing for a mix of informal, temporary uses including cultural and lifestyle events.

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A key intent of this Sub-Precinct is to strengthen the function of the Brisbane River corridor and improve public access to the riverfront through the utilisation of reclamation areas and/or jetties to extend into the Brisbane River. As such, the PoD establishes parameters to facilitate river reclamation of a maximum width of 55 metres from the existing river edge along the length of the Sub-Precinct. New development is limited to a maximum height of 1 storey (5 metres), apart from projection/LED screens/acoustic screens which are limited to a maximum of 14 metres in height. Any built form is anticipated to complement the open air character and feel of the Sub-Precinct, with development designed and located in accordance with the defined REX curtilage so that the operation and functionality of the REX is not compromised. Any proposed development will prioritise public access, with any permanent built form to be limited in nature, with the exception of public facilities. The Bicentennial Bikeway continues through this Sub-Precinct as part of a shared zone with pedestrians.

SUB-PRECINCT 1E: THE LANDING Figure 22 – Sub-Precinct 1e (Volume 2 – Plan of Development) Sub-Precinct 1e (Figure 22) is intended to provide the largest new foreshore component of the public realm, providing opportunities for active and passive recreation spaces. The primary purpose of this Sub-Precinct is to create a vibrant, new urban park adjoining the river’s edge. Uses other than park are limited to pop-up retail, temporary activation and market stalls with the area primarily aimed at catering for gathering spaces and active and passive leisure pursuits The PoD specifies a maximum GFA of 4,000m2 shared between Sub-Precincts 1c-1g. New built form is limited to a maximum of 1 storey and 5 metres in height. As with Sub-Precincts 1b, 1c and 1d, any new development is to be designed and located in accordance with the defined REX curtilage so that the operation and functionality of the REX is not compromised. Sub-Precinct 1e provides for enhanced cycle and pedestrian connections, including an extension of cycle infrastructure connecting to the Bicentennial Bikeway. The significant public realm upgrades will be facilitated through river reclamation of a maximum width of 55 metres from the existing river edge along the length of the Sub-Precinct.

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SUB-PRECINCT 1F: WATERLINE PARK Figure 23 – Sub-Precinct 1f (Volume 2 – Plan of Development) Sub-Precinct 1f (refer to Figure 23) located between 1 William Street and the Brisbane River, is intended to provide a recreation hub for a mixture of passive and active recreational opportunities. Uses other than community use, park and recreation will be minimised, with the Sub-Precinct primarily aimed at creating a recreation space adjacent to the Brisbane River. Whilst the area is primarily aimed at catering for gathering spaces and active and passive leisure pursuits, the PoD allows up to 4,000m2 GFA shared between Sub-Precincts 1c- 1g. Development will be designed and located in accordance with the defined REX curtilage so that the operation and functionality of the REX is not compromised. SUB-PRECINCT 1G: GOODWILL EXTENSION Sub-Precinct 1g (refer to Figure 24) is intended to create opportunities for Figure 24 – Sub-Precinct 1g (Volume 2 – Plan of Development) passive recreation and educational activities regarding the natural environment and Brisbane River. Key design elements required in the PoD include a continuous public boardwalk along the waterfront providing a pedestrian connection, and a separate cycle connection along the river bank. The Sub-Precinct includes the Gardens Point CityCat stop and the public realm elements will enhance connections to the ferry terminal from the Goodwill Bridge and QWB. This Sub-Precinct also includes enhancement of the Bicentennial Bikeway. The proposed pedestrian boardwalk will be designed and constructed to improve the functionality of the foreshore by segregating pedestrians and cyclists; improving the use of this area by visitors and commuters alike. The PoD provides a maximum GFA of 4,000m2 shared between Sub-Precincts 1c-1g. New development is limited to a maximum of 2 storeys and 8.5 meters in height, and is intended to accommodate a boat shed, cafe and/or function facility. Sub-Precinct 1g provides for specific protection of mangroves and minimises the removal of any marine vegetation as much as practicable. As with other foreshore Sub-Precincts, development will be designed and located in accordance with the defined REX curtilage so that the operation and functionality of the REX is not compromised.

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SUB-PRECINCT 1H: IRD HERITAGE Figure 25 – Sub-Precinct 1h (Volume 2 – Plan of Development) Sub-Precinct 1h (refer to Figure 25) includes a number of important heritage buildings within the QWBIRD. The Sub- Precinct includes the Commissariat Store, the former Government Printing Office, The Mansions and the former DPI Building. This Sub-Precinct also includes Stephens Lane, between the former Land Administration Building (Sub-Precinct 2b) and the Printery. The PoD requires that each of these buildings is retained and sensitively adapted to incorporate a range of new uses, including potential retail, food and beverage, and hotel uses. Appropriate re-use of these buildings has been carefully considered and the proposed reuse of these buildings will bring life back into the buildings, inviting people inside them to interact with their rich cultural history. Significantly, the use and adaption of each heritage building will be managed pursuant to the PoD and generally in accordance with individual Conservation Management Plans (refer to Volume 3, Attachment D). The PoD provides for a total GFA across the Sub-Precinct of 10,900m2 and a maximum of 10 Short-term accommodation units. Any development within Sub-Precinct 1h, and any changes to facades of existing heritage buildings fronting Queens Wharf Road, William Street and George Street is to be undertaken where generally in accordance with Conservation Management Plans and to enhance ground-storey activation and visual connections with the street. The Commissariat Store, which is the earliest remaining building in Brisbane, will continue to be used as a Community Use (limited to museum or similar). Temporary/pop up uses may occur in the forecourt. The former DPI Building will be repurposed and retained predominately in its current form, with limited additional built form or alteration to the fabric of the building proposed. The Printery and Public Service Club are intended to be adaptively re-used for a range of centre activities and hotel uses, with limited additional built form proposed. Particular focus on transforming these buildings to create a more activated area linking to adjoining areas and allowing the courtyard between the buildings to be used for informal outdoor dining or similar is intended. The Mansions, which is located between Sub-Precincts 1a (Resort) and Precinct 3 (Residential), will be retained, and adaptively re-used. It is anticipated this building will be used for centre activities. Significantly, the PoD proposes that vehicle access to Stephens Lane is to be removed, with the lane enhanced to provide an activated pedestrian cross block link between George Street and William Street.

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SUB-PRECINCT 1I: MILLER PARK Figure 26 – Sub-Precinct 1i (Volume 2 – Plan of Development) Sub-Precinct 1i (refer to Figure 26) includes Miller Park and its William Street frontage. Miller Park provides a view between the former State Library and the former Land Administration Building and given this, and its potential as an enhanced cross block link between William Street and the foreshore, Miller Park is to be maintained as a park. Built improvements and hard- and soft- scaping will occur to make the park more accessible. Small-scale transitory uses, such as coffee carts, are considered acceptable, but no permanent uses or associated structures are envisaged.

4.2.4.2. Precinct 2: Treasury Hotel and Casino Repurposing Precinct Precinct 2 (refer to Figure 27) contains the former Treasury Building (which Figure 27 – Precinct 2 (Volume 2 – Plan of Development) operates as an existing casino), Queen’s Gardens and the former Land Administration Building (occupied by the Treasury Hotel), and the former State Library. The Brisbane Casino Agreement Amendment Act 2016 (BCAA Act) currently applies to regulated development for the former Treasury Building and Queen’s Gardens as the Brisbane Casino-Hotel Complex. A Special Lease (current tenure for Precinct 2) also applies to Queen’s Gardens, the former Treasury Building, the former State Library and Land Administration Building (Lease No. 17750245). This approval will apply to the change of use of this building/site from the Brisbane Casino- Hotel Complex as defined under the BCAA Act, following the relocation of the existing casino. The PoD intends Precinct 2 to be repurposed for a range of retail and hotel activities which will ‘extend’ the retail focus from the Queen Street Mall into the QWBIRD. All existing state and local heritage buildings and places will be retained and adaptively re-used. The existing open space of Queen’s Gardens is to be remodelled and enhanced to provide a high quality, urban pedestrian environment. This precinct is made up of three (3) Sub-Precincts, which are described below.

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SUB-PRECINCT 2A: TREASURY BUILDING Figure 28 – Sub-Precinct 2a (Volume 2 – Plan of Development) Sub-Precinct 2a (refer to Figure 28) is the former Treasury Building which contains the existing casino, hotel and other ancillary entertainment activities. Upon the completion of development within Sub-Precinct 1a, the casino uses currently contained in the former Treasury Building will be relocated and this building is proposed to be repurposed to accommodate a range of centre activities, with particular emphasis on retail and short-term accommodation, along with some (limited) commercial uses. The existing built form and scale of the Treasury Building will be maintained and any future uses will be largely contained within this built form (and not extend beyond the existing height including roof plant). The PoD allows for a total of 21,200m2 of GFA within this Sub-Precinct, including up to 70 Shot-term accommodation units. Minor changes to the facade of the building and internal works will be undertaken generally in accordance with the Conservation Management Plan in Volume 3, Attachment D of this report and described in future Heritage Impact Statements. SUB-PRECINCT 2B: LAND ADMINISTRATION BUILDING Sub-Precinct 2b (refer to Figure 29) focuses on the retention and adaptive Figure 29 – Sub-Precinct 2b (Volume 2 – Plan of Development) reuse of the former Land Administration Building, and the use of Queen’s Gardens as an open space area, complemented by urban common elements enhancing activation opportunities. The PoD retains the former Land Administration Building, currently used for short-term accommodation, and seeks to continue its adaptive reuse for short-term accommodation, associated services, retail and food and drink uses. Additional built form is limited, and the Sub-Precinct has a maximum GFA of 15,100m2 and a maximum of 170 Short- term accommodation units. The basement car parking below Queen's Gardens, and associated entries/exits, are to be retained. The ground plane of Queen’s Gardens will continued to be utilised primarily as a park and will be enhanced including seating areas, lighting and improved access. The PoD requires a minimum open space of 2,200m2, including a minimum turfed area of 1,400m2. These minimum turfed and landscaped areas are outlined by the PoD to maintain the space as a park. The existing subterranean services area is considered suitable for retail purposes, and the PoD provides for a maximum opening of 650m2 to allow access from Queen’s Gardens to retail spaces below. Other key features such as the geometry of the hardscaping adjacent to the former Land Administration Building, existing statues and the car park exhausts will also be maintained.

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SUB-PRECINCT 2C: OLD STATE LIBRARY Figure 30 – Sub-Precinct 2c (Volume 2 – Plan of Development) Sub-Precinct 2c (refer to Figure 30) comprises the former State Library building, which will be retained and adaptively re-used. It is intended that the building will be re-used for a variety of potential uses, including community use, office, shop, food and drink outlet, and other retail uses. The PoD specifies a maximum GFA of 3,800m2 for Sub-Precinct 2c and this GFA includes potential residential, commercial and retail uses. Uses may be included within the existing heritage building’s structure, as well as potential external dining areas located in or directly adjacent to the public realm.

4.2.4.3. Precinct 3: Residential Precinct Precinct 3 (refer to Figure 31) is intended to provide the majority of the permanent Figure 31 – Precinct 3 (Volume 2 – Plan of Development) residential uses of the QWBIRD, with the ground floor space activated through retail, commercial or other uses. The PoD specifies that the built form in this Sub-Precinct will consist of slender towers, with a maximum height of 274 meters AHD and a maximum floor plate of 1,350m2 above a podium aligned with the height of the parapet of Parliament House. The PoD allows for a maximum of approximately 121,700m2 GFA within the Precinct, including a maximum of 1,350 Multiple dwellings and 70 Short-term accommodation units. Development in this precinct will focus on addressing this edge of the QWBIRD and the relationship with Parliament House, The Queensland Club and the Botanic Gardens. A large plaza is to be located on the corner of Alice and George Streets and the public realm is to provide a cross block link and improved footpaths and landscaping. Development is required to be sensitive to the setting, character and appearance of The Mansions, as nominated by the controls in the PoD – minimum setback at ground level of 7 meters, and 4 meters where above the height of The Mansions.

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4.2.4.4. Precinct 4: PDA-Associated Development Precinct 4 (refer to Figure 32) comprises development that was Figure 32 – Precinct 4 (Volume 2 – Plan of Development) declared by the MEDQ to be PDA- associated development on 12 March 2017. Under the ED Act, section 40C, the MEDQ may declare development to be PDA-associated development: development that is carried out on land outside the PDA. The three declarations relate to the land associated with the:

 Pedestrian Bridge;

 Queen Street Interface Area; and

 Turbot Street Sewer Upgrade Area. Further discussion on the PDA- associated development is included in Section 6.1.2 of this report and copies of the declarations are provided at Appendix I of this report.. This precinct includes three Sub-Precincts which are outlined below.

SUB-PRECINCT 4A Figure 33 – Sub-Precinct 4a (Volume 2 – Plan of Development) Sub-Precinct 4a (refer to Figure 33) is intended to provide a dedicated pedestrian connection between the IRD Sub-Precinct 1a and South Bank via an elevated bridge crossing the Brisbane River. The PoD allows for active uses within this Sub-Precinct limited to Food and Drink Outlets (maximum 550m2 GFA). The bridge will be designed generally in accordance with Figures 2-5 of the relevant PDA-associated development declaration. It will incorporate lighting and elements of weather protection for pedestrians, and provide for a minimum width of 4.5 meters between handrails to provide ease of movement for the pedestrians expected to utilise this key connection across the Brisbane River. The bridge in Sub-Precinct 4a is intended to be a dedicated component of the public realm and provide unrestricted access for pedestrians, at all times.

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SUB-PRECINCT 4B Figure 34 – Sub-Precinct 4b (Volume 2 – Plan of Development) Sub-Precinct 4b (refer to Figure 34) is intended to provide upgrades to the public realm elements of the Queen Street frontage of the QWB, as well as the road reserve and riverfront foreshore area abutting the Victoria Bridge consistent with the relevant PDA- associated development declaration. No new GFA or uses are considered within the Sub-Precinct.

SUB-PRECINCT 4C Figure 35 – Sub-Precinct 4c (Volume 2 – Plan of Development) Sub-Precinct 4c (refer to Figure 35) will provide sewer infrastructure to be delivered in accordance with the relevant PDA-associated development declaration. Assessment of these services has determined that an upgrade to the sewer network is required to allow for the additional load expected to be generated by the QWBIRD. As such the PoD contemplates trunk sewer works extending from the intersection of Margaret Street and William Street, along to Queens Wharf Road, to North Quay and the intersection with Turbot Street. Sub-Precinct 4c provides for the initial section of the sewer infrastructure. Significantly, the PoD provides for the continued functioning of North Quay as a local road and conduit for services. 4.2.5. Technical Criteria As noted previously the PoD establishes a framework against which future development will be assessed. In addition to the criteria specified for each Precinct/Sub-Precinct in in the Specific Design Criteria and Section 5.6 of the PoD, there is also technical criteria outlined in Section 6. This Technical Criteria is to be applied to future development as mandated by Section 5 of the PoD. Note that these are sub-categories as the PoD firstly groups the Technical Criteria into three categories, namely:  Technical Heritage Criteria;  Technical Environmental Criteria; and  Technical Engineering & Infrastructure Criteria. The technical criteria includes a range of controls that govern more specific technical aspects. The criteria include:  Acoustic Criteria;  Air Quality Impacts Criteria;  Archaeological Management Criteria;

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 Heritage Interpretation Criteria;  Conservation Management Criteria;  Equitable Access Criteria;  Environmentally Sustainable Design Criteria;  Event Management Criteria;  Geotechnical Criteria;  Traffic Engineering;  Hydraulic Design Criteria;  Foreshore Management Criteria;  Lighting Management Criteria;  Environmental Management Criteria;  Advertising Management Criteria;  Bridge Design Criteria;  Construction Management Criteria;  Landscape Design Criteria;  Infrastructure Master Plan Criteria;  Tidal Works Criteria;  Civil Engineering Criteria; and  CTPED Criteria. The requirements of each criteria have been informed by the Development Scheme and relevant technical reports, as provided in Volume 3 of this application. 4.2.6. Infrastructure Master Plan To facilitate the development allowable under the PoD, the existing trunk infrastructure will need to be upgraded. An Infrastructure Master Plan (IMP) has been prepared and is contained at Volume 3, Attachment H. The IMP outlines the trunk infrastructure works required to service future development proposed by PoD and will be an Approved Document and utilised as part of Compliance Assessment. Details of the anticipated trunk infrastructure works as outlined in Section 7 of the IMP and include works regarding Transport, Public Realm, Stormwater, Water and Wastewater. The IMP also details the Desired Standards of Service and timing of delivery for each item of trunk infrastructure required as part of PoD. The works are derived from assessments included in Volume 3, Attachment B: Landscape Concept Report, Volume 3, Attachment I: Civil Works and Infrastructure, and Volume 3, Attachment G: Traffic Engineering Report. 4.2.7. Notional Development Scenarios As noted previously, this application centres on the proposed PoD which will provide the framework for assessment of subsequent Compliance Assessments in respect of the QWB site. Specifically, the vision, strategic principles, Development Outcomes and specific design criteria by the PoD provides set parameters by which future development on-site is to abide by.

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The images/drawings presented in, for example, the Urban Design Master Plan Report and Landscape Concept Report represent one way of achieving the vision, strategic principles, intents and specific design criteria in the PoD and are illustrative only. There may be other ways of achieving the PoD criteria. Good design is a key element in achieving quality development, and as such the PoD ensures that specific design standards are provided within Section 5.6. The purpose of these Architectural Design Criteria is to provide a tool that assists planners, designers and developers to demonstrate how development responds to specific requirements of the QWBIRD. They are also aimed at providing clarity on what constitutes acceptable design quality and outcome: providing a level of certainty for developers, EDQ, the local community and other stakeholders. Under the PoD, development specified in Section 5 of the PoD may occur where development has been endorsed through the Compliance Assessment process described in the PoD. This Compliance Assessment will include assessment against the architectural design criteria. As such, this section is provided to give examples of the assessment of one potential design against the Architectural Design Criteria and how these criteria are to be interpreted and utilised throughout Compliance Assessment. 4.2.8. Architectural Design Criteria Section 5.6 of the PoD, include Architectural Design Criteria – the Architectural Design Criteria are a set of illustrated design requirements, which will assist in the detailed design of development. They provide two and three-dimensional elements of design that build upon the vision for the QWBIRD, and illustrate how these relate to one another. Design Criteria are provided for both Architectural and Public Realm under the following headings:

 Architectural Distinctiveness:  Heritage Integration:

 Elevated Views  Scale

 Connecting Elements  Proportion

 Sub-tropical Design  Facade Elements

 Soffits and Ceilings  Colour

 Vertical Light Well  Materiality.

 Facade Articulation  Other:

 Glazing  Unifying Ground Plane

 Materiality  Open Space Diversity

 Lighting  Connect to Open Space & Amenity

 Build over William Street  Integrate with Nature

 Roofscape.  Design for Water

 River Pavilions  Outdoor Rooms and Meeting Places

 Expression  Uniquely Brisbane

 Wayfinding Devices

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Section 5.6 of the PoD provides clarification as to which Design Criteria apply in each Precinct/Sub-Precinct. The relevant table is replicated below in Figure 36.

Figure 36 – Architectural Design and Public Realm Criteria Applicability (Volume 2 – Plan of Development)

The design of development is to be generally in accordance with the Architectural Design Criteria applicable to the relevant Precinct/Sub-Precinct. Where options are possible by selecting an option or a specific number of options, the phrase “selection required – minimum [number] of [total number]” has been utilised in the PoD and the number of options required for selection specified. When a selection is required from a list of possibilities, a minimum number of options out of a total number will also be specified. Additionally, where “examples of permitted development” are provided, they represent an illustrative interpretation of features or developments that would comply with the corresponding criterion. They comprise examples of ways of complying with the criterion but there may be others. Where “examples of development not permitted” are shown, they represent an illustrative interpretation of features or developments that would not comply with the corresponding criterion. Given the importance of the heritage buildings within QWB, the following is provided as an example of how an illustrative scheme would be checked against the requirements set out in the Architectural Design Criteria relating to ‘Themes of Heritage Integration’ for the Public Service Club as required in Figure 36 above.

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4.2.8.1. Themes of Heritage Integration (Public Service Club) The Public Service Club is located within Sub-Precinct 1h of the PoD and Section 5.2.9.2 of the PoD outlines requirements regarding setbacks, heights, typology form, and other built form parameters for development adjoining this heritage building. Section 5.2.9.2 also requires that new development at podium level demonstrates design compliance generally in accordance with the Architectural Design Criteria in Section 5.6 of the PoD. Figure 36 above stipulates that the Themes of Heritage Integration are required to be applied to development in Sub-Precinct 1h and an assessment of these is provided below in Table 4 based on one potential detailed design outcome. This is provided to show how these criteria may be interpreted and one possible design outcome that could achieve the design criteria.

Table 4 – Themes of Heritage Integration – Public Service Club

Themes of Heritage Integration

DS 1.15 Where the development of new built form is adjoining a heritage building, it is to be designed generally in accordance with the following themes of integration:

(i) Scale: The design of new built form provides an articulated ground and podium level that corresponds with features of the adjoining heritage building.

Potential Design response Complimentary datum levels

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(ii) Proportion: The design of new built form incorporates proportions of the adjoining heritage facade.

Potential Design response Proportional aspects incorporated

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(iii) Facade Elements: The design of new built form includes interpretation of prominent heritage facade elements in a contemporary manner.

Potential Design response

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(iv) Colour: The design of new development incorporates complementary colours and avoids crude colour palettes adjoining a heritage building.

Potential Design response

Complementary, non-bright primary colours.

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(v) Materiality: The design of the facade of new built form at podium level incorporates materials that are in harmony with the adjoining heritage building.

Potential Design response

Materials proposed include timber, glazed windows, stone, powder-coated metal

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5. STRATEGIC DEVELOPMENT CONTEXT As outlined previously, the PoD will act as a framework for assessment of subsequent Compliance Assessments. It establishes measurable parameters by which to assess future detailed design and facilitate development. These parameters have been formulated to build upon the existing strong foundations of Brisbane’s economy, tourism opportunities, and subtropical climate, and in totality are aimed at realising the PoD’s Vision. The following section outlines the development outcomes facilitated by the PoD in relation to the following aspects:

 Quantum of development;

 Land uses;

 Built form;

 Public realm;

 Access and mobility;

 Heritage;

 Environment and sustainability;

 Hydrology and Foreshore Management; and

 Construction Management. It is noted there are other development outcomes that will be achieved by the implementation of the PoD, and further detailed discussion is provided in Section 8 regarding the above as well as other key development outcomes. 5.1. QUANTUM OF DEVELOPMENT Section 5 of the PoD describes the extent and distribution of land uses, along with the development criteria for subsequent Compliance Assessments. In determining these criteria and establishing the requirements for development in the PoD, a range of existing assessments and strategic and statutory planning documents have been considered. These include: South East Queensland Regional Plan 2009-2031: The South East Queensland Regional Plan 2009-2031 (SEQ Regional Plan) identifies Brisbane as the economic driver of the region, with the major air and sea ports acting as economic hubs to the rest of Queensland. The Brisbane CBD is identified to provide the “primary activity centre, comprising distinct commercial, retail, community and entertainment precincts, and a significant in-centre residential population”. The QWBIRD intends to advance this, with a whole-of-precinct approach which will provide each of these sectors in a single location in the CBD. The PoD establishes specific residential, entertainment and mixed-use precincts and will provide for an increased residential population in the CBD. Brisbane City Centre Master Plan 2014: The Brisbane City Centre Master Plan 2014 was developed to set the vision and strategic intent for the Brisbane CBD, the economic driver and heart of the larger Brisbane region. The City Centre Master Plan identified the Queen’s Wharf and William Street precinct as a strategic development site, acting as a catalyst for investment, economic

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revenue and tourism. It was identified that the precinct “will drive renewal in this historic part of the City Centre and provide the impetus for the regeneration of the Queens Wharf heritage precinct.” The City Centre Master Plan identifies Queen’s Wharf as a key lifestyle destination, transforming this reach of the Brisbane River into a new event and recreation destination. It encourages adaptable solutions to the river’s edge in this riverside destination, and provides for the retention and ongoing maintenance of heritage buildings and elements within the area. Queen’s Wharf Retail Strategy: The Queen’s Wharf Retail Strategy comprises six key components (Retail identity, Heritage, Integration, Waterfront, Tourism, and Procurement and management model) which are aimed at providing a place that is a globally renowned entertainment space, seamlessly integrating retail and entertainment uses. Development Scheme: The Development Scheme does not provide any specific maximum or minimum gross floor area, however there is a clear acknowledgement that the development capacity of the site has the opportunity to reshape the Brisbane CBD. The vision established by the Development Scheme aims to transform the Brisbane CBD, by providing an iconic contribution to the city form that revitalises the south western edge of the CBD and adaptively reuses heritage buildings. It is aimed to be a tourism, recreation, cultural and entertainment destination including a world-class integrated resort development. The mix, interrelationship and scale of the land uses proposed in the QWBIRD will have a direct impact on the vitality, commercial viability and destinational status of the redevelopment. As an unprecedented urban renewal project for Brisbane, this will reactivate a significant one fifth of Brisbane’s CBD, riverbank, and urban edge in one integrated world-class project. This landmark project will bring a significant increase in the range of land uses and activities, providing for a dynamic and inviting precinct that activates spaces that have remained rarely used for many decades. The PoD positions the QWBIRD with an entertainment core (entertainment, casino, events, and function spaces), immersed in finer grained and exciting retail and commercial spaces. An activated ground plane and adaptive use of heritage buildings and spaces will provide further retail, food and beverage, arts, community and cultural uses. Furthermore, the PoD enmeshes high quality and premium hotel accommodation into this fabric, catering for a wide range of visitors, and the residential precinct provides for an established residential population within the area. Importantly, the PoD provides for a significant public realm and publicly accessible riverside and elevated open spaces for use by residents, works and visitors alike. The PoD establishes Retail, Residential, Commercial and Other Uses classifications, and each Sub-Precinct clearly outlines the individual uses allowable within the Sub-Precinct and the cumulative GFA per use classification. Figure 37 below, reproduced from the PoD, summarises the land uses and gross floor area (GFA) that comprise Approved Development (Compliance Assessment), which are specified in Section 5 of the PoD.

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Figure 37 – Proposed Use and GFA per Sub-Precinct (Volume 2 – Plan of Development)

As can be concluded from the above, the majority of residential development (for permanent and short term residents) is proposed within Sub-Precinct 1a and Precinct 3, with commercial and retail development primarily envisaged within Sub-Precinct 1a. Heritage Sub-Precincts (such as 2a, 2b, and 1h) are intended to be adaptively re-used for a range of residential, commercial and retail uses – typically contained within the existing built-form on-site. Sub-Precincts fronting the Brisbane River (1c-1g) are typically provided with minimal new GFA and are focused on creating enhanced open space and recreation areas. 5.1.1. Retail Uses In keeping with the continued dominance of the CBD at the top of the retail and commercial hierarchy, the QWBIRD provides the opportunity to address the undersupply and limited availability of suitably sized retail spaces in the right locations, inviting large international occupiers requiring a significant amount of space to viably enter the Australian market. The PoD ensures that the quantum of retail development provided across the QWBIRD will allow for a considered development approach in the international and local development context (maximum of approximately 51,560m2 GFA across the QWBIRD). It aims to provide a dynamic, creative and entertaining retail presence, to build upon the existing retail hierarchy and emphasise the primacy, role, function, viability and vibrancy of the CBD. The type of retail uses intended include shops, restaurants, cafes, pubs/bars, and markets. The proposed quantum of retail facilities will have a net positive benefit on the local community, providing the opportunity to meet unmet demand for retail and leisure facilities in the area via a significantly enhanced range of retailing and entertainment opportunities. Thereby enabling the long-term delivery of a precinct that locals and visitors alike can embrace and that connects, complements and leverages existing retail offer across the CBD.

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5.1.2. Residential Uses Section 5 of the PoD establishes parameters to enable residential yields to be optimised and a range of dwellings to be provided. The significant quantum of new residential GFA (approximately 180,100m2) across a range of residential use types is a considerable benefit of this application and will assist achieving the strategic planning objectives of the SEQ Regional Plan for increased density within Brisbane CBD. The intention is to provide a world class accommodation offer with choice capturing the business traveller, luxury focused tourist and full-time residents. Significantly, the PoD provides a maximum number of dwelling units (both residential and hotel) with a cap of 2,000 multiple dwelling units and 1,600 hotel rooms proposed. These are to be accommodated in elegant high-rise towers, as well as through adaptive re-use of several heritage buildings, and will aid in the longer term utilisation of the QWBIRD amenities and support of the 24- 7 reactivation of the CBD. 5.1.3. Commercial Uses Section 5 of the PoD also establishes a framework which accommodates a range of businesses and employment generators that will help to create a vibrant and viable precinct. These collective commercial uses include typical office space as well as a range of other commercial business uses such as child care, health care, and sport and recreation facilities, and a maximum GFA of approximately 67,500m2 is proposed by the PoD. This more inclusive commercial use classification provides appropriate flexibility for traditional commercial office space to be provided in the future if the market so demands, but also ensures that the present office climate is accommodated and other uses are able to be developed to create a thriving destination. The PoD provides the scope for activated re-use of the heritage listed buildings, as well as a wider range of commercial and tourism related uses in a number of new buildings. Through the PoD, the Sub-Precincts are intended to accommodate efficient, flexible floorplates and building layout, which have the potential to cater for multiple lettings and a mix of large, medium and small occupiers in response to market demand. 5.1.4. Summary The PoD also establishes specific height, GFA, setback, use and architectural attribute controls for each Precinct and Sub-Precinct which will provide the QWBIRD with a development future underpinned by a diverse economic base. It is considered that the proposed quantum of commercial, retail and residential uses is acceptable and anticipated for such a significant and centrally located development. The controls within the PoD establish the framework for development on-site which will make a positive contribution to the supply of retail, tourism, residential and commercial floor space in the City, and maintain the primacy of the centre. 5.2. LAND USES The PoD proposes a wide range of residential, commercial, retail, entertainment and other uses. The uses proposed by the PoD are consistent with the vision of the Development Scheme and fulfil the intent for an “integrated resort development… 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”. Use definitions as well as classifications for each proposed use within a Use Category are provided in Appendix A of the PoD. Table 5 below (reproduced from the PoD) outlines the use categories applied in the PoD, their relationship to the City Plan defined terms and a number of examples of individual uses. As noted in the PoD, the use categories and definitions listed in Column 2 have the meaning set out below in the Use Definitions. Examples of these uses are included in Column 3. Appendix A of the PoD also establishes Administrative definitions relevant to the QWBIRD. Please refer to Appendix A of the PoD (Volume 2 of this application) for further details regarding the proposed uses.

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Table 5 – PoD Defined Uses and Use Categories (Volume 2 – Plan of Development)

Category City Plan Defined Term Example of Use

Residential

Multiple Dwelling Apartments

Short-term Accommodation Accommodation Hotel/ Serviced Apartments

Commercial

Child Care Centre Child Care Centre

Community Use Museum

Art Gallery

Function Facility Conference centre

Hotel function space

Health Care Services Dental clinic/medical centre

Indoor Sport and Recreation Bowling alley

Gym

Landing Boat ramp, jetty

Low Impact Industry Micro-brewery

Major sport, recreation and entertainment Convention/Exhibition Centre facility

Office Office

Outdoor Sport and Recreation Swimming pool, tennis courts

Parking Station Public/commercial car park

Port Services Marina

Resort Complex Integrated Resort Development

Sales Office Sales office

Theatre Cinema

Theatre

Tourist Attraction Casino

Retail

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Category City Plan Defined Term Example of Use

Club Sports club

Food and Drink Outlet Café

Restaurant

Hotel Bar /pub

Market Market e.g. farmers’ market

Nightclub Entertainment Facility Night Club

Service Industry Dry cleaners, jewellery making, tailor

Shop Shop

Shopping Centre Shopping Centre

Showroom Car showroom

Other

Centre Activities Activity Group, where N/A individual uses are not otherwise specified

Environmental Facility Interpretative boardwalk

High Impact Industry (limited to Stand-by Stand-by Generator Generator)

Medium Impact Industry (limited to Stand-by Stand-by Generator Generator)

Park Park, plaza

Special Industry (limited to Stand-by Generator) Stand-by Generator

Substation Substation

Utility Installation District energy facility

Telecommunications Facility Telecommunications tower/broadcasting station

5.3. BUILT FORM The renewal of QWB represents a once-in-a-generation opportunity to shape the future vibrancy and success of almost 20 per cent of the City Centre; to deliver integrated mixed-use development on a scale rarely seen in Australia; to unlock the riverfront of this ‘river city’; and, significantly, an opportunity to reinvigorate arguably one of the greatest collection of heritage buildings and places in Australia. These factors have driven a ‘place specific’ approach to the design of the master planning of the QWBIRD, and the parameters outlined throughout the PoD.

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The PoD provides development criteria on a Precinct and Sub-Precinct basis with respect to building height, building envelope, setbacks, uses, gross floor area, heritage interface, and access and entry. Of particular importance in the preparation of the PoD has been the consideration of the existing heritage elements and how new development can be designed to provide new and innovative built form to contrast with the fabric of the heritage buildings to create new views and juxtapositions. 5.3.1. Typologies, Height and Scale In terms of building height, the Development Scheme outlines that development is to be “of a height and scale that makes efficient use of land, is consistent with planned infrastructure, commensurate with the site area and protects the safety and functioning of the operational airspace of the Brisbane and Archerfield airport”. As such, the overall scale and form of QWBIRD will ultimately transform the character and form of this part of the city and the Brisbane skyline as a whole. When considering the expected built form, it was important to consider the character and elements of the city, and in particular this part of the CBD. As such, detailed analysis was undertaken regarding the form and function of the QWB site and its position within the wider context (refer to Volume 3, Attachment A). It is considered that there are effectively three key built form typologies that characterise this part of the Brisbane CBD, each of which connect with the QWB in one way or another – these being the formal grid pattern of the city, the ‘modern’ built form elements, and the heritage features of the city. As such, in addressing building height and setting guidelines for development, the PoD includes criteria for the development of towers in Sub-Precincts 1a and 3, and built form height in the remaining Sub-Precincts where lower scale development, not towers, is specifically envisaged. It is intended that built form in Sub-Precinct 1a will be slender, elegant towers. It is intended that this built form typology will assist in merging the ever increasingly high towers in the centre of the CBD and 1 William Street with the lower scale buildings in the precinct. The ultimate development will be designed having regard to the heritage buildings and the important views and vista into and surrounding the site. The tallest maximum height identified is in Precinct 3 and Sub-Precinct 1a – being a maximum of 274m AHD (consistent with the strategic operational airspace requirements), stepping down to 139m ADH closer to the river. Heritage Sub-Precincts (2a-c and 1h) limit development to the height of existing buildings and structures on-site, with Sub-Precinct 1i largely providing park upgrades. The remainder of Sub-Precincts (1c- 1h) are generally limited to 1-2 storeys and ensure that low-level development and minimal structures are provided along the river front and public open spaces. The PoD also outlines specific locations for towers, as well as podium heights, maximum GFA, boundary setbacks and separation requirements. The considered approach to the location of towers (Sub-Precinct 1a and Precinct 3), whilst affording some flexibility in terms of positioning, provides a concentration of higher buildings within the core of the QWBIRD, allowing for the retention of existing heritage structures and the redevelopment for low-density development along the river front. The utilisation of collection GFA limits for Residential, Commercial, Retail and Other Uses allows for the appropriate planning of infrastructure and development typologies, whilst taking into account potential future market trends. The location, height and architecture of each tower, described in Section 5 of the PoD, has been considered in context with existing development and requirements of the Development Scheme. Significant views and the location of Core Development noted on the Structural Elements Plan of the Development Scheme are maintained, with the bulk of built form provided for in Sub-Precinct 1a and Precinct 3 of the PoD. Sub- Precinct 1a is intended to include the most prominent and dramatic component of the built form. The built form will include separation between any towers to reduce the visual impact of the building from the northern approach, giving the impression of a number of buildings as they materialise over the rooflines of the heritage buildings. This distinct separation in the towers significantly reduces the visual appearance and scale of the building from South Bank. The heights indicated in the PoD are consistent with the scale of buildings in the immediate surrounding area, and the parameters for development reflect the strategic importance of the site and the need to make best use of the redevelopment opportunity and provide for the continued emergence of a new CBD skyline.

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Further discussion regarding built form is included within Section 8 of this report. 5.4. PUBLIC REALM At the heart of the PoD is the intention to create a new activated mixed-use community and urban precinct that together make a unique environment, engaging people place, and a year-round destination for all Queenslanders. The public realm of the QWBIRD will be designed to be a rich and vibrant people-friendly environment, capturing Brisbane’s unique character by encouraging active and ‘alfresco’ lifestyle. The public realm and landscape vision established by the PoD and the Landscape Concept Report (Volume 3, Attachment B) for QWB is centred around seven (7) key organising ideas which tie together the streets, public spaces and semi-public environments into a comprehensive network, whilst retaining a human scale (refer to Figure 38):

 The Streetscapes: Streetscapes that respond to their role and function within the city grid and take advantage of the unique micro climate, public/private use and architectural interfaces;

 The Ridgeline: a new public space system located between George and William Streets;

 The William Street Verandah: an informal subtropical streetscape setting along William Street;

 The Undercurrent: diverse contemporary spaces with a strong relationship to the river and its inherent character;

 Cross Block Links: a series of linear spaces through QWB that connect George Street to William Street and then down to the river’s edge. These links are internal to the city blocks and do not include street verges;

 The Bridge: a new and striking bridge form that is lightweight and allows long views to and from the city and South Bank are preserved; and

 The Sky Gardens: a vertical layering of elevated gardens within the core development. These are explored in depth in the public realm strategy within the Landscape Concept Report (Volume 3, Attachment B), and key elements are outlined below.

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Figure 38 – Public Realm Organising Ideas (Volume 3, Attachment A – Urban Design Master Plan Report)

5.4.1. Key Organising Ideas The key organising ideas focus on either the streetscape and building interface or the vertical connections across the QWBIRD. Of the seven (7) key organising ideas, there are four key organising ideas that encompass the length of QWB and exist in relation to topographical qualities. These key organising ideas are The Streetscapes, The Ridgeline, The Verandah, and The Undercurrent. STREETSCAPES The Streetscapes element includes the footpaths of George Street, Elizabeth Street, Margaret Street, Alice Street, William Street and George Street. The strategy for the Streetscape key organising idea is to create great streets that respond to their role and function within the city grid and take advantage of the unique microclimatic, public/private use and architectural interfaces. They are sophisticated and uniquely subtropical pedestrian conduits that facilitate cross block movement with a tree planting strategy that frames key moments and provides shade and amenity to the public realm. The key elements of the public realm design for the Streetscapes includes:

 The updating of the streetscaping of George Street and reinforcing of the formal character of George Street as the civic spine or boulevard for movement and wayfinding. George Street will form a visually open and dramatic space as the major entry point to the development;

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 Pedestrian priority is along George Street while an increased importance is placed on pedestrian access across William Street;

 A common pavement finish along George and William Streets will assist in unifying the QWBIRD while also reinforcing the pedestrian priority of these streets;

 Accentuating the informal and diverse nature of William Street with a focus on using pedestrian scale with subtropical understorey planting;

 The female city streets (ie Alice, Margaret, Mary, Charlotte, Elizabeth and Queen Streets) that connect back to the city grid will provide shade from trees, places to sit and familiar CBD pavement finishes;

 Improving the amenity of cross streets and laneways; and

 Queens Wharf Road being a ‘shared’ space.

THE RIDGELINE The Ridgeline, framed by George and William Streets, comprises a heritage story of Brisbane and encompasses an entirely new way of moving through the city. The adaptive re-use of buildings and the creation of a series of laneways, courtyards and active urban spaces between these buildings will create a new public realm that will link the Queen Street Mall to the Botanic Gardens. The key public realm ideas that define the Ridgeline are:

 The creation of a flexible visually open public space at Queen’s Gardens by improving amenity, accessibility and events capacity including a level events lawn and day-to-day place for meeting and passive recreation;

 The linking of a fine mesh of laneways, plazas and green spaces between and through the heritage buildings;

 To improve the relationship between Reddacliff Place and the former Treasury Building with better connectivity; and

 The creation of a heritage ‘ribbon’ with heritage interpretation and retail experience through the activation and design of Stephens Lane, the former Government Printing Office courtyard and the space at the rear of Harris Terrace and The Mansions.

WILLIAM STREET VERANDAH The defining elements of the William Street Verandah are that it has a roof and that it provides an elevated viewing position. The key public realm ideas that define the William Street Verandah are:

 An informal collection of sub spaces mixed with old and new facades including a significant porte- cochere incorporating water and planting; and

 Fine-grained connectivity to the river through stairs, laneways, lifts and a re-imagined Miller Park comprising landscape terraces for access to the water and an informal amphitheatre for major events.

THE UNDERCURRENT The Undercurrent encompasses that space at the river’s edge and will transform this ‘forgotten’ riverfront. The key elements of the Undercurrent include:

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 The Undercurrent Village comprising a suite of interchangeable uses that are relevant to the functioning of the foreshore and the recreational activities that take place there;

 Queens Wharf Plaza a new plaza providing a formal setting to the Commissariat Store;

 The Landing, which will allow people to go beyond the line of the REX to engage with the river in a variety of ways;

 A lighting and art strategy; and

 A mangrove walk.

The design for the Undercurrent elements will:

 Modulate the water’s edge to bring people onto the river and the river into the city;

 Create a series of spaces that can accommodate a variety of uses and events, both day and night; and

 Incorporate public art and lighting and include a light show to be developed for QWB and the river.

The public realm strategy also includes two elements relating the vertical connections across the QWBIRD: Cross Block Links and Sky Gardens. CROSS BLOCK LINKS The Cross Block Links are the threads that connect the river with the city. Each cross block link will have its own unique character and respond directly to the surrounding form and function. They connect George Street to William Street, William Street to the river and traverse and connect zones such as Reddacliff Place to Queens Wharf Road, Queen’s Gardens to Miller Park, Stephens Lane, Printery Courtyard, and the Brisbane Steps from George Street to Queens Wharf Plaza. These Cross Block Links create the indicative cross block links identified in the Structural Elements Plan of the Development Scheme. These spaces will be:

 Intimate spaces that breathe;

 Unique unifying elements that respond to heritage and botanical themes;

 At times highly urban, direct, fine grained and activated pedestrian urban laneways for access to the river;

 A ravine themed linear garden stair linking George Street to the river (the Brisbane Stairs); and

 Paths through parks.

SKY GARDENS The Sky Gardens are those elevated public landscapes that are an integral part of the public realm. The Sky Gardens include:

 The River View Terrace: a key urban space in the proposed link between the city and South Bank precincts, providing an important node between the proposed public pedestrian bridge, the city waterfront and George Street;

 Recreational Deck: a diverse series of meandering water bodies and exciting leisure spaces; and

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 The Sky Deck: providing the public with significant and unprecedented views of Brisbane City and the Brisbane River and a space to accommodate functions and events.

PEDESTRIAN BRIDGE In addition to key organising ideas described above, the pedestrian bridge is integral to the public realm and provides a strategic connection from QWBIRD to South Brisbane, and breaks up the distances between existing river crossings. The design of the bridge will:

 Provide a seamless and fully publicly accessible connection from QWBIRD to South Brisbane;

 Provide multiple vertical connection points to the elevated bridge level from William Street and Queen’s Wharf Plaza Level;

 Include a bridge landing that touches the ground within the Cultural Forecourt of South Brisbane; and

 Cater for pedestrians only.

5.4.2. Vision Realisation – PoD Parameters The PoD provides the framework to realise this vision of the Landscape Concept Report, by providing design criteria in both Section 5 and the Technical Criteria in Section 6.1. The QWBIRD will be designed to deliver community interaction spaces and significant social and recreational assets along the Brisbane River foreshore. Both the Urban Design Master Plan Report and Landscape Concept Report (Volume 3, Attachments A and B respectively) have been informed by analysis of existing and desired views, the interconnectedness of spaces around QWBIRD, desired linkages to the Brisbane River and existing streetscape layouts. One of the key features of the QWB is the number of significant heritage buildings: as both landmarks and legacies of area’s former use. These elements have formed one of the primary focuses in the consideration of parameters for ground level and podium development, as well as the public realm design. The PoD protects the significance of the individual heritage buildings and elements by restricting the removal of any heritage elements. The public realm, and specifically streetscaping, is intended to be a uniforming element to the QWBIRD that grounds the various architectural forms (both new and heritage) and identifies to locals and visitors that they are within QWB. The improvements to the public realm, street and movement network extend from Queen Street to Alice Street, and from George Street to Queens Wharf Road. It will be distinctly subtropical in character, will frame the heritage buildings, and will provide clear key areas of public movement and gathering. In addition, public realm improvements are proposed to the foreshore area from the Victoria Bridge to the Goodwill Bridge. These improvements are intended to reintroduce life to the riverfront, with areas of play, movement, civic gathering and contemplation provided, as well as clear delineation of cyclist and pedestrian movements along the Bicentennial Bikeway. The Development Scheme contemplates the activation of the riverfront in order to complement QWB as a tourism destination and the QWBIRD achieves this through the provision of additional connections, activation of heritage buildings and significant investment in high-quality public realm. The pedestrian bridge is consistent the vision of the Development Scheme for new connections to the southern bank of the River by providing a cross river connection between the QWB PDA and South Bank, as the two principal tourist destinations in Brisbane. The bridge will provide much needed capacity for the pedestrian network to meet the needs of a growing CBD and the visitations to the QWBIRD itself.

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5.5. ACCESS AND MOBILITY The QWBIRD will potentially be the single biggest development in the Brisbane CBD and will impact on existing traffic capacity and movements. The impacts have been assessed within the Traffic Engineering Report contained in Volume 3, Attachment G, and it concludes that the operation and functionality of the traffic and transport network is expected to operate sufficiently. The key outcomes of the QWBIRD from a traffic and transport perspective include:

 Strengthened links along the riverfront between Victoria Bridge and the Goodwill Bridge;

 Optimisation of the use of public transport infrastructure to and through QWB by providing connections with existing and proposed transport infrastructure both on land and water, including ferry terminals;

 Management of interactions between cyclists and other users through appropriate design;

 Improved pedestrian and cyclist amenity along Queens Wharf Road including provision of a shared zone;

 Provision of opportunities for cycle connections close to the riverfront and throughout the QWBIRD that are accessible at all times;

 Provision of direct access to the development from the major road network, so as to limit the traffic impact on minor CBD streets;

 Management of the interactions between pedestrians and vehicles at critical crossing points; and

 Mitigation of the impact of the proposed development, in terms of increased pedestrian and traffic volumes, for development adjacent to the QWBIRD.

The proposed QWBIRD will require changes to the current traffic arrangements, as well as the creation of new car parking facilities to service the development. The following provides an overview of the proposed car parking, traffic, access and servicing arrangements. It is relevant however in considering these changes to note that the proposed redevelopment of the area will remove approximately 56,000m2 of net lettable area (NLA) from QWB, predominately occupied by office uses. In terms of future traffic, the Traffic Engineering Report was based on a conservative assumption of approximately 120,000m2 of non-residential GFA. 5.5.1. Car Parking The location of car parking throughout QWB is also controlled by the PoD, with the majority of car parking provided within Sub-Precinct 1a and 3 – those with the greatest quantum of built form allowable. Minimal to no car parking is provided throughout the waterfront and heritage Sub-Precincts, other than Sub-Precincts 1f and 2b which retains the existing parliamentary car park and basement car parking respectively. The PoD makes provision for 2,300 new car parks for non-residential uses, and residential and short-term accommodation uses to provide car parks generally in accordance with the Brisbane City Plan 2014 car parking rates specified in the Traffic, Access, Parking and Servicing Planning Scheme Policy (TAPS PSP):

 Maximum of 2,300 car parking spaces shared across all non-residential uses*; plus

 Where for Multiple Dwelling: Maximum 0.5 space per bedroom

 Where for Short-term Accommodation: 0.25 spaces per room. *excluding the Parliamentary Car Park

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Notably, 695 existing spaces are retained, including 620 spaces in the existing Treasury Casino car park, and 75 hotel spaces which form part of the overall hotel supply of 0.25 spaces per room. Further discussion on the car parking requirements are included in the Traffic Engineering Report prepared by TTM Consulting in Volume 3, Attachment G, and in Section 8.2 of this report. 5.5.2. Access As noted in the Traffic Engineering Report (Volume 3, Attachment G), a fundamental aspect of the access strategy is to limit turn movements in and out of the site to left turns only where possible. Left turn movements create the least impact on through traffic movements and minimise potential conflicts, which subsequently enhances the level of safety. Right turn movements from the road network create queuing, and given the QWB’s proximity to the REX, high volume pedestrian movements and sensitive intersection, right- turn access is to be avoided as far as practicable. The primary objective of the access strategy, in terms of the driveway location, is to provide as direct access/ egress as possible from / to the REX from / to the IRD car park in all directions. The locating and orientation of access / egress points relative to the Margaret Street, Elizabeth Street and Alice Street ramps is the other key feature of the proposed access strategy, minimising the need for traffic generated by the proposal to circulate through the CBD. As such, the PoD provides consolidated vehicle access points for entry to the development, primarily for car park access and egress, porte-cochere and servicing arrangements (refer to Figure 39). Significantly, QWB contains several key intersections which link the REX to the CBD road network, as well as numerous Heritage buildings that occupy portions of the road frontages to George, Margaret and William Streets. The operation of these intersections influence the traffic conditions, and the heritage buildings preclude vehicular access, these two key constraints have been taken into consideration in locating the various access/egress driveways of the QWBIRD. The QWBIRD will primarily provide vehicle access from William Street, between Stephens Lane and Margaret Street. Considerable portions of William Street, George Street and Queens Wharf Road are not suitable for vehicle access, given the location of the heritage buildings which front these streets. The vehicle access has been located on William Street opposed to George Street to maintain George Street as the higher order pedestrian activation frontage and reduce potential for conflicts between pedestrians and vehicles along this street. The QWBIRD will provide vehicle access off William Street (corner of Margaret Street) for Sub-Precinct 1a. Precinct 3 will gain access from William Street, between Margaret and Alice Streets, and off Alice Street. The existing access points along Queens Wharf Road will be maintained for vehicle access and servicing for the former Treasury Building and former Land Administration Building (Sub-Precinct 2a and 2b), the former State Library (Sub-Precinct 2c), Commissariat Store (Sub-Precinct 1i) and former DPI Building (Sub-Precinct 1h).

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Figure 39 – Access Plan (Volume 2 – Plan of Development)

1. Queens Wharf Road 6. and 7. William Street – Hotel pick up / set down entry & exit 2. William/Margaret Streets intersection - Car Park Entry Only 8. Alice Street - Residential and Service Vehicle Entry & Exit 3. William Street – Taxi entry & exit / set down entry 9. William Street - Residential Entry 4. William Street - Car park & pick up / set down entry & exit 10. George Street - former Land Administration Building Car Park & Valet Entry 5. William Street - Hotel pick up / set down entry & exit 11. William Street - former Land Administration Building Car Park & Valet Entry

The eastern entry off Queens Wharf Road (1. in Figure 39 above) is a major entry point to the QWBIRD car park, as well as the loading dock and provides direct access via a left turn off the Margaret Street northbound off-ramp. As such it will service all traffic originating from the south and east of the site. The significant benefit of this access is that it ensures traffic and service vehicles can enter the car parking without circulating through any intersections within the CBD. The driveway nearest the William/Margaret Streets intersection (2. in Figure 39 above) is to be the major entry point to the QWBIRD and residential car park, servicing traffic originating from the north and the west of the site traveling via the Margaret Street southbound off-ramp. As with the Queens Wharf Road driveway, this driveway also provides access to the QWBIRD direct from the REX without traffic needing to circulate through any CBD intersections. William Street is provided with a left-in, left-out driveway (3. in Figure 39 above) for taxi and private set-down exit and entry movements. An additional driveway (4. in Figure 39 above) is provided off William Street as an entry and exit from the IRD car park as well as entry/exit for the adjoining hotel porte-cochere. Left-in only, but allowing left and right turn exits, ensures that traffic can be directed towards the Alice Street ramp

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connecting to the REX or alternatively provide an avenue for traffic travelling to South Brisbane via the Victoria Bridge or north through the CBD (avoiding the Margaret/William Streets intersection). Additionally, William Street is also provided with a hotel pick up/set down driveway approximately mid-block between Margaret and Elizabeth Streets, near the Public Service Club (5. in Figure 39 above). Ample separation ensures that any minimal queuing won’t impact on the adjacent intersections. Two other access points off William Street (6. and 7. in Figure 39 above) provide separate hotel pick-up / set-down entry and exit. Both are left-in, left-out. The Alice Street access (8. in Figure 39 above) provides residential and service vehicle entry and exit into Precinct 3. A mid-block location of the access offers the most efficient access and egress without impacting on external traffic flow. Due to the one-way directional flow of Alice Street, all turn movements will be restricted to right-in and right-out only. Notably, further detailed modelling may support a separate residential entry access point provided on William Street (9. in Figure 39 above). This entry-only driveway to Precinct 3 will be further investigated during future Compliance Assessments. George Street – former Land Administration Building Car Park and Valet Entry – the entry driveway on George Street to the existing casino car park will be retained in its current location. The ground level geometry will be modified to allow access to hotel porte-cochere located in front of the former Land Administration Building (10. in Figure 39 above). Correspondingly, the exit driveway from the existing casino car park will be retained in its current location on William Street (11. in Figure 39 above). The strategy for the location of the access and egress points has primarily been to locate them as close as possible to the REX without impacting negatively on queuing to on-ramps and off-ramps. The reasoning is to reduce the impact on the surrounding road network from the volume of cars accessing the QWBIRD. Instead, providing as direct as possible access to and from the QWBIRD to major arterial roads will reduce the necessity for traffic to utilise other streets in the CBD. Another design objective is to provide separation between various user groups, particularly between vehicles and pedestrians. Therefore, the access to car parks and for servicing is separated from any porte-cochere facilities. Further detail regarding the vehicle access and egress location strategy is included in the Traffic Engineering Report prepared by TTM Consulting in Volume 3, Attachment G of this report. 5.5.3. Servicing Given the size of the QWBIRD and the number of buildings, uses and functions, servicing of the site is proposed to be conducted in a number of different locations as specified by the Traffic Engineering Report prepared by TTM Consulting in Volume 3, Attachment G of this report. The main centralised service dock will be located under Precinct 1 and will be used by the majority of the core development, including the Printery. A secondary facility will be located within Precinct 3 for the residential and retail development located there. These new facilities will be supported by existing servicing facilities, including the following:

 The existing Treasury Casino service dock to service the existing but repurposed former Treasury Building and former Land Administration Building, with access via the Queens Wharf Road shared zone;

 Queens Wharf Road to service the former DPI Building and Commissariat Store, as per existing arrangements; and

 Kerbside loading zones on George Street, to service adjacent heritage buildings (The Mansions and Harris Terrace) as per existing arrangements.

The combination of these servicing facilities will cater for both inbound movement of goods such as consumables, and outbound movement of goods such as laundry, in addition to refuse collection, for both general waste and recyclables.

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The Traffic Engineering Report prepared by TTM Consulting Pty Ltd has undertaken an analysis of similar existing developments in Australia, to provide benchmarks for potential service vehicle generation. Given the greater number of hotel rooms and residential apartments in the QWBIRD, it has conservatively been assumed that service vehicle movements are 33 per cent greater than in Star Sydney. Therefore, it is anticipated the volume of service vehicles will be in the order of 200 service vehicles per day, resulting in 400 service vehicle trips per day, including incoming and outgoing trips. It is considered desirable to minimise any potential for queuing of service vehicles beyond the site boundary, particularly during peak traffic periods. It is also considered appropriate to minimise the number of service vehicles traveling along Queens Wharf Road during periods of elevated pedestrian activity. Consequently, as part of a servicing management plan, it is considered appropriate to encourage service vehicles to visit the site overnight and in the morning. This in turn may result in an increased peak demand for service bays due to the compressed time available for servicing. A detailed servicing management plan will be provided in Compliance Assessment, which will include hours of operation for service vehicles. Precinct 3 will include a dedicated loading zone within the basement area to cater for residential furniture trucks, refuse collection, trades vans, and retail deliveries. The existing former Treasury Building and former Land Administration Building service dock is proposed to be refurbished and used as a secondary facility for development located at the western end of the site. Upon refurbishment, this facility has the potential to accommodate 5 service bays. All service vehicles will be required to approach the loading dock from the north, via the intersection of the Victoria Bridge, North Quay and William Street, into Queens Wharf Road, and depart to the east via the intersection of Queens Wharf Road and Margaret Street. This will require service vehicles to travel along Queens Wharf Road which will be converted into a shared zone for use by pedestrians, cyclists and service vehicles. No private vehicles will be permitted in this zone. The dock is proposed to operating during the following hours:

 Monday to Friday: 2am to 6am, and 9am to 4pm;

 Saturday and Sunday: 4am and 12pm; and

 Public Holidays: as per weekend hours. These operating hours provide for 120 vehicles per day Monday to Thursday, and 80 vehicles per day Friday to Sunday: adequate to accommodate the estimated service vehicle demands. The WWII Air Raid Shelter (Sub-Precinct 1b), Commissariat Store (Sub-Precinct 1i), former DPI Building (Sub-Precinct 1h) and the former State Library (Sub-Precinct 2c) are currently serviced from Queens Wharf Road. These existing arrangements will remain unchanged. All service vehicles will be required to approach from the north, via the intersection of the Victoria Bridge, North Quay and William Street, into Queens Wharf Road, and depart to the east via the intersection of Queens Wharf Road and Margaret Street. This will require service vehicles to travel along Queens Wharf Road which will be converted into a shared zone for use by pedestrians, cyclists and service vehicles. As previously noted, no private vehicles will be permitted in this zone. It is anticipated the volume of service vehicles will be in the order of 10 service vehicles per day. The Mansions (Sub-Precinct 1h) and Harris Terrace (Sub-Precinct 1a) are currently are currently serviced from kerbside loading zones located immediately adjacent each of the properties. It is proposed that these arrangements remain unchanged. It is anticipated the volume of service vehicles will be in the order of 10 service vehicles per day. The Development Scheme identifies the majority of Queens Wharf Road as a shared zone, for use by pedestrians, cyclists and motor vehicles. To facilitate this, the PoD recommends that service vehicles primarily access the site overnight and in the morning. This is in part to minimise the number of service vehicles traveling along Queens Wharf Road during periods of elevated pedestrian activity, which have been identified as lunch time, mid-late afternoon, and evenings until about 10pm. Vehicular speed limits within the shared zone will be limited to 10kph.

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Further detail regarding the service arrangements is included in the Traffic Engineering Report prepared by TTM Consulting in Volume 3, Attachment G of this report. 5.6. HERITAGE As previously outlined, QWB contains a number of State and Local listed buildings and elements, including:

 The former Treasury Building (State Heritage Place);

 The former Land Administration Building (State Heritage Place) (including the First World War Honour Board within the building);

 The former State Library (State Heritage Place);

 Queen’s Gardens (State Heritage Place);

 The William Street and Queens Wharf Road retaining walls (State Heritage Place);

 The Commissariat Store (including the adjacent Miller Park) (State Heritage Place);

 The former Government Printing Office (the Printery and Public Service Club) (State Heritage Place);

 The former DPI Building (State Heritage Place);

 Harris Terrace (State Heritage Place);

 The Mansions (State Heritage Place);

 William Street and Queens Wharf Road retaining walls (State Heritage Place);

 The Early Streets of Brisbane (Archaeological Place);

 Former Victoria Bridge Abutments (State Heritage Place);

 Gas lamps along George and William Streets (Local Heritage); and

 Former City Electric & Light (CEL) Company Junction Boxes (Local Heritage).

All State and Local heritage buildings and elements located within QWB are to be retained as part of the development. All existing heritage buildings, with the exception of the Commissariat Store, will be adaptively refurbished and redeveloped for a range of retail, commercial and residential uses as appropriate for the individual building and location. Attached in Volume 3, Attachment C, the Cultural Heritage Analysis Report (CHAR) purpose is to understand the heritage significance and overall heritage values of the site, and inform the creation of appropriate principles to appropriately manage the impact of new development. Furthermore, the Conservation Management Plans (CMP) (Volume 3, Attachment D), prepared in accordance with DEHP’s Conservation Management Plans Guideline, and the Australia ICOMOS Burra Charter, provide criteria for the development and adaptive reuse of Heritage Places to facilitate their ongoing care and maintenance and conservation of their heritage values. With the appropriate management measures adopted, the report conclude that the development provided for under the PoD can appropriately safeguard the heritage fabric and values of the QWB, and can appropriately manage the adaptive re-use of individual heritage buildings and elements in each Sub-Precinct.

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In this regard, Section 6.1 of the PoD provides Technical Criteria relating to archaeological and conservation management, as well as heritage interpretation. These criteria require the preparation and lodgement of Heritage Impact Statements and Excavation Reports, as well as compliance with the Archaeological Management Plan and CMPs (Volume 3, Attachment E; and Volume 3, Attachment D respectively). 5.6.1. Conservation and Concepts for Adaptation The PoD contemplates the retention of all State and Local listed heritage buildings within QWB. The Burra Charter – the Australia ICOMOS Charter for the Conservation of Places of Cultural Significance – is the key document guiding heritage conservation practice in Australia. Among the many important principles and statements throughout the document, the Burra Charter states that: Conservation requires the retention of an appropriate visual setting and other relationships that contribute to the cultural significance of the place. New construction, demolition, intrusions or other changes which would adversely affect the setting or relationships are not appropriate. (Article 8). The realisation of the QWBIRD through the PoD will see a number of modern buildings of a 21st century scale, form and design constructed within an important and highly significant historical area that was developed from the early nineteenth century onwards. The built form of the heritage buildings in QWB was largely established by the early 1910s, with only a small number of changes since that time. The heights of new buildings will be extensive and not lower scale like the existing heritage built form; materials will be modern and not traditional, the ground floor levels will be open and inviting, unlike the somewhat closed and internalised ground floor planes of the existing heritage buildings, and the designs of the new buildings will be modern and contemporary, and not from the late nineteenth century. To mitigate any potential impacts to existing heritage of buildings the following methods are being implemented:

 Future adaptive re-use to be regulated by specialist heritage advice and the CMP for each of the Heritage Places to recognise and appropriately manage the heritage values in any proposed works (refer to Volume 3, Attachment D);

 An Archaeological Management Plan will control excavation throughout QWB: appropriately managing any archaeological values; and

 Vibration monitoring will be undertaken throughout QWB to avoid potential indirect impacts to heritage buildings in accordance with the Structural Monitoring Proposal prepared by DBC, WSP PB, Arup and Calibre Consulting (Volume 3, Attachment Y). Notably, the redevelopment of QWB will result in a number of significant positive impacts on the various heritage buildings and elements. These include:

 Reinvigoration of this early part of Brisbane, allowing greater public appreciation of these important Heritage places;

 The earliest building in QWB, the Commissariat Store, will remain largely unchanged and continue to function as a museum;

 The remaining heritage buildings are proposed to be adaptively re-used and will allow for public access;

 Adaptive re-use of buildings will enable the buildings to continue to be used in future, providing for their ongoing maintenance and conservation; and

 Buildings such as Harris Terrace and the former DPI Building which have been poorly maintained in recent years will have conservation works undertaken to enable the ongoing preservation of the heritage values.

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When integrating new buildings in an historic context such as QWB, it is essential to preserve the special qualities that give a place character in a way that respects the old while reflecting the new and meeting the needs of its users. When designing new buildings in a historic setting it is important that new development is contemporary in appearance and does not mimic historic styles or details. The design of new buildings should respond to the context of the heritage fabric and contributory heritage features including character, form, architectural language and modulation, siting, setbacks, and potentially materials, colour and detailing. This will be achieved through the Specific Design Criteria in the PoD which were informed by the CHAR and will be demonstrated through future Compliance Assessments. The CHAR outlines that the development of new buildings in historic areas of cities and in proximity to heritage buildings and places is not new. Many cities around the world have grappled with the important issues of urban context, built form analysis, design responses and heritage impacts. The two opposite ends of the spectrum are the core beliefs of – reproduction or homogeneity versus uncompromising juxtaposition. In the context of QWB a homogenous approach for new development is not considered an appropriate design response as the established vision for QWB is for a transformative redevelopment, making the most of the opportunities to revitalise the area, and the creation of a tourism, recreation, cultural and entertainment destination for Brisbane. The establishment of built form criteria that are sensitive to the interface and relationships with Heritage Places, including separation and setbacks, are tools that are able to demonstrate a successful relationship between the old and new, and associated sensitivities. The CHAR, in addition to the Urban Design Master Plan Report (Volume 3, Attachment B) assesses existing physical characteristics, views and setbacks, and then outlines three key design approaches based on the assessment:

 Old and New Design Philosophy;

 Optimising Heritage Views Through Setback Response; and

 Distinct Towers and Responsive Podiums. These were used to formulate the four key principles that are to be considered when developing new built form: Scale and Mass, Proportion, Facade elements, and Materiality. Both the key design approaches and key principles are aimed at preserving the heritage significance of individual heritage elements. The PoD then enshrines specific, measurable design criteria to ensure that the key design approaches and key principles are met. An assessment of the significant views and heritage streetscape values was undertaken to determine the overall heritage and character of QWB, and to inform the PoD criteria. In order to minimise the potential impact of new development within QWB, the following design initiatives were established (refer to Figure 40):

 Views to the primary heritage facades from key public spaces are retained;

 Setting back new buildings along George Street to maintain the civic character of the street;

 Retaining a low height building form on the river side of Queens Wharf Road, with no new structures impacting on significant views from the Victoria Bridge and South Bank;

 Maximising visual permeability where building over William Street to retain long views towards Parliament House;

 Retaining a reference through podium form to the heights of the existing heritage buildings on George and William Streets; and

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 Minimum setback zone established for new ground and podium built form adjoining Heritage Places (e.g. rear of Harris Terrace and The Mansions, rear of the Printery side of Public Service Club, and side of the former DPI Building).

Figure 40 – Optimising Heritage Views Through Setback Response (Volume 3, Attachment A – Urban Design Master Plan Report)

Additionally, CMPs have been prepared for each of the State Heritage Places (refer to Volume 3, Attachment D). These CMPs are individually focussed on the specific State Heritage Place, and are based on the cadastral site for each place that is entered in the Queensland Heritage Register. This report examines the overall QWB and considers how development may progress within QWB. The CMPs are included in Volume 3, Attachment D. Individual Heritage Impact Statements (HIS) for the proposed adaptation of each State Heritage Place in QWB will be required at the Compliance Assessment stage where triggered in the Specific Design Criteria for the relevant Sub-Precinct. The adaptive re-use of the individual heritage buildings and places is to be informed by the CMPs prepared as part of the overall project. These HIS reports will confirm that the adaptive re-use of these buildings and associated Building or Operational Works demonstrate compliance generally in accordance with the PoD and the development criteria of the PoD, so that development protects heritage values as described in the relevant CMP. An Archaeological Management Plan has been prepared and outlines that the archaeological potential of QWB is generally high, although the potential varies across the site depending on the level of disturbance the place or property has experienced over time. Areas such as the Executive Building, the Neville Bonner Building and 80 George Street, which have been excavated significantly in recent times have low potential for archaeological significance. In comparison, the Commissariat Store, the former DPI Building, Queens

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Wharf Road and parts of William Street and George Street have high archaeological potential as these areas have been largely untouched (particularly the area around the Commissariat Store and the former DPI Building). Any construction activities, including demolition and excavation, will be undertaken in accordance with the Archaeological Management Plan prepared by Urbis as specified in the Specific Design Criteria for the Precincts/Sub-Precincts. The Archaeological Management Plan identifies the archaeological potential for each site in QWB and details the methodology for any future works in these areas in accordance with the Burra Charter. The Archaeological Management Plan prepared by Urbis Pty Ltd is included in Volume 3, Attachment E. In summary, to mitigate against any potential impacts on any of the Heritage Places, the QWBIRD proposes the following methods to be implemented:

 Design of new buildings to be setback from adjacent heritage buildings in accordance with the CHAR;

 The integration of new built form into the historic context through a Heritage Integration Strategy;

 Future adaptive re-use to be guided by specialist heritage advice and the CMP for each of the Heritage Places, allowing for the recognising and appropriate managing of heritage values in any proposed works (refer to Volume 3, Attachment D);

 An Archaeological Management Plan will guide excavation throughout QWB to appropriately manage any archaeological values; and

 Vibration monitoring will be undertaken during demolition and construction activities to reduce potential for structural impacts. 5.7. ENVIRONMENT AND SUSTAINABILITY Given the scale of development considered across QWB, ecologically sustainable design principles including Water Sensitive Urban Design have been enshrined across each Precinct/Sub-Precinct. These also promote appropriate orientation, shading, and access to natural daylight and breezes. Furthermore, the PoD acknowledges the importance of the Brisbane River as an economic, cultural, transport, recreational, and ecological resource, as well as its landscape and scenic amenity values. Significantly, several Sub-Precincts adjoin the Brisbane River and due to the development allowable under the PoD, including reclamation areas and maritime infrastructure, the PoD outlines requirements regarding:

 Filling, excavation, reclamation activities and tidal works;

 Maintenance of water quality, existing hydrological characteristics and ecological functioning of the riverine area;

 Removal of vegetation (including mangroves); and

 Rehabilitation of cleared, degraded or disturbed waterway areas in accordance with corresponding technical design criteria (Section 6.1 of the PoD). Proximity to the Brisbane River also warrants consideration of potential flooding implications, and the PoD provides technical design criteria in Section 6.1. In addition to the above, future development in QWB must take into account the existing environment with regards to air quality and noise, particularly associated with proximity of the REX. As such, the PoD provides for Technical Design Criteria in Section 6.1 which requires that specific, acceptable standards are met for particular development in accordance with noise and air quality assessments.

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5.8. OTHER 5.8.1. Infrastructure As outlined previously, the site is currently serviced by sewer, water and stormwater infrastructure, and several of these services will be upgraded to cater for the QWBIRD. Upgrades to the water and sewer network to accommodate the additional infrastructure demand, including:

 A new trunk sewer to be constructed from Queens Wharf Road to the trunk sewer at the intersection of Turbot Street and North Quay, to service Precincts 1 and 3 with capacity for future development; and

 A potable water system to be developed with the new line running down Queens Wharf Road and Margaret Street. This allows demolition of the current mains running through William Street for the basement construction. In terms of other infrastructure works, the QWBIRD will deliver significant upgrades to William Street, and the verges to George Street. Upgrades will be undertaken for the intersections of William and Margaret, William and Elizabeth and William and Alice Streets and North Quay and Victoria Bridge. All these upgrades are provided for in the PoD with specific design criteria in each relevant Sub-Precinct referencing the Technical Criteria in Section 6 which links to the IMP (Volume 3, Attachment H). Additionally, the QWBIRD will also be provided with appropriate electrical, gas and telecommunication infrastructure. However these are not considered truck infrastructure and will be provided in accordance with the Civil and Infrastructure Report (Volume 3, Attachment I). The PoD also provides criteria in Sub-Precincts 1b-1g, that ensure that maritime structures meet acceptable design requirements. 5.8.2. Hydrology Given that QWB is located adjacent to the Brisbane River and proposes a number of foreshore elements that directly interact with the river (including jetties, cut and fill earthworks, a boardwalk and a pedestrian bridge), a hydraulic analysis has been undertaken and informs relevant Technical Criteria within Section 6.1 of the PoD. The PoD also includes Specific Design Criteria within the relevant Sub-Precincts throughout Section 5.2. The Hydraulic Assessment Report prepared by Arup provided in Volume 3, Attachment K, is based upon hydraulic modelling developed for the area based on industry best practice. As summarised by Arup “The modelling indicates that the change in the flood characteristics as a result of the QWBIRD is less than 17mm in terms of increase in flood levels and less than 0.5m/s in terms of increase in velocities outside of the PDA boundary.” (Volume 3, Attachment K). The modelling methodology is presented in Appendix A of the Hydraulic Assessment Report, and the report also recommends a range of steps including a Flood Damage Assessment, Site Specific Emergency Management Plan, and continued verification and review of the modelling throughout the construction phases as details of future development evolve. For further information see the Hydraulic Assessment Report provided in Volume 3, Attachment K. 5.8.3. Construction Management The construction phase of the QWBIRD is expected to take a number of years. As part of the construction phase movement of construction vehicles will be managed through the Traffic Management Plan, which will be developed as part of the Preliminary Construction Management Plan contained in Volume 3, Attachment R to this report. The Traffic Management Plan will also manage construction-site parking, including requests from existing operators of remaining buildings such as the former DPI Building, site constraints, pedestrian and cyclist management and vehicle management.

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The Preliminary Construction Management Plan identifies a range of matters which will be managed during construction including the following:

 Heritage and archaeology;

 Vibration, dust and noise;

 Stormwater and sediment control;

 Waste minimisation; and

 Vegetation.

The management and establishment of footpath/road closures and other controls will provide a physical separation between the public and a very large construction site. It is proposed that significant work zones be established around the perimeter of the site to isolate the public from large-scale construction activities in the interest of public safety. For further information see the Preliminary Construction Management Plan prepared by DBC in Volume 3, Attachment R of this report. 5.8.4. Supporting Technical Information With regards to other technical matters, please refer to the relevant reports in Volume 3:

 Urban Design Master Plan Report – Attachment A;

 Landscape Concept Report – Attachment B;

 Cultural Heritage Analysis Report – Attachment C;

 Conservation Management Plans – Attachment D;

 Archaeological Management Plan – Attachment E;

 Environmental Assessment Report (including Environmental Management Plan Framework, and Erosion and Sediment Control Framework) – Attachment F;

 Traffic Engineering Report – Attachment G;

 Infrastructure Master Plan – Attachment H;

 Civil Works and Infrastructure Report – Attachment I;

 ESD Report – Attachment J;

 Hydraulic Assessment Report – Attachment K;

 Geotechnical, Contamination and Acid Sulphate Soils Report – Attachment L;

 Acoustic Assessment – Attachment M;

 Air Quality Assessment – Attachment N;

 Equitable Access Assessment – Attachment O;

 Advertising Devices Management Plan – Attachment P;

 Tenure Strategy – Attachment Q;

 Preliminary Construction Management Plan – Attachment R;

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 Lighting Management Plan – Attachment S;

 Event Management Plan – Attachment T;

 Indigenous Due Diligence Assessment – Attachment U;

 Public Art Report – Attachment V;

 Heritage Interpretation Strategy – Attachment W;

 Foreshore Management Plan and Basis of Design – Attachment X;

 Structural Monitoring Proposal – Attachment Y; and

 CPTED Report – Attachment Z.

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6. STATUTORY FRAMEWORK 6.1. ECONOMIC DEVELOPMENT ACT 2012 The Economic Development Act 2012 (ED Act) provides the planning and development framework for development within a PDA and development declared to be PDA-associated development. The QWB PDA was declared by regulation on 28th November 2014. The QWB PDA Development Scheme sets out the requirements for development and is applicable to all development on land and water within the PDA. The provisions of the Development Scheme are addressed in detail in Section 7 of this report. 6.1.1. PDA Assessable Development The ED Act sets out PDA development and its types, with the development being either PDA Assessable Development or PDA Self Assessable Development. The QWBIRD (as outlined in the PoD and described in Section 4 of this report) includes the following types of development:

 Material Change of Use;

 Operational Works; and

 Building Works (other than under the Building Act 1975).

The Development Scheme sets out the level of assessment for development within the PDA. The levels of assessment for development within the Queen’s Wharf Brisbane PDA are set out in Section 3.3.4 and Table 1 contained in Section 3.0 of the Development Scheme. Furthermore, Table 1 of the Development Scheme sets out PDA Exempt Development and PDA Assessable Development. PDA Exempt Development is described in Schedule 1 of the Development Scheme. Development consistent with an approved Plan of Development is Exempt Development. The Brisbane Casino Agreement Amendment Act 2016 (BCAA Act) applies to the former Treasury Building and Queens Park (herein and after referred to as Queen’s Gardens). A Special Lease applies to Queens Park, the former Treasury Building, the former Land Administration Buildings (Lease No. 17750245). For the avoidance of doubt, development approved by the PoD is not Regulated Development in respect of the Brisbane Casino-Hotel Complex as defined in the BCAA Act. 6.1.2. PDA-Associated Development The boundary of the QWB PDA does not include part of the area for the proposed pedestrian bridge (including the landing of the bridge at South Bank) and two areas of public realm immediately adjoining the QWB. Additionally, the QWB does not include all of the land required for the Turbot Street sewer upgrade. These areas of associated development outside the QWB are important elements of the QWBIRD and are shown in Figure 41 below. In summary, there are three areas of PDA-associated development proposed, namely:

 Area A: Public realm improvements to the Queen Street interface;

 Area B: Pedestrian bridge and associated works; and

 Area C: Turbot Street sewer upgrade.

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Figure 41 – PDA-Associated Development (Volume 2 – Plan of Development)

On 12 March 2017, the Minister for Economic Development Queensland approved the proposed works within Areas A, B and C, under section 40C of the ED Act, and declared them as PDA-associated development for QWB PDA. Specifically:

 Area A – Queen Street public realm and water connection services work development is described as public realm improvements, associated ancillary works, and water connection services work, generally in accordance with the approved Figures, which may involve Material Change of Use, Operational Work, Building Work and Reconfiguring a Lot (Approval reference: QWB-2017-1, QWB-2017-2 and QWB- 2017-3).

 Area B – Pedestrian bridge (part of the total bridge span) development is described as part of a pedestrian bridge spanning the Brisbane River and landing in the South Bank, including establishment of a food and drink outlets on the bridge deck and associated ancillary works, generally in accordance with the approved figures, which may involve Material Change of Use, Operational Work, Building Work and Reconfiguring a Lot (Approval reference: QWB-2017-2).

 Area C – New trunk sewer development is described as a new trunk sewer including the construction of a sewer and associated ancillary works, generally in accordance with the approved Figures, which may involve Operational Work and Building Work (Approval reference: QWB-2017-3). Further details are provided below and Appendix I:

AREA A: PUBLIC REALM IMPROVEMENTS TO THE QUEEN STREET INTERFACE The QWB PDA boundary stops short of the streetscape and pavement in front of the existing Treasury Casino. Public realm enhancements are proposed to this external area in order to improve connections between the river and the Queen Street Mall. Pavement works in this interface area are important to the creation of an arrival plaza and a continuous pedestrian connection from the Queen Street Mall to the Botanic Gardens through the QWBIRD. The Urban Design Master Plan Report identifies this connection as a ‘heritage and botanic ribbon’ that will function as a key organising element to unify the heritage and botanical

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themes of the development, providing visitors with an exciting and engaging wayfinding device connecting the Queen Street Mall, and Reddacliff Place to the City Botanical Gardens. As the forecourt to the Treasury, the Queen Street frontage is the grand entrance to the QWBIRD and marks the beginning of the ‘ribbon’. It will act as a beacon to draw people from Queen Street Mall and Reddacliff Place to continue the retail experience of the mall and provide wayfinding through the intimate lanes, courtyards and gardens within the QWBIRD.

AREA B: PEDESTRIAN BRIDGE A pedestrian bridge is proposed to be constructed, extending from a landing point within the QWB PDA to a landing point outside the QWB PDA at South Bank. This new bridge, designed for pedestrians, will provide a direct connection between the future QWBIRD and South Bank, linking the two major tourist destinations in Brisbane and enhancing pedestrian access to South Brisbane rail station and beyond. The proposed pedestrian bridge will enhance and assist in delivery a unified riverfront recreation and entertainment destination for Brisbane. The bridge provides the opportunity for increased permeability and accessibility for the public across the river, and will further tie together the CBD and Brisbane’s main cultural attractions, including the Queensland Performing Arts Centre, South Bank and the Brisbane Convention and Exhibition Centre.

AREA C: TURBOT STREET SEWER UPGRADE AREA An upgrade is proposed to the sewer network to support the additional loads generated by the QWBIRD. The proposed trunk sewer works extend from the intersection of Margaret Street and William Street, down to Queens Wharf Road, up to North Quay and to the intersection with Turbot Street. A new trunk line is proposed to cater for the QWBIRD and respond to current sewer capacity constraints. The connection point at Turbot Street is to the S1 trunk sewer which runs along Turbot Street and ultimately out to Luggage Point at Eagle Farm. This connection point is able to both handle the total flows from the development and provide sufficient depth so that the required connections to the IRD are achievable. The PoD provides controls for these area in accordance with the declarations. 6.2. STATE DEVELOPMENT ASSESSMENT PROVISIONS The State Development Assessment Provisions (SDAP) sets out the matters of interest to the State for development assessment, where the Chief Executive administering the Sustainable Planning Act 2009 (SP Act), is responsible for assessing or deciding development applications. The SDAP is prescribed in the Sustainable Planning Regulation 2009, and contains the matters the Chief Executive may have regard to when assessing a development application as either an assessment manager or a referral agency. The SDAP do not apply to development applications made under the ED Act. However, for completeness, the SDAP have been considered as part of this application for a PoD. The Development Scheme states that, for the purposes of addressing State interests in development assessment, the State Assessment and Referral Agency (SARA) mapping provides guidance in identifying if a State Interest is relevant to the assessment of a PDA assessable development. This mapping (refer to Figure 42 below and additional mapping in Appendix G of this report) identifies that the following State interests are relevant to the QWB:

 Fish Habitat Areas (Tidal waterways);

 Water Resources (Water resource planning area boundaries);

 Coastal Protection (Coastal management district; Coastal zone; Coastal hazard area);

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 Queensland Heritage (Queensland heritage plans);

 Public Passenger Transport (Public passenger transport facility; Area within 25m of a public passenger transport corridor; Future public passenger transport corridor);

 State-controlled Roads (State-controlled roads; Area within 25m of a State-controlled road); and

 State-controlled Transport Tunnel (Area within 50m of a State-controlled transport tunnel).

Given the mapping of State interests for the QWB, an assessment against the following SDAP modules has been included in Appendix G of this report, with the related indicative referral triggers provided in Table 6 below:

 Module 1: Community Amenity

 1.1 Managing Noise and Vibration Impacts from Transport Corridors State Code

 1.2 Managing Air and Lighting Impacts from Transport Corridors State Code

 Module 5: Fisheries Resources

 5.1 Development in a Declared Fish Habitat Area State Code

 5.2 Constructing or Raising Waterway Barrier Works in Fish Habitats State Code

 5.3 Removal, Destruction or Damage of Marine Plants State Code

 Module 9: Queensland Heritage

 9.1 Queensland Heritage Place State Code

 Module 10: Coastal Protection

 10.1 Tidal Works, or Development in the Coastal Management District State Code

 Module 14: Maritime Safety

 14.1 Maritime Safety State Code

 Module 17: Public and Active Transport

 17.1 Public Passenger Transport State Code’s

 Module 18: State Transport Infrastructure Protection

 18.1 Filling, Excavation and Structures State Code

 18.2 Stormwater and Drainage Impacts on State Transport Infrastructure State Code

 Module 19: State Transport Network Functionality

 19.1 Access to State-Controlled Roads State Code

 19.2 Transport Infrastructure and Network Design State Code

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Figure 42 – State Interest Mapping (Source: Queensland Government)

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Table 6 – Indicative Referral Triggers (Note: As above there are no specific referral requirements for PDA Development, the following table is provided for information purposes only)

SPA Reg Reference Trigger

Schedule 7, Table 2, Development involving the removal, destruction or damage of marine plants Item 32 The Material Change of Use will involve Operational Work that involves the removal, destruction or removal of marine plants.

Schedule 7, Table 1, Development involving Building Work on a Queensland Heritage Place

Item 12 The development involves Building Work on a number of Queensland Heritage Places

Schedule 7, Table 3, Development impacting on a Coastal Management District Item 5 The development proposes a Material Change of Use which involves Operational Work partly in the coastal management district, and Building Work which will result in the construction of a new premises by more than 1,000m2.

Schedule 7, Table 2, Development resulting in Waterway Barrier Works Item 29 The development proposes to construct waterway barriers in the Brisbane River to create the new riverfront foreshore, resulting in Operational Works made assessable by Schedule 3, Part 1, Table 4, Item 6.

Schedule 7, Table 3, Development impacting on Public Passenger Transport Corridors Item 14 The development involves a Material Change of Use and Operational Work which is within 25m of a public transport and a future public transport corridor.

Schedule 7, Table 3, Development impacting on a State Controlled Road Item 1 The development involves a Material Change of Use that is within 25m of a State controlled road and is within 100m of a road that intersects with a State controlled road.

Schedule 7, Table 3, Development impacting on State transport infrastructure Item 2 An aspect of development identified in Schedule 9 that is for a purpose mentioned in schedule 9, column 1 and meets or exceeds the threshold for development in LGA population 1 mentioned in Schedule 9, Column 2 for the purpose. The proposed development involves accommodation activities for a premises designed to accommodate 300 people or more, exceeding the threshold for LGA population 1.

6.3. OTHER MATTERS Over and above the ED Act, we understand that a range of State legislation, Local Laws and assessable elements under the SP Act remain applicable to development within a PDA. Any other permits or approvals required for the QWBIRD under State legislation or Local Laws will be separately obtained.

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6.3.1. Buildings that Breathe Whilst not a legislative requirement, EDQ has requested consideration be given to the non-statutory design guide released by Brisbane City Council: Buildings that Breathe Design Guide. The guide establishes eight elements to showcase the highest standards of architecture and subtropical design:

 Orientate Yourself;

 Occupy Outdoor Spaces;

 Illuminate with Daylight;

 Natural Air and Ventilation;

 Shade and Protection;

 Living Greenery;

 Identity Matters; and

 Reduce Energy and Waste.

The guide is aimed at creating buildings that embrace the subtropical climate and showcase Brisbane’s urban character and outdoor lifestyle. Openness, permeability and a strong connection with the natural environment are considered to be the main characteristics of well-designed subtropical cities. The Landscape Concept Report (Volume 3, Attachment B) and Urban Design Master Plan Report (Volume 3, Attachment A) were drafted in consideration of the design guide, and the PoD adequately reflects the requirements. Overarchingly, QWBIRD will be consistent with the eight major elements of the design guide:

 Orientate Yourself: The QWBIRD provides a variety of building orientations, with prominent heritage facades facing George and William Streets and new built form orientated towards key views and streets. Additionally, development along the river foreshore will provide for a significantly activated river frontage. The prominent facades created by new built form are orientated to maximise significant views of the river and the greater Brisbane area.

The location of QWB is considered to be within an area with underutilised street activation potential. The public realm upgrades and layout of new and existing built form are aimed at enhancing streetscape and public realm activation to create a desirable active and walkable space. Street activation will be achieved through the design of the IRD building and residential towers as well as adaptive reuse of existing heritage buildings; with the design allowing for broad footpaths, large entranceways and significantly articulated areas for pedestrian cohesion.

 Occupy Outdoor Spaces: The QWBIRD is one of the most significant redevelopment in the history of the Brisbane CBD, occupying 8 city blocks and an expanse of reclaimed waterfront land along the Brisbane River. In response to the varied topography, the QWBIRD takes advantage of the opportunity to provide publicly accessible open space at the ground level along the riverfront, William and George Streets, as well as within the IRD. The Undercurrent Village comprises a suite of interchangeable uses that are relevant to the functioning of the foreshore and the recreational activities that take place there, and Queen’s Wharf Plaza provides a formal setting, programmable for limitless event possibilities. The remainder of the waterfront provides interactive and passive recreation opportunities for visitors, residents, workers and those passing through the QWBIRD. The Ridgeline provides an entirely new way of moving through the city, embracing the adaptively re-used heritage buildings and creating a fine mesh of laneways and courtyards that celebrate the subtropical lifestyle and landscape. This distinctive corridor provides an opportunity to move from Queen Street through to the Botanic Gardens, enjoying small scale spaces, rich landscapes and public art ‘moments’.

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Finally, the Sky Gardens, connected to street level by grand stairs and escalators, provide elevated gardens and plazas wrapping around function, resort and entertainment facilities. As a result, the QWBIRD provides natural open spaces accessible to the people and visitors of Brisbane. These landscapes and spaces make a major contribution to the overall character of the place and the experience of Brisbane, maximising the occupation of outdoor spaces in QWB.

 Illuminate with Daylight: Acknowledging the CBD setting and the expectations for significant development height and associated shadowing, the PoD controls provided try to maximise sunlight to key spaces. The majority of built form within QWB is limited to low-set buildings, with Sub-Precinct 1a and Precinct 3 providing for the bulk of new development. The controls established in the PoD for Sub- Precinct 1a and Precinct 3 provide for building footprint limits for new development, as well as providing key setbacks and separation distances. In this regard it provides the opportunity to take advantage of the sun and the liveability of the various towers in the process, with the facades capturing natural light and allowing for natural lighting all year.

 Natural Air and Ventilation: As outlined above, the QWBIRD provides large areas of open space within ground and podium levels which provides significant natural air and ventilation to those who use the open spaces areas. Furthermore, balconies and operable window elements throughout individual buildings will assist in appropriate flow through breezes for visitors, residents and workers.

 Shade and Protection: As much of the QWBIRD is publicly accessible open space, the provision of shade and protection is a key consideration. The REX is considered a key asset in this regard, providing solid shading and protection elements of the riverfront. The adaptive re-use of heritage buildings also provides the potential to enhance protection along street frontages via awnings. Furthermore, the main development Sub-Precincts (1a and 3) provide the occupants of individual towers with protection via a range of design elements including articulation, fins and other sun-shading devices. The form of these towers also provides for eaves, build-overs and awnings to provide sun protection to visitors, residents and passers-by at ground level.

 Living Greenery: The PoD establishes controls for the provision of extensive greenery throughout the QWBIRD, within rooftop, podium and ground level areas. The expansive open space along the waterfront, provision of street trees, and remodelling of Queen’s Gardens and Miller Park in particular provide a significant amount of green space when compared to what currently exists and hence assists in enhancing the city scape.

 Identity Matters: The QWBIRD takes advantage of the unique opportunity to maintain and enhance the CBD’s greatest collection of heritage listed buildings, adjacent to world-class development: providing a striking juxtaposition for this activated area. Proposed development provides facades and open space that are in keeping with Brisbane’s subtropical design and standards, with the adaptive reuse of heritage buildings unlocking these heritage spaces for a wider audience and user group. Whilst the new buildings proposed within Sub-Precincts 1a and 3 specifically are very modern, these demonstrate Brisbane and Australia’s new world city status creating a great sense of identity for the city. Set against a backdrop of key heritage buildings the modern elements will showcase the importance and elegance of Brisbane’s heritage.

 Reduce Energy and Waste: Individual new buildings within the QWBIRD will be designed to meet either a 5 or 6 Star Green Star rating through the use of innovative and modern design techniques and features. In terms of energy efficiency, the QWBIRD will include a central energy plant within Precinct 1, providing centralised chilled water, heating hot water, domestic hot water and a tri-generation plant. With regards to water efficiency, there is also a planned 40 per cent reduction in non-potable water use across the QWBIRD with the water saving strategy involving three steps: reduce the water demand, followed by efficient supply and then reuse. A water efficiency program will allow effective water consumption monitoring, with leak detection systems, and water efficient fixtures and fittings. Furthermore, the implementation of an operational waste management plan (incorporating various waste programs, reporting and education systems) will assist in reducing in operational waste going to landfill.

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7. QUEEN’S WHARF BRISBANE PRIORITY DEVELOPMENT AREA The QWB PDA Development Scheme consists of a:

 Land Use Plan;

 Infrastructure Plan; and

 Implementation Strategy.

These components of the Development Scheme are addressed in detail below. 7.1. LAND USE PLAN The Land Use Plan establishes the PDA Vision and the development requirements that regulate development to achieve the vision. The Land Use Plan is structured to include:

 Vision;

 Structural elements;

 Operation of the Land Use Plan;

 Development assessment;

 PDA-wide criteria; and

 Level of Assessment.

7.1.1. Operation of the Land Use Plan Section 3.3 of the Development Scheme sets out the operational requirements of the Land Use Plan including its purpose and the relationship between the Land Use Plan and the other components of the Development Scheme. 7.1.1.1. Purpose The purpose of the Land Use Plan (Section 3.3.1) is to “establish the PDA Vision and the development requirements that regulate development to achieve the vision.” PDA Development Requirements (Section 3.3.3) specify that the Structural Elements and PDA-wide criteria apply to all PDA Assessable Development in the PDA. As specified in Section 3.3.3, PDA Guidelines and other State development guidelines, where relevant, also provide guidance on how to achieve the PDA-wide criteria. 7.1.1.2. Level of Assessment Section 3.3.4 of the Land Use Plan specifies the Levels of Assessment for development. The PoD proposes development on land within ‘Area A’ and PDA-associated development – it does not propose development within ‘Area B’. Given development is proposed in ‘Area A’ only, Table 1: Levels of Assessment for Area A sets out the relevant level of assessment for development. Table 1 specifies that all development, other than development specified in Schedule 1 of the Development Scheme (which is Exempt Development), is Assessable Development and requires an approval from EDQ.

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This Development Application is for a Development Permit for PDA Assessable Development for a Plan of Development (PoD). 7.1.2. Development Assessment Section 3.4 of the Development Scheme sets out the requirements for Development Assessment and specifies that a Plan of Development (PoD) (Section 3.4.6):

“may accompany an application for a Material Change of Use and may deal with any proposed use, and any associated Building Work or Operational Work.”

A PoD is prepared by an applicant and may include maps, graphics and text that collectively demonstrate how proposed uses, works and lots will contribute towards the achievement of the vision. It should also be consistent with the relevant PDA-wide criteria.

A PoD should indicate the location and function of temporary and permanent uses and structures and how these uses and structure relate to each other. …

Under Schedule 1, development consistent with a PoD is exempt development and requires no further development approval under the scheme.”

PDA Assessable Development must demonstrate how it is consistent with the PDA vision, structural elements and PDA-wide criteria and should demonstrate that development will not compromise or unreasonably prejudice the opportunities for the development of the remaining area of the PDA. In assessing a Development Application, Section 3.4.4 (Development Consistent with the Land Use Plan) provides that development is determined to be consistent with the Land Use Plan if (emphasis added):

“i) the development complies with all relevant Structural elements (section 3.2) and PDA- wide criteria (section 3.5), or

(ii) the development does not comply with one or more of the aspects of the Structural elements (section 3.2) and PDA-wide criteria (section 3.5) but:

a. the development does not conflict with the PDA vision (section 3.1), and

b. there are sufficient grounds to justify the approval of the development despite the noncompliance with the Structural elements and PDA-wide criteria.

In this section, ‘grounds’ means matters of public interest which include the matters specified as the main purpose of the Act as well as:

(i) superior design outcomes;

(ii) overwhelming community need.”

A detailed assessment of the consistency of the development proposed in the PoD with the Structural Elements of the Land Use Plan is provided below. A detailed assessment against the specific PDA-wide criteria (Section 3.5 of the Land Use Plan) and the Implementation Strategy (Section 5.0 of the Development Scheme) is contained in Appendix D of this report. 7.1.3. Vision The Vision for the Queen’s Wharf Brisbane PDA as set out in Section 3.1 of the Land Use Plan is:

“The strategic riverside location, scale and significant redevelopment capacity of the QWB PDA will transform Brisbane's CBD, offering unprecedented opportunities to revitalise the

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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.

The development contemplated and intended by the PoD is consistent with the vision for the QWB PDA described in the Development Scheme. The PoD establishes a planning framework and design guidelines for redevelopment of QWB. The PoD, supported by the Urban Design Master Plan (Volume 3, Attachment A) effectively creates four (4) Precincts, with each precinct containing a number of Sub-Precincts. These precincts are:

 Precinct 1 – Integrated Resort Development (IRD) Precinct;

 Precinct 2 – Treasury Hotel and Casino Repurposing Precinct;

 Precinct 3 – Residential Precinct; and

 Precinct 4 – PDA-associated Development Precinct. The overall redevelopment of QWB envisaged within the PoD framework will facilitate the development of the QWBIRD. The QWBIRD development will revitalise this this part of the Brisbane CBD through the development of an integrated resort incorporating a wide range of entertainment, retail, restaurant, commercial and residential activities. The future QWBIRD offers a unique opportunity to transform this part of the CBD and river as a tourism, recreation, cultural and entertainment hub. The QWBIRD will be architecturally designed to tie together the rich cultural heritage of the Queen’s Wharf area with new tourism opportunities to create an unmissable destination on the banks of the Brisbane River. The future development contemplated by the PoD will frame the water’s edge, focusing on drawing people to the river and into the development. The future development will also integrate with the city linking the development with the administration precinct on George Street (government and parliamentary precinct), with key education facilities (Queensland University of Technology at Gardens Point), the Queen Street Mall and the retail centre of the city and other key entertainment and cultural precincts at South Bank. The PoD facilitates the QWBIRD with a broad mix of uses provided, including high quality state-of-the-art function facilities, public and private entertainment facilities, hotels, retail and food and beverage options, cultural and public realm upgrades, and residential development, all key to the development. The redevelopment of this space will also include significant upgrades to the public realm responding to and integrating the location of the river into the development itself. High quality hotels will integrate with residential developments, public open space and entertainment facilities. The development will seamlessly

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integrate the public realm with cultural heritage and ultra-modern design. The adaptive reuse of the buildings will celebrate the rich cultural heritage and stories of the area and Brisbane’s past, in a way which will breathe life back into a currently underutilised area of the city. The modern towers proposed are slender with an iconic ‘arc’ acting as the centrepiece, creating a development which will be considered uniquely Brisbane. The PoD framework facilitates a QWBIRD development that will:

 Be an iconic development and revitalise this part of the CBD and the QWB PDA;

 Retain and provide for the adaptive re-use of the heritage buildings within the PDA, integrating these buildings and the key cultural heritage values and their significance into the redevelopment, and maintaining these key elements of stories of the area and Brisbane’s past;

 Focus on activating the river and surrounds through a high quality public realm and buildings which frame the public space and the river and encourage the enjoyment of this space through entertainment activities, recreation and pedestrian movement; and

 Deliver a development focussed on connectivity and integration, not only within QWB but linking QWBIRD with the surrounding CBD, riverfront, South Bank and beyond. QWBIRD will provide a high quality public realm that will be pedestrian and cyclist friendly, connecting with the Brisbane River, the CBD and the surrounding pedestrian and cycle networks. Direct pedestrian access to the City Centre and the administration and government precinct is provided. In addition, and key to development, QWBIRD will connect to South Bank via a new iconic pedestrian bridge. Vehicle access and movements will be via easy and direct access to the REX. The combination of these approaches supports the desire to create connectivity between “the rest of the Brisbane CBD and the southern bank of the Brisbane River”.

The QWBIRD, once developed in accordance with the PoD, will revitalise this key waterfront location and achieve the PDA Vision of the Development Scheme. To achieve this intent the PoD sets out a vision for the entire QWB site along with Strategic Principles for development – these principles focus on four key elements being to:

 Connect;

 Integrate;

 Activate; and

 Adapt.

Within these Strategic Principles, six (6) Development Outcome Themes will guide all development:

 Land Use;

 Built Form;

 Public Realm;

 Access and Mobility;

 Heritage; and

 Environment and Sustainability.

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Specific guidelines for each of these themes (Specific Design Criteria) are included for each Precinct and Sub-Precinct. Under the PoD framework, development must meet these Specific Design Criteria providing certainty that future development will achieve the Vision within the Land Use Plan. 7.1.4. Structural Elements The Structural Elements of the Development Scheme apply to all PDA assessable development in the QWB PDA. The Structural Elements relate to five (5) key development principles described in section 3.2 of the Development Scheme, being: 1. A Vibrant Precinct

2. Enhanced Movement Network

3. Heritage and Cultural Value

4. Public Realm

5. Environment and Sustainability

These elements are discussed in detail below. The Structural Elements are also depicted on Map 2 (Structural Elements Plan) within the Development Scheme which is included below as Figure 43. This map is provided for illustration purposes only.

Figure 43 – Structural Elements Plan (QWB PDA Development Scheme)

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7.1.4.1. A Vibrant Precinct The Structural Elements as they relate to ‘A Vibrant Precinct’ are: . “Delivers an activated precinct anchored by an iconic core development which includes a range of uses which respond to the local context but also contribute to QWB PDA as a significant tourism precinct for Brisbane. . Provides for views from the core development to the Brisbane River and beyond to support the QWB PDA as an iconic tourist destination. . Acknowledges other significant views throughout the QWB PDA.”

An iconic development - the PoD sets out the framework to for the future development of an integrated resort development (QWBIRD). QWBIRD will be anchored by a world class IRD designed as an iconic ‘arc’ centrepiece, sleeved by slender towers. This ‘iconic core development’ will be integrated with the surrounding precinct through highly active uses and public realm which will “contribute to QWB PDA as a significant tourism precinct”. The future development of the IRD and the associated public realm enhancements will see this part of the CBD and river become a key tourism, recreation, cultural and entertainment destination. Views and vistas both within QWB and out from QWB are all integral in the creation of QWBIRD. The PoD sets up a framework to ensure future development is designed to retain existing significant views, in addition to creating new viewpoints. Future development will be designed to maximise views to the Brisbane River, South Bank and beyond. The core development area identified by the PoD also provides an outstanding opportunity for an elevated view of the re-made waterfront, along with opportunities for views from elevated landscape areas and the Sky Gardens. The Structural Elements Plan (Map 2 in the Development Scheme) identifies key views within the PDA area – these views include the view at Mary Street at George Street, views from the core development (IRD), views from Miller Park and views from the riverside public space. An analysis of these views is provided in the Urban Design Master Plan Report (Volume 3, Attachment A). It is relevant that the views from Miller Park are retained, as are the views to the Brisbane River and South Bank from the river’s edge. The PoD does not allow for development to obstruct these views. In terms of the view from the proposed IRD (Precinct 1), the core development, future development will be designed to provide views to the Brisbane River, South Bank and beyond. Figure 44 from the Urban Design Master Plan Report (Volume 3, Attachment A) identifies the views and visual relationship of the core development area. The IRD will provide an opportunity to capture views of the river and across South Bank in every direction. The crescent design of the core development will maximise external views and views from the elevated Recreation Decks will also achieve glimpses along Mary Street to the Story Bridge. The indicative locations for significant views on the Structural Elements Plan (Figure 43 above) represent the identified key views of the site. Figure 44 demonstrates how the PoD framework and potential future development will provide for significant views through the site.

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Figure 44 – Views from Core Development (Volume 3, Attachment A – Urban Design Master Plan Report)

In all, the QWBIRD will create a vibrant destination. This area will be, once developed, anchored by an iconic core development, with opportunities for significant tourism, entertainment, retail and dining experiences. Key views into, through and from the site are identified in the PoD and the QWBIRD will maintain these significant views. 7.1.4.2. Enhanced Movement Network The Enhanced Movement Network element of the Development Scheme relate primarily to vehicle, pedestrian, cyclist and public transport connectivity. The PoD and ultimately the future QWBIRD achieve these elements providing enhanced pedestrian and cyclist accessibility and permeability, improved pedestrian connectivity to public transport, a pedestrian bridge connecting the QWB PDA to South Bank and maintaining the functionality of the road network. The Movement Network elements relate primarily to pedestrian connectivity, cycling infrastructure, vehicle movements and water infrastructure and are specifically addressed below. PEDESTRIAN CONNECTIVITY Pedestrian connectivity and wayfinding is achieved through the PoD framework. The Urban Design Master Plan Report (Volume 3, Attachment A) and the Landscape Concept Report (Volume 3, Attachment B) focus on creating a public realm which includes the major City Centre pedestrian movement areas (the streetscapes) major cross block connections and meandering routes through the precinct. Figure 45 below depicts the key pedestrian connectivity within the precinct.

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Figure 45 – Pedestrian Connectivity (Volume 3, Attachment A - Urban Design Master Plan Report)

In particular:

 Queens Wharf Road will be redeveloped as a shared pedestrian, cyclist and vehicle space with priority to pedestrians and cyclists and vehicle movements restricted (for the most part) to service vehicle access only;

 Improved connectivity will be provided from QWB to existing public transport links through cross block links through the site and improved signage and wayfinding. The development will provide easy access to the ferry terminal and pedestrian access to other public transport options in the CBD (including trains);

 Upgrades to George Street to improve pedestrian connectivity to the CBD, QUT Gardens Point campus and Parliament House. Public realm enhancements along the Brisbane River foreshore will improve connectivity between the Victoria Bridge, the Goodwill Bridge and QWB and to nearby areas including the City Botanic Gardens, South Bank and the Cultural Precinct;

 The creation of a new pedestrian bridge, generally in the indicative location shown on Development Scheme Map 2, linking QWBIRD directly with South Bank and the Cultural Precinct;

 Cross block links are proposed, generally as indicated on the Structural Elements Plan; and

 Laneways, including Stephens Lane and other cross block links, are to be upgraded.

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BICYCLE MOVEMENTS Cycle infrastructure is an important part of the future QWBIRD development and integral in the PoD framework (Figure 46). Key to this cycle strategy is the focus on the retention of the Bicentennial Bikeway and the integration of the Bikeway into the public realm. The current Bicentennial Bikeway includes a section where there is no dedicated pedestrian path or clear separation between cyclists and pedestrians. As part of the upgrades, a shared area will be designated and while this will reduce bicycle speed in this section, the creation of a shared zone will have minimal impact on overall travel time and will improve pedestrian and cyclist safety.

Figure 46 – Cyclist Connectivity (Volume 3, Attachment A - Urban Design Master Plan Report)

VEHICLE MOVEMENTS Vehicle movements and the functionality of the existing road network for bus and vehicle movement is maintained:

 The on ramps and off ramps to the REX are retained (without structural augmentation). The ultimate design maintains William Street as a two-way road with some changes to central medians and pedestrian movements proposed. The strategy for the location of the access and egress points is to locate these to minimise impacts on queuing on and off ramps to the REX;

 Significant upgrades to William Street and the verges to George Street are proposed. Upgrades will also be undertaken for the intersection of William and Margaret Streets, William and Elizabeth Streets, William and Alice Streets and North Quay and the Victoria Bridge; and

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 Matters relating to vehicle access, traffic movements and the functionality of the local road network are addressed in the Traffic Engineering Report prepared by TTM Consulting in Volume 3, Attachment G.

WATER INFRASTRUCTURE Water-based access and infrastructure is an important element within the PoD and additional landing enhancement opportunities, as referenced in Development Scheme Map 2, are facilitated.

SUMMARY In all, the PoD facilitates improved connectivity of QWB with the City Centre, South Bank, administration and government functions, education facilities (QUT), and employment opportunities in the CBD and other key parts of the City through proposed changes to the transport network and upgrades to pedestrian and cyclist facilities. Ultimately QWBIRD will be a globally significant destination. Getting to and from this destination will be possible via many different transport modes including public and private transport such as private vehicles, taxis, buses and trains (it is noted that access to the local rail network is some distance from the site and may require another mode of transport), as well as a pedestrian or cyclist traffic. The functionality of the road network for bus and vehicle movement is maintained by the QWBIRD, and the proposed upgrades are considered appropriate to adequately manage traffic impacts and provide separation of vehicle types as necessary. The QWBIRD will involve significant improvements to the pedestrian and cyclist experience through enhancements to the public realm. Changes to Queens Wharf Road to create a shared zone will also significantly improve the experience through the public realm along the river’s edge for pedestrians and cyclists. Public realm upgrades along street frontages will also enhance the moveability and permeability of the QWB. 7.1.4.3. Heritage and Cultural Value Section 3.2.3 of the Structural Elements of the Development Scheme relates to Heritage and Cultural Values and seeks the “conservation and adaptive reuse of Heritage Places including State and local heritage structures for community, retail or commercial uses that contribute to and complement activity within the PDA.” The PoD proposes the retention and adaptive re-use of all State and local heritage buildings within the PDA. The Heritage Places will be adapted and redeveloped to accommodate a wide range of uses, including retail, commercial, restaurant and food and beverage, entertainment and community uses. The restoration and reuse of these building will occur generally in accordance with individual CMPs prepared for each of the Heritage Places as listed in Schedule 3: Heritage Places (note: CMPs have been prepared for the State Heritage Places only). Heritage Places are listed in Schedule 3 to the Development Scheme. The Development Scheme provides that "Development should demonstrate practical conformance with the requirements, standards and guidance identified in the Developing Heritage Places: Using the development criteria document, prepared by the Department of Environment and Heritage Protection 2013". The CMPs prepared for each of the State heritage places have been prepared having regard to the Burra Charter of Australia ICOMOS. The PoD includes Sub-Precinct Intent and Specific Design Criteria relating to the adaptive reuse of heritage buildings. In addition to the CMPs, a CHAR has also been prepared (Volume 3, Attachment D of this application). The CHAR provides an in-depth analysis of the QWB site from a heritage perspective, acknowledging that the Heritage Places within the overall site are individually listed and that there is no collective heritage designation for the site. The CHAR also reviews current approaches to new development within a historical context, drawing upon best-practice literature, guidelines and worldwide examples and then proposes a set of principles that will apply to new built form within QWB. These principles seek to ensure new development

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is successfully integrated with the historic fabric of the site. These principles are embodied within the PoD criteria. In all, the PoD achieves 3.2.3 of the Structural Elements of the Development Scheme and incorporates the retention and re-use of all existing heritage elements within the PDA. 7.1.4.4. Public Realm Section 3.2.4 of the Structural Elements of the Development Scheme relate to the public realm and state:

 “Preserves the location and size of Miller and Queen’s Park while enhancing them to provide connectivity to the surrounding area and the core of the precinct as well as contribute to activity within the PDA.

 Establishes new, improved and different types of public realm spaces across the PDA, including plazas and parkland adjacent to the REX, that are publicly accessible at all times and provide for a range of cultural events as well as recreational, tourism, entertainment and other activities.

 Activates and enhances the public realm with retail, residential, commercial and community related development to complement the PDA and greater Brisbane as a tourism destination.

 Provides for improved integration and connectivity between the rest of the Brisbane CBD, public realm and the Brisbane River.”

The public realm of the QWBIRD, because of its quality and interconnectivity will become a must-see part of the city. The quality and level of activity in the public realm will underpin the success of the development and the city’s urban life at a broader scale. The PoD establishes a framework, whereby each Sub-Precinct will have a unique character, but be tied together, creating lateral harmony despite the challenging topography and vertical level changes. In terms of public realm, the QWBIRD proposes numerous public spaces and precincts providing activation to the river’s edge and integrating into the IRD and surrounding uses. These public spaces (principally located in Precincts 1c, 1d and 1e) will create new spaces for active and passive recreation, entertainment and public art. These spaces also provide active uses and development adjoining the river providing opportunities for improved connectivity to this space and the water. The public realm strategy is detailed in the Urban Design Master Plan Report (Volume 3, Attachment A) and the Landscape Concept Report (Volume 3, Attachment B).

Miller Park and Queen’s Gardens (identified as ‘Queen’s Park’ in the Development Scheme), will be retained and predominately used for open space. Connectivity of the park as a cross block link will also be retained, maintaining a link from the Elizabeth and George Street corner to William Street and connecting to Miller Park. The PoD and Landscape Concept Report (Volume 3, Attachment B) provide for significant improvements to Queen’s Gardens and include the use of the ‘underground’ area of Queen’s Gardens as a retail space and to facilitate this, changes to the park level of Queen’s Gardens will be required (and are allowable within the PoD).

In terms of the specific Structural Elements of the Development Scheme, the proposal:

 Retains Queen’s Gardens with improvements and upgrades to this space to create a flexible and open public space with improved amenity, accessibility and a day-to-day for meeting and passive recreation;

 Creates numerous public spaces providing activation to the river’s edge and integrating into the IRD and surrounding uses. These public spaces (principally located in Precincts 1c, 1d and 1e) will create new spaces for active and passive recreation, entertainment and public art opportunities;

 Reinforces QWBIRD as a tourist destination; and

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 Provides active uses and development adjoining the river providing opportunities for improved connectivity to this space and the water.

The public realm strategy is detailed in the Urban Design Master Plan Report (Volume 3, Attachment A) and the Landscape Concept Report (Volume 3, Attachment B).

While the QWBIRD anticipates changes to the functional layout of Queen’s Gardens, the proposal preserves Miller Park and Queen’s Gardens for park activities and improving pedestrian connectivity through these spaces. The PoD also facilitates an improved public realm across QWB and enhances connectivity to the river. 7.1.4.5. Environment and Sustainability The Structural Elements of the Development Scheme as they relate to Environment and Sustainability states that PDA assessable development:

 “Protects the natural and cultural values of the Brisbane River including sensitive treatment of significant vegetation or appropriate mitigation measures, having regard to the need to undertake tidal works and public realm improvements along and within the Brisbane River.

 Promotes subtropical design outcomes in the core development and other development across the PDA.”

The river is an integral part of what gives Brisbane its character and distinction, wrapping around the CBD and connecting it with the Queensland coastline. The PoD requires the incorporation of sensitive treatments along the river’s edge in the creation of the public spaces in this location and significant vegetation, including mangroves, is to be retained wherever practicable. Elements relating to environment and sustainability are included in the PoD for each precinct and these relate to flood and stormwater risk and management and ecologically sustainable development. QWBIRD will be a city shaping, iconic waterfront development. The architectural design proposed will complement the subtropical climate and character of Brisbane and will carefully integrate the public realm and landscape elements into the surrounding streetscape. The Specific Design Criteria focus on subtropical architectural design and ensuring built form is innovative and adds variety and interest to the Brisbane skyline. Where adjoining heritage buildings the built form is to contrast the fabric of the heritage buildings to create new views and juxtapositions. 7.1.4.6. Structural Elements – Map 2 As noted above, the key Structural Elements are also identified in Map 2 of the Development Scheme. The PoD requires development to be consistent with the Structural Elements identified on Map 2:

 Locates the IRD as the iconic core of the development (in the indicative location shown on Map 2);

 Creates a public plaza space adjoining the Brisbane River and the IRD creating an attractive public space linking to South Bank and the Cultural Precinct;

 Retains State and local heritage buildings and elements;

 Incorporates a pedestrian bridge linking the IRD with South Bank;

 Redevelops Queens Wharf Road as a shared zone, with vehicle movements to be limited to give priority to pedestrians and cyclists;

 Retains significant views from Miller Park to the Brisbane River;

 Upgrades the significant intersections identified on Map 2;

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 Provides cross block links in the indicative locations identified on Map 2;

 Revitalises key pedestrian spaces and proposes an upgrade to the Bicentennial Bikeway;

 Incorporates opportunities for additional landings and moorings; and

 Protects the significant vegetation and existing ferry terminals identified on Map 2.

7.1.5. PDA-Wide Criteria The PDA-wide criteria described in Section 3.5 of the Development Scheme set out the criteria that apply to all PDA assessable development. The PDA-wide criteria relate to seven key elements, these being:

 Urban Design;

 Built Form;

 Street and Movement Network;

 Public Realm;

 Environment and Sustainability;

 Community Safety and Development Constraints; and

 Service Infrastructure.

Each of these elements include a number of ‘outcomes’ or requirements for development. A detailed assessment of the proposed development against these ‘outcomes’ is provided in Appendix D of this report, with a summary only provided below. 7.1.5.1. Urban Design The Urban Design PDA-wide criteria in Section 3.5.1 of the Development Scheme primarily relate to built form, the type and arrangement of buildings, the design of streets and public spaces and the achieving best practice urban design outcomes. The QWBIRD will deliver an unprecedented urban renewal project, reactivating approximately twenty percent of the CBD, riverbank and urban edge in a single, world class, integrated resort development. An assessment against each element Section 3.5.1 of the Development Scheme is provided in Appendix D of this report, and the following provides an overview of the achievement of the Urban Design outcomes sought by the Development Scheme. In support of the PoD, the Urban Design Master Plan Report (Volume 3, Attachment A) establishes the rationale and justification for the urban design approach and strategy for QWB. The PoD adopts these urban design principles and includes them as specific design criteria for development. The PoD and the ultimate development intended, achieve the Urban Design criteria by:

 Creating of a world class, iconic development and tourist destination in this key location in the City. Precinct 1 facilitates the creation of an IRD and includes detailed development controls to for the future design and form of this core element;

 Establishing criteria to require an architecturally designed built form which incorporates distinctive subtropical design elements which complement the climate, character and city form;

 Including Specific Design Criteria are included relating to a wide range of matters including architectural design and heritage integration. The criteria include examples of how a future development may achieve

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these intended outcomes through possible design solutions (examples of acceptable and not acceptable design outcomes);

 Facilitating the development of an IRD with a wide range of uses and activities providing for a broad mix of tourism, entertainment, retail, restaurant, community, commercial and residential uses. The IRD, includes a casino, multiple hotels, residential apartments and extensive retail, entertainment and restaurant uses. These activities will frame the pedestrian spaces creating a vibrant environment of pedestrian activity;

 Activating QWB through the creation of useable public spaces linking key elements of the precinct with the City, river and South Bank. Cross block links and improved pedestrian access to the CBD, George Street, QUT and the government precinct will also be provided;

 Activating the river’s edge and foreshore with a changing program of events, flexible seating, opportunities for recreation and amphitheatre style spaces. The activation of the public realm will play a significant role in supporting a safe environment, with casual surveillance over QWB during the day and night;

 Extending pedestrian connectivity from the existing city grid north of George Street has been extended down to the river’s edge. Investing in existing laneways and the creation of new laneways will deliver a fine grain pedestrian strategy, assisting in transitioning pedestrians from the formal, structured city grid to the open river’s edge;

 Facilitating easy access to the CBD, South Bank, employment and transport;

 Retaining of significant views to, through and from the PDA. The IRD has been designed to complement the city skyline, as well as taking advantage of the aspect and views from this site;

 Retaining and re-using the State and local heritage buildings located within the PDA;

 Creating an iconic, world class built form that which will define the city skyline;

 Reinvigorating this part of the city, re-using existing buildings and creating new spaces and structures;

 Complementing the topography of QWB, providing activated edges throughout the site which sleeve internal access and back of house facilities and car parking;

 Incorporating water sensitive urban design; and

 Creating a destination and tourist hub in this location.

Further detail on the proposed design is contained in the Urban Design Master Plan Report (Volume 3, Attachment A) and the Landscape Concept Report (Volume 3, Attachment B). Matters relating to the integration of the built form with the existing heritage buildings is a key element of the Development Scheme and these principles are included within the PoD. In particular, specific design criteria are included relating to themes of integration including materiality, facade elements, proportion and scale and mass. 7.1.5.2. Built Form The built form elements focus on achieving an architecturally designed built form which conserves the historical and cultural values of the area. The PoD sets out development requirements so that QWBIRD will achieve these ‘outcomes’ and be an iconic, world class and city shaping development that will become a destination. The ultimate development will result in a built form that makes a significant contribution to the City’s skyline adopting a strategic approach to building heights and massing, deliberately stepping down the

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skyline towards the Land Administration Building, Parliament House and the river’s edge. Development, as required by the PoD, will consist of a series of slender towers that combine on the ground plane, with a public space that will integrate with the surrounding city fabric. The PoD includes Specific Design Criteria for each Precinct and Sub-Precinct relating to built form. These Specific Design Criteria are Sub-Precinct specific and focus on achieving the specific design intent for each Sub-Precinct. Maximum gross floor area requirements, along with building setbacks are also included. In terms of building setbacks, the proposed setbacks are specified in the PoD as minimum setback requirements for development. These vary for each Sub-Precinct and building and have been specifically determined in consideration of the design intent. An assessment against each element Section 3.5.2 of the Development Scheme is provided in Appendix D of this report, and the following provides more general commentary regarding the achievement of the Built Form outcomes. The QWBIRD will be designed to:

 Retain and re-use the State and local Heritage Places within the PDA;

 Create an attractive and functional pedestrian realm which provides improved connectivity between QWB, the river, the City core and South Bank, with uses activating these key pedestrian spaces;

 Be architecturally designed incorporating distinctive subtropical design elements which complement the climate, character and city form;

 Be of a height and scale that complements this location, stepping down the skyline towards lower administration buildings and the river’s edge. The building height is within the maximum height permitted by operational airspace requirements;

 Create a highly permeable and active ground plane which interfaces with the surrounding streetscape elements. Above the ground plane the variation in the building form and tower elements provides visual interest and sufficient separation between the tower elements;

 Provide significant landscaping within the public realm and within the buildings that will cascade up the towers and on the various open air recreational decks;

 Consolidate the car park and servicing to minimise impact on the local traffic network; and

 Minimise noise, light and odour impacts on surrounding development and activities.

The key considerations in the Development Scheme relating to built form relate to:

 Subtropical design;

 Integration with Heritage Places; and

 Building elements over streets.

SUBTROPICAL DESIGN The PoD includes detailed design provisions for each precinct and sub-precinct addressing a both land use and built form. In addition to the specific Sub-Precinct Intent and Specific Design Criteria, Section 5.6 of the PoD includes General and Specific Use Criteria relating to Architectural Design, including specifically subtropical design. The General and Specific Use Criteria provide key principles, along with examples of permitted development and development that is not permitted.

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INTEGRATION WITH HERITAGE PLACES Integration with Heritage Places is one of the key elements of the PoD. The principles of the CHAR (Volume 3, Attachment C) are included within the PoD framework and set out requirements relating to integration. The PoD is guided by the heritage implementation strategy which is premised on three key elements, as shown in the figure below:

The PoD and the CHAR (Volume 3, Attachment C) focus on the principle that “new work should respect the significance of a place through consideration of its siting, bulk, form, scale, character, colour, texture and material. Imitation should generally be avoided.” The Specific Design Criteria for each Sub-Precinct detail provisions specifying minimum setback distances to heritage elements. Furthermore, as with subtropical design, the PoD includes General and Specific Use Criteria relating to a number of principles, imagery and ‘examples’ of Permitted Development and Not-Permitted Development. The General and Specific Use Criteria relate to scale and mass, proportion, facade elements and materiality to ensure heritage integration is paramount. WHERE BUILDING OVER WILLIAM STREET As anticipated under the Development Scheme, the PoD allows for the development to be built over William Street. The Development Scheme includes PDA-wide criteria which specifically apply where a building over William Street is proposed. The PDA-wide criteria specify the following requirements where a building is built over William Street:

 “Optimise visual and natural light permeability and ventilation

 Preserve vehicle and pedestrian connectivity along William street

 Provide for public accessibility at all times

 Provide a minimum 12 metre clearance from street level to maintain view corridors

 Minimise the footprint and visual impact

 Provide an highly activated inclusive and welcoming public streetscape at the ground level and podia

 Respect the relationship and interface with adjoining heritage places and seek to minimise adverse impacts on the cultural heritage significance of the area.”

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The PoD allows for the development (future IRD in Precinct 1a) to be built over William Street. In addressing the PDA-Wide Criteria, the PoD framework ensures that the future design of any build over William Street will be consistent with the Development Scheme. The PoD establishes criteria in Section 5.2.2.2 and 5.6 which:

 Ensure that the ultimate design will allow for natural light, breezes and ventilation within this space;

 Maintain vehicle movements and pedestrian connectivity along William Street and ensure these movements are not restricted at any time;

 Require the design of this space and building edge (at street level) to be highly activated with a ‘fine mesh’ of laneways, plazas and green spaces providing an attractive and useable pedestrian space;

 Appropriately manage the interface between the proposed built form and adjoining heritage places. The PoD criteria require the build over William Street to achieve a minimum 12 meter clearance (to the underside of the finished surface of the podium from the kerb), to retain views down this axis of William Street. The PoD provisions do however allow for pedestrian bridges over William Street (separate to the building element) to be at a lower height. While it is accepted that the proposed clearance, given the pedestrian bridges, will be less than 12 meters as specified in the Development Scheme, the required clearances and intended design are considered appropriate in the context of the QWBIRD and the overall intent of this precinct (refer to Section 8.1.2 and 8.2.1 below for further details). The Visual Assessment included in the Urban Design Master Plan Report (Volume 3, Attachment A), shows the views along William Street with the proposed built form and demonstrates that for pedestrians and motorists the views along William Street, while being framed by a built form, will be maintained. The built form over William Street is also discussed in further detail in Section 8.1.2 and 8.2.1 below. Further detail regarding the built form, scale and massing of the QWBIRD is in the Urban Design Master Plan Report prepared by Urbis in Volume 3, Attachment A. In all it is considered that the PoD advances the elements of the Development Scheme as they relate to built form. 7.1.5.3. Street and Movement Network The PDA-wide criteria of the Development Scheme as they relate to the Street and Movement Network require, in summary, the delivery of a high quality street and movement network. An assessment against each element of Section 3.5.3 of the Development Scheme is provided in Appendix D of this report, and the following provides more general commentary regarding the achievement of the Street and Movement Network outcomes. The PoD establishes criteria to ensure that the future QWBIRD development will address George Street and William Street. The PoD proposes that George Street will be maintained as the higher order street with the form and character of the street maintained, and that upgrades to the verges of George Street will occur. The character and experience of William Street will be altered, particularly within the vicinity of the proposed IRD. The carriageway will be selectively narrowed, to accommodate increased verge widths for pedestrian movement. There will also be further changes to William Street around the porte-cochere for the IRD in Precinct 1a. Upgrades will also be undertaken for the intersections of William and Margaret Streets, William and Elizabeth Streets, William and Alice Streets and North Quay and the Victoria Bridge. In terms of pedestrian and cyclist movements, pedestrian connectivity is the fundamental element to the viability and functionality of the development. George Street will remain the primary pedestrian thoroughfare, connecting the City core with the administration and parliament precinct on George and Alice Streets. A shared space along Queens Wharf Road will be created, focusing on pedestrian and cyclist movements, although service vehicle access will be available. Changes and upgrades to the Bicentennial Bikeway are also proposed creating a shared zone along with riverfront, similar to the South Bank promenade in sections, and dedicated cycleways in others. The PoD seeks to provide a legible built form and structures through the public realm and wayfinding. The intent is to bring the elements, including public realm, events, architecture and recreation, together in a way that makes movement into, through and out of the QWBIRD intuitive. The design has been undertaken to

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use physical features to act as guides. Architectural elements, such as the bridge and the IRD are designed to act as wayfinding devices for arrival into the QWBIRD. The architectural design of the QWBIRD will also act as a beacon to the QWB from other areas of the CBD. The vertical movements, such as the lift towers and escalators from the public realm into the IRD, Recreation Deck and bridge, have been designed within the architectural footprint, aligned at the perimeters of key vistas, and cross block links to assist in wayfinding along the river’s edge. The public realm and built form has been designed having regard to equitable access, with a number of the public realm areas incorporating design measures to overcome the topography. The complex topography of QWB, with significant, uneven fall from George Street down to the river’s edge makes equitable access at all points and cross block links difficult to achieve. Miller Park has undergone a redesign from its current state in order to accommodate access for all, given that it is currently only accessible by steps. The public realm will use a combination of steps and ramping to allow access through the site. The specific access and street network design includes:

 Separation of user groups by locating the access to car parks separate to any porte-cochere facilities;

 Provision of 2,300 car parking spaces for non-residential uses, plus parking for residential and short term accommodation. The residential and short-term accommodation rates are generally consistent with the Brisbane City Council Traffic, Access, Parking and Servicing Planning Scheme Policy (TAPS Policy), although alternate rates are proposed for non-residential uses – this matter is discussed in further detail in Section 8.2 below;

 Service vehicle access and car park access only via the shared zone on Queens Wharf Road;

 Creation of new cross block links within QWB;

 Extensive public realm improvements and enhancements to improve pedestrian and cyclist connectivity and access to the site;

 The development of a new pedestrian bridge between QWBIRD and South Bank; and

 Easy connection to public transport (bus and ferry). Further detail on the proposed transport network and access arrangements are included in the Traffic Engineering Report prepared by TTM Consulting in Volume 3, Attachment G of this report. In all, the proposed traffic network and access arrangements maintain a clear structure and ‘hierarchy’ of roads and spaces and create safe and pleasant pedestrian and cyclist spaces. The capacity of the current and future road network has been considered in the determination of the necessary and/or proposed upgrades to the streets. 7.1.5.4. Public Realm The PDA-wide criteria for public realm focus on delivering an attractive, high quality, accessible, well- connected, multi-functional public realm. An assessment against each element Section 3.5.4 of the Development Scheme is provided in Appendix D of this report, and the following provides more general commentary regarding the achievement of the Public Realm outcomes through the provision of a public realm which:

 Creates a series of high-quality spaces and experiences that function as both individual elements and integrate with the whole development. The spaces are robust in their design and use of materials contributing towards the “local identify and distinctiveness” of the PDA, as well as creating a unique character setting for Brisbane;

 Is accessible at all times to the public, free of charge, and provides equitable access for all;

 Safe and inviting, allowing for day and night activity;

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 Activates the river frontage – waterline park and boardwalks – with a mix of temporary, semi-permanent and permanent uses, including passive and active recreation, tourism, moorings and food and drink outlets. A variety of flexible urban seating and amphitheatres creates opportunities for changing the public space for events, markets and recreation;

 Creates a connection between the future IRD and South Bank linking these cultural and tourist precincts via a new pedestrian bridge;

 Involves significant upgrades to the riverside pathway (Bicentennial Bikeway) network to improve safety and legibility;

 Involves significant upgrades to Miller Park to improve accessibility from Queens Wharf Road to William Street. Queen’s Gardens will also be significantly improved to provide additional shading, improved pedestrian connections and changes to transform the space into a more attractive and useable space;

 Improves pedestrian connections throughout the area, providing improved circulation and cross block links. Queens Wharf Road will be transformed into a shared space with pedestrians and cyclists given priority;

 Will retain existing significant vegetation, where practicable; and

 Complements the heritage values of QWB. The majority of the public realm upgrades and improvements, as outlined above, will occur at the river’s edge meandering up the Brisbane Steps to George Street. The PoD ensure the IRD creates significant vantage points and recreation opportunities, with the pedestrian bridge connection to South Bank and the Recreation Deck connecting from the bridge into the IRD. The significant upgrades to the river’s edge, including the expansion to create the foreshore in Sub-Precinct 1e, will provide a variety of water-based recreation along the length of QWB. Further, the public realm improvements will include significant upgrades to the riverside pathway network to improve safety and legibility and to separate pedestrians and cyclists where possible. The public realm strategy is detailed in the Landscape Concept Report included in Volume 3, Attachment B. In all, it is considered that matters relating to Public Realm as described in the Development Scheme are adequately reflected in the PoD. 7.1.5.5. Environment and Sustainability The elements of the Development Scheme relating to environment and sustainability focus on design, the siting and the layout of development and sustainability. An assessment against each element Section 3.5.5 of the Development Scheme is provided in Appendix D of this report, and the following provides more general commentary regarding the achievement of the Environment and Sustainability outcomes. In achieving these outcomes the PoD:

 Requires that development is designed to support and protect water quality through the use of best practice total water cycle management and WSUD principles;

 Protects significant environmental and ecological values, having regard to the need to undertake tidal works and public realm improvements along and within the Brisbane River and streetscape works; the management of impacts on significant vegetation; and promotion of biodiversity through retention of remnant vegetation, marine plants and habitat for fauna.

 Encourages the incorporation of innovative and efficient energy principles and strategies to reduce water demand, improve efficiency in water supply and re-use water. As such, Water Sensitive Urban Design principles in conjunction with other stormwater management processes will be incorporated into the approach to stormwater management; and

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 Requires development be designed to retain the environmental values of the site. In particular, the Development Scheme identified one area of significant vegetation in the PDA, associated with the patch of mangroves in the Goodwill Extension area, fronting QUT and the Queensland Parliament. The proposed Mangrove Boardwalk and The Landing will retain identified mangroves wherever practicable. More specifically;

 Matters of State Environmental Significance (MSES) within QWB have been considered as part of the Environmental Assessment Report provided in Volume 3, Attachment F. It identified the Marine plants and Wetlands of high ecological significance MSES matters. In protecting these MSES, the design of foreshore infrastructure will, wherever practicable, avoid mangrove areas and individual mature mangrove trees;

 Where practicable significant terrestrial vegetation within the QWB PDA will be retained, with large, significant native trees including a mature Forest Red Gum and several Hoop Pine trees retained (refer to Volume 3, Attachment F);

 New buildings will be designed to be 5 or 6 star Green-star rated and include measures for stormwater management, energy conservation and waste minimisation;

 Landscape works that incorporate areas of deep planting are possible in public realm areas, including The Landing. A mixture of locally occurring, native tree species will be proposed in this area; and

 A series of Management Plans as outlined in Section 6 of the PoD will be undertaken at the appropriate stage. 7.1.5.6. Community Safety and Development Constraints The PDA-wide criteria relating to community safety and development constraints focus on the location, siting, design, construction and operation of development. An assessment against each element from Section 3.5.6 of the Development Scheme is provided in Appendix D of this report, and the following provides more general commentary regarding the achievement of the Community Safety and Development Constraints. The PoD includes specific requirements for the design and functionality of the public realm. Technical matters relating to traffic, noise, air quality are also specifically addressed with minimum requirements for these elements for construction and design of future development. In addressing these matters, the PoD has considered the requirements of Section 3.5.6 and:

 Existing noise levels at the site are dominated by traffic noise associated with the REX and surrounding road network. The noise levels and measures are proposed to avoid, manage and/or mitigate impacts associated with existing noise generating activities. These noise levels are specifically addressed in the Acoustic Assessment prepared by Acoustic Logic (Volume 3, Attachment M). Specific Acoustic criteria are also included in the Technical Criteria in Section 6.1 of the PoD;

 Matters relating to air quality, and associated with the REX and other transport corridors are addressed in detailed investigation and analysis of air quality undertaken in the Air Quality Assessment prepared by ASK Consulting Engineers (Volume 3, Attachment N). Specific criteria regarding Air Quality Impacts are also included in the Technical Criteria in Section 6.1 of the PoD;

 Matters relating to cultural heritage and the protection of the building fabric of the heritage structures are addresses in the CMPs and Archaeological Management Plan in Volume 3, Attachments D and E. Additionally, Section 6.1 of the PoD provides for specific Technical Criteria regarding archaeological and conservation management, and heritage interpretation;

 Essential community infrastructure is required to be located above 5.9m AHD (this is 5.4m AHD RFL + 500mm freeboard) to assisting in avoiding outages during and immediately after an inundation event; and

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 The PoD also requires that development is carried out generally in accordance with the Hydraulic Assessment (Volume 3, Attachment K) and associated Technical Criteria in the PoD, summarised as:  Essential Services to be located above 5.9m AHD (this is 5.4m AHD RFL + 500mm freeboard); *  All levels from basement and above protected to a minimum level of 5.4m AHD RFL via food barrier protection;  Foreshore structures designed for a 1000 year ULS (extreme case); and  Pedestrian and cyclist paths comply with the minimum flood planning levels: above HAT + 0.3m. With regards to construction matters, specific consideration will be needed to appropriately assess that various requirements of each potential phase of construction. The specific controls will be developed further and consolidated into the respective management plans, however preliminary information is included within the Construction Management Plan in Volume 3, Attachment R. 7.1.5.7. Service Infrastructure Section 3.5.7 of the Development Scheme provides that design and operation of development, including construction is to support the efficient delivery and operation of infrastructure. An assessment against each element from Section 3.5.7 is provided in Appendix D of this report, and the following provides more general commentary regarding the achievement of the Service Infrastructure outcomes. In addressing these requirements:

 Detailed traffic modelling of the expected traffic generated by the development has been undertaken by TTM Consulting (Volume 3, Attachment G) and the report concludes that the development scenario does not increase, or reduce, the queuing of vehicles onto the REX from Margaret Street. It is expected the development will improve the queuing of vehicles from William Street into Margaret Street. The majority of intersections and streets are sufficient to cater the expected traffic increases to 2031;

 Intersection upgrade works are anticipated for a number of intersections as specified by the Traffic Engineering Report (Volume 3, Attachment G) of this application. It is however expected that the majority of these upgrades will be in the form of traffic signal operation and line markings on the roads to allow more efficient use of the intersection and to minimise wait and queuing times. These upgrades will mitigate the impact of the proposed development;

 The site is already serviced by sewer, water and stormwater infrastructure given that it is part of the Brisbane CBD. Given the size of the future development, and the concurrent nature of the development, gradual and sequential upgrading of infrastructure as demand increases is not possible. As a result, it is anticipated that a number of the different services will need to be upgraded in and around the development site, to cater for the size of the project, including sewer network upgrades and new water connections;

 The PoD allows for areas for temporary and pop-up events, and access to water and power for these types of events will be facilitated through the design; and

 Infrastructure services will be designed and located to maximise efficiency and ease of maintenance for ongoing operations. Details regarding the current infrastructure and capacity and future infrastructure capacity, demand and potential future requirements are in the Civil Works and Infrastructure Report (Volume 3, Attachment I), with future infrastructure requirements outlined in the Infrastructure Master Plan (Volume 3, Attachment H). 7.1.6. Infrastructure Master Plan The infrastructure requirements described in Section 4.1 of the Development Scheme relate to:

 Transport;

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 The public realm and public spaces;

 Stormwater; and

 Water and waste water. Infrastructure associated with the future development scenario of the QWBIRD is addressed in the Infrastructure Master Plan, prepared by Urbis Pty Ltd, Cusp, Rider Levett Bucknall, TTM Consulting and Bornhorst & Ward (Volume 3, Attachment H), the Civil Works and Infrastructure Report prepared by Bornhorst & Ward (Volume 3, Attachment I), the Traffic Engineering Report prepared by TTM Consulting (Volume 3, Attachment G), and the Landscape Concept Report prepared by Urbis Pty Ltd and Cusp (Volume 3, Attachment B). The Infrastructure Master Plan identifies the existing and proposed GFA for the purposes of infrastructure charging. The Infrastructure Master Plan identifies potential trunk infrastructure works that are required by the Development Scheme, and as deemed necessary by the PoD. Consistent with the requirements of Section 4.4 the Infrastructure Master Plan (IMP):

 Relates to the whole PDA except the area identified in Section 4.2 of the Development Scheme as Area B (where “applicable provisions of the Brisbane City Local Government Infrastructure Plan apply”).

 Details where works are required to connect to both the existing network and any future planned (or necessary) network infrastructure;

 Specifies the overall infrastructure works proposed;

 Indicates how the infrastructure will be constructed and provided; and

 Demonstrates compliance with the minimum standards and requirements for the provision of infrastructure. 7.1.7. Implementation Strategy Section 5 of the Development Scheme includes an Implementation Strategy. The implementation strategy provides four key focus areas for the demonstration of deliverables, with each of these focus areas set up to include an objective an actions. The focus areas of this strategy are:

 Delivering a world-class integrated resort development;

 Delivering a high-quality public realm;

 Conservation and adaptive re-use of heritage buildings and places; and

 Environment and sustainability. A description of how the PoD is consistent with the objectives and facilitates a future development that achieves these objectives is described below. 7.1.7.1. Delivering a World Class Integrated Resort Development The objective for ‘Delivering a World Class Integrated Resort Development’ in accordance with the Development Scheme is:

“To deliver a world-class, landmark integrated resort development intended to place Brisbane and Queensland on the world stage as an international tourism destination.”

The PoD framework will facilitate the development of an IRD which will be an iconic, world class development on the north bank of the Brisbane River. The development framework provides for a broad mix

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of uses including entertainment, retail, residential, commercial and community uses and extensive public spaces which will create a tourist destination in this location. The IRD contemplated by the PoD includes a casino, multiple luxury hotels, boutique retail facilities, bars, restaurants and food tenancies, conference and entertainment spaces, expansive recreational facilities and high quality public spaces. The PoD facilitates the achievement of this objective through the establishment of a development framework which achieves a development consistent with the Land Use Plan and that advances the vision of the PDA. 7.1.7.2. Delivering a High Quality Public Realm The objective for ‘Delivering High Quality Public Realm’ in accordance with the Development Scheme is:

“To draw people to the QWB PDA and the north bank of the Brisbane River through new public realm that enriches and enhances the precinct experience and significantly augments existing community infrastructure.”

The future development anticipated by the PoD will deliver a high quality public realm which will activate this important riverside space and create an iconic tourist destination on the north bank of the Brisbane River. QWBIRD will offer a wide range of public recreation facilities, places for entertainment and hosting outdoor performances, enhance the pedestrian and cycle network throughout QWB and deliver a pedestrian bridge linking the IRD to the South Bank. Improved pedestrian connections between the PDA and the City Centre, administration and government precinct and other key features of the city will also be created. The PoD criteria in association with the Landscape Concept Report (Volume 3, Attachment B) set out the public realm strategy for QWBIRD. 7.1.7.3. Conservation and Adaptive Re-use of Heritage Buildings and Places The objective for the Conservation and Adaptive Re-use of Heritage Buildings and Places in accordance with the Development Scheme is:

“The adaptive reuse of the heritage buildings and places within the QWB PDA acts as a catalyst for revitalising riverside public spaces and creating a distinctive character and identity for QWB.”

The PoD requires the retention and adaptive re-use of the State and local heritage listed places within the QWB PDA. The adaptive re-use of these buildings and places will revitalise QWB and contribute to the creation of a distinctive character. The PoD includes Specific Development Criteria relating to heritage integration and these criteria reflect the heritage integration strategy proposed in the CHAR (Volume 3, Attachment C). The CMPs included in Volume 3, Attachment D ensure the retention and appropriate adaptive re-use of the heritage buildings through criteria to be used in the Compliance Assessment process. 7.1.7.4. Environment and Sustainability The objective for Environment and Sustainability in accordance with the Development Scheme is:

“To provide that development protects the environment and encourages ecologically sustainable development in the QWB PDA.”

The significance of the Brisbane River as a feature and environmentally valuable component of the City is reflected in the PoD with the protection of this waterway. Development is designed to integrate with the river space and create a public realm which will encourage activity and pedestrian movement in this space. Landscaping and building design will focus on subtropical design that is climatically responsive. The overall design will create a world-class development, with innovative design in energy and water efficiency and waste reduction.

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7.1.8. Relevant Guidelines and Codes The Development Scheme identifies Guidelines and Codes which are applicable to development within the QWB PDA. The Guidelines specific to QWBIRD that are relevant to this Development Application is the Public Realm and Movement Network Planning and Design Guideline. Other guidelines relevant to this Development Application include:

 Australian Standards AS/NZS 2890 (Set): 2009 Parking Facilities;

 Australian Standards AS 4282 1997 Control of the Obtrusive Effects of Outdoor Lighting;

 Austroads guidelines;

 Burra Charter: The Australia ICOMOS Charter for Places of Cultural Significance 1999;

 Crime Prevention through Environmental Design (CPTED): Guidelines for Queensland (Queensland Police);

 Developing Heritage Places: Using the Development Criteria (Department of Environment and Heritage Protection);

 Environmental Protection (Air) Policy 2009;

 Environmental Protection (Noise) Policy 2008;

 Flood Overlay Mapping (Brisbane City Council);

 Guideline – Archaeological Investigations (Department of Environment and Heritage Protection);

 Guidelines for the Assessment of Road Impacts of Development (Department of Transport and Main Roads);

 Handbook 7, Australian Emergency Management Handbook Series;

 PDA Guideline No. 8 Medium and High Rise Buildings;

 PDA Guideline No. 13 Engineering Standards - Stormwater quantity and quality;

 Queensland Development Code Mandatory Part 4.1;

 Queensland Development Code Mandatory Part 4.4;

 Queensland Reconstruction Authority Guideline: Planning for stronger, more resilient electrical infrastructure;

 Queensland Urban Drainage Manual 2013 (Department of Energy and Water Supply);

 Road Planning and Design Manual (Department of Transport and Main Roads);

 Subtropical Design in South East Queensland - A Handbook for Planners, Developers and Decision Makers;

 Traffic, Access, Parking and Servicing Planning Scheme Policy (Brisbane City Council);

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 Traffic, Access, Parking and Servicing Code (Brisbane City Council);

 Transport and Main Roads Traffic Noise Management: Code of Practice with Respect to External Traffic Noise Levels; and

 Water Sensitive Urban Design Technical Design Guidelines for South East Queensland (Healthy Waterways). These guidelines have been addressed by this development application, either directly in the Planning & Design Report (this report) or the supporting information in Volume 3. 7.1.9. Conclusion In all, it is considered that the PoD advances the intent of the QWB PDA Development Scheme and the future planning for Brisbane. The PoD has been drafted to ensure high-quality development outcomes are in place to guide and control future development. The PoD will deliver a landmark development that advances the vision for QWB and will facilitate a development that will revitalise and transform this part of the city into an entertainment, tourist, recreation and cultural destination.

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8. KEY PLANNING CONSIDERATIONS Extensive consultation has taken place over the last 12-18 months with EDQ, Department of State Development, Queensland Heritage Council, Traffic and Transport Working Group (made up of representatives from Department of Transport and Main Roads, Brisbane City Council and Translink), Queensland Urban Design and Places Panel (QUDaPP) and other key stakeholders who will be involved in the assessment of this application. Throughout these discussions a number of ‘key matters’ or ‘key considerations’ have been identified. This section discusses the key matters relating to the project, and sets out the ‘sufficient grounds’ and public benefit of the development. 8.1. KEY MATTERS The overall development matters are discussed below and relate to broad PoD wide strategies including built form, heritage, the movement network (traffic, parking and the Bicentennial Bikeway) and public realm outcomes. In addition, the design outcomes sought for Queen’s Gardens and the proposed built form elements over William Street are also discussed below. These key matters address the considerations which have been specifically identified by key stakeholders. 8.1.1. Built Form Section 3.5.1 of the Development Scheme states that development in the QWB:

 Is to be of a height and scale that makes efficient use of land, is consistent with planned infrastructure, commensurate with the site area and protects the safety and functioning of the operational airspace of the Brisbane and Archerfield airport;

 Delivers architecturally, historically and culturally significant built form outcomes;

 Responds to the sub-tropical environment by demonstrating best practice sub-tropical design; and

 Is sensitive to the interface and relationship with heritage places.

The Development Scheme also establishes clear aspirations for iconic world-class and landmark development on site. The overall proposed scale and form of development as outlined in Section 4 of this report, and detailed throughout the PoD, will ultimately transform the character and form of this part of the city and the Brisbane skyline as a whole. The proposed built form parameters as outlined in the PoD were formulated following thorough analysis of the existing built form in QWB and surrounds. The Urban Design Master Plan Report (Volume 3, Attachment A) assesses the visual impact of development within the QWBIRD and the resultant change to the skyline. It is considered that there are three existing key built form typologies that characterise this part of the Brisbane CBD, each of which connect with QWB in one way or another. These being the formal grid pattern of the city, the ‘modern’ built form elements along the river’s edge and the heritage features of the CBD.

 The ‘urban grid’ that makes up the majority of the city’s form is typified by dense development built to boundary with a range of typically slender tower forms on podium;

 The ‘towers in plazas and gardens’ exist as a consistent form along many parts of the river’s edge. This typology of built form allows for views along streets to catch glimpses of the river and provides the ground plane space required for people to access the water itself and the activities that one might find there; and

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 The lower scale and dense ‘urban campus’ of QUT and the historic buildings along George Street.

Integrating these three typologies into QWBIRD is incredibly complex, but also presents an opportunity in architectural innovation. The proposed development scale and form aims to blend the low-rise and the high- rise skyline of the CBD. Providing low and visually interesting forms in the foreground will promote a sense of activity and human scale, whilst taller forms behind will add to the intensity of the city skyline, demarcating the transition to the core of the city centre. Building heights across the remainder of the CBD outside of the QWBIRD is not limited by planning legislation specifically, however, Airservices Australia and the Civil Aviation Safety Authority standards restrict any development above 274m AHD. The QWBIRD does not exceed this 274m AHD limitation. The overall composition of the proposed skyline is one of both low solid forms typified by the Treasury Building and the former Lands Administration Building, as well as the ongoing redefining of the skyline through existing developments and their proposed built form. The considered approach to the location of towers (Sub-Precinct 1a and Precinct 3), whilst affording some flexibility in terms of positioning, provides a concentration of higher buildings within the core of the QWBIRD, allowing for the retention of existing heritage structures and the redevelopment for low-density development along the riverfront. This variation in height within various PoD Precincts and Sub-Precincts supports the continued growth of the CBD, and continues the accepted urban design response to development adjoining heritage buildings across the CBD. When the site is viewed in the context of continued development in the surrounds, including 1 William Street, constructed at 46 storeys (260m), and 300 George Street, under construction up to 82 storeys (262m), these developments effectively create ‘bookends’ to the site, and will give context to the proposal (refer to Figure 47).

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Figure 47 – Skyline – Eastern Elevation and Northern Elevation (Volume 3, Attachment A – Urban Design Master Plan Report)

The PoD also outlines specific locations for towers, as well as podium heights, maximum GFA, boundary setbacks and separation requirements. Many of these requirements have been carefully formulated to provide sensitive relationships with the existing heritage buildings within QWB. The integration of heritage buildings is outlined further in Section 8.1.4 below. Additionally, the PoD encourages development to demonstrate subtropical character and architectural expression, as required by the Development Scheme. New built form will use layering of architectural and landscaping elements to create shade and recreational spaces, which in turn will create visual relief in the impact of new built form. It is intended that any towers will incorporate subtropical landscaping and design, providing a point of difference and breaking up the building materials in the towers themselves.

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The proposed heights, as outlined in the PoD, are consistent with the scale of buildings in the immediate surrounding area and reflect the strategic importance of the site. The additional built form parameters throughout each Sub-Precinct of the PoD regarding setbacks, tower locations, maximum floor plates and heritage integration design criteria ensure that new built form appropriately interfaces with existing heritage buildings. It is considered that the PoD establishes appropriate parameters to ensure that new built form on site makes best use of the redevelopment opportunity, provides for the continued emergence of a new CBD skyline, and retains the heritage significance of the site, and as such is consistent with the Development Scheme. 8.1.2. William Street Build Over William Street is recognised as an important view corridor from the Victoria Bridge southward, lined with the most intact contribution to heritage in Brisbane at the northern end of the street. Arguably the most important part of this view corridor is this northern end, from the Victoria Bridge to the former Government Printing Office and the former DPI building. Parliament House is located at the southern end of William Street and is mostly obscured from view for the majority of William Street by the fig tree on Alice Street – Figure 48 illustrates this.

Figure 48 – Existing View corridor along William Street (Urbis 2016)

As outlined in Section 7.1.5.2 the Development Scheme provides for and specifically contemplates development building built over William Street. This ‘design principle’ is adopted as part of the PoD and QWBIRD proposes the core development be built over William Street. This build over incorporates two distinct parameters, being:

 Clearance of the built form over street level; and

 Depth (or height) of the podium and the built form located over William Street. These elements are discussed below.

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It is relevant that the specific requirements for the proposed build over as contained in the Development Scheme relate primarily to the clearance of the build over and for completeness, the provisions of the Development Scheme (Section 3.5.3) are repeated below (emphasis added):

“Development delivers architecturally, historically and culturally significant built form outcomes which:

. Where building over William Street in the location identified in Map 2 [of the Development Scheme]:

 Optimise visual and natural light permeability and ventilation

 Preserve vehicle and pedestrian connectivity along William Street

 Provide for public accessibility at all times

 Provide a minimum 12 metre clearance from street level to maintain view corridors

 Minimise the footprint and visual impact

 Provide a high activated, inclusive and welcoming public streetscape at the ground level and podia

 Respect the relationship and interface with any adjoining Heritage Places and seek to minimise adverse impacts on the cultural heritage significance of the area”

8.1.2.1. Built form clearance over William Street POD ELEMENTS WHERE BUILDING OVER WILLIAM STREET Sub-Precinct 1a in the PoD – the core development– includes various criteria which relate to built form over William Street. In particular, Sub-Precinct 1a includes within the Sub-Precinct Intent (Section 5.2.2 of the PoD) the following Sub-Precinct Intent provisions relating to any build over William Street:

Build over William Street

SPI2.4 Where development provides for built form projecting over the William Street road reserve:

 The overall visual amenity of the public realm underneath the built form is prioritised;  The underside of the built form is free from exposed services and is of a high quality finish;  Provision of natural light is maximised by the inclusion of a light well or void;  There is a clearance of at least 12 metres from the street level to the underside of the finished surface, other than where for pedestrian access over William Street;  There is a sensitive public realm response to adjoining Heritage Places; and  Pedestrian priority along the footpath is maintained.”

In addition to the Sub-Precinct Intent, Specific Design Criteria for the build over William Street are also proposed in Section 5.2.2 of the PoD, these are repeated below:

Building over William Street

DS2.15 Where building over William Street road reserve, development is:

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 A minimum 12 m built form clearance from the street level to the underside of the finished surface above, with built form protrusions permitted below 12m (as shown in Figure 28) for the purposes of public interest where it delivers: o Improved pedestrian access and connectivity o No retail/ commercial tenancies o A design of lightweight materials o Maximum pathway width of 6m per pedestrian link provided o Minimum clearance of 6m from street level to the underside of the structure  To comprise a structure with a maximum thickness of 5 storeys or 25m, whichever is the lesser  Designed in a way that the underside of the built form is free from exposed services and is of a high quality finish that contributes to the amenity of this space  Designed to optimise the provision of natural light, with light one or more wells/voids provided generally in accordance with Figures 29 and 30  Designed to maintain pedestrian access along William Street as a priority  Designed to minimise the bulk of the building over William Street by terracing the built form and incorporating visual interest through the use of vegetation, screens or facade articulation on the building face

The figures referenced in the Specific Design Criteria (‘Figure 29 and 30’) include specific dimensions for the build over and these figures are replicated below (refer to Figure 49 and 50).

Figure 49 – Sub-Precinct 1a Lower Podium Level Built Form Parameters (RL25 to RL40) (Volume 2 – Plan of Development)

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Figure 50 – Sub-Precinct 1a Upper Podium Level Built Form Parameters (RL35 to RL48) (Volume 2 – Plan of Development)

The PoD also includes specific design requirements for the build over in Section 5.6 (refer to Figures 51 and 52).

Figure 51 – Sub-Precinct 1a Indicative Section, from George Street to River (Volume 2 – Plan of Development)

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Figure 52 – Sub-Precinct 1a Indicative Section, William Street (Volume 2 – Plan of Development)

In addition to the Sub-Precinct Intent and Specific Design Criteria provisions for Sub-Precinct 1a (outlined above and contained in the PoD), Section 5.6 of the PoD includes General and Specific Use Criteria which set out design standards for specific elements. DS1.10 relates specifically to the Building over William Street and is as follows:

Building over William Street

DS1.10 Where building over William Street, development is designed to minimise the bulk of the building over William Street by terracing the built form and incorporating visual interest through the use of vegetation, screens or facade articulation on the building face.

In summary, the PoD includes detailed requirements which will control the form and design of the proposed built form element over William Street. To assist in understanding how these criteria may be interpreted and

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what the built form outcome may look like, Section 5.6 of the PoD includes Architectural Design Criteria which specify the requirement of the PoD, and Appendix C of the PoD provides an example of one potential design outcome which would achieve the PoD criteria. An extract of Appendix C of the PoD is provided below.

Table 7 – Assessment of the Building Over William Street Architectural Design Criteria

Building Over William Street

Potential design response

Terraced built form including vegetation

In addition to the possible design outcomes, the Urban Design Master Plan Report (Volume 3, Attachment A) provides a visual assessment of the proposed build over in the context of the PoD criteria. The visual assessment shows one possible building design and demonstrates that for pedestrians and motorists the views along William Street, while being framed by a built form, will be maintained (see Figure 53 below).

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Figure 53 – Proposed view along William Street (showing possible build-over) (Volume 3, Attachment A – Urban Design Master Plan Report)

DEVELOPMENT SCHEME In addressing the Development Scheme (PDA-Wide Criteria, Section 3.5.2, Built Form) the PoD contemplates future design of the build over William Street is consistent with the intent of the Development Scheme. The PoD sets up criteria which:

 Ensure the ultimate design allows for natural light, breezes and ventilation within this space and opportunities for natural light to penetrate the build over;

 Maintain vehicle movements and pedestrian connectivity along William Street and do not restrict these movements at any time;

 Maintain public access at all times;

 Maintain the recognisable view corridor along William Street;

 Create a highly activated streetscape; and

 Respect the relationship and interface with adjoining Heritage Places.

It is accepted however that the proposed clearance over William Street is less than the 12 meters specified in the Development Scheme. The reduced height clearance relates specifically to the proposed pedestrian connections elements only. As such, the PoD criteria allows the pedestrian connections to be at a lower level

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with a minimum clearance of 6 meters above street level. The build over William Street, to the actual building, achieves the minimum 12 meter clearance (to the underside of the finished surface of the podium from the kerb). As shown in the possible design solution, a built form in accordance with the PoD parameters will retain views down the axis of William Street and also meet the other elements of the Development Scheme relating to natural lighting, pedestrian connectivity, maintenance of views and vehicle movements. In the context of the pedestrian overpasses, the design requirements ensure that these elements are designed to minimise their visual impact on this space and specify parameters for these to be light weight (with the exception of the base of the pedestrian bridges which will be solid to allow structural integrity). It is considered that the proposed build over William Street including the proposed pedestrian bridge/s will provide a significant public benefit providing improved connectivity and accessibility through the City and the future QWBIRD – an integral element of the Development Scheme – and a direct connection from South Bank to George Street. The pedestrian connections will provide direct public pedestrian access from South Bank to the future IRD and to the City connecting this part of the CBD with South Brisbane, the river and the Cultural Precinct. The elevated pedestrian connections will improve pedestrian safety limiting the need for high volume pedestrian movements at street level. In all, while these elements may be lower than the specified requirements in the PDA Wide Criteria, the ultimate design will improve connectivity and integration linking the river to the street grid, at podium level. This connection, together with the new pedestrian bridge, will directly link QWB with the river, South Bank and the rest of the Brisbane CBD. 8.1.2.2. Build Over William Street – Podium Height The depth of the building element to be built of William Street is also set out in the PoD criteria. The relevant criteria (outlined above and in the PoD) allow for a: “maximum build over of 25m” This building element anticipates that the IRD will extend over the street, with this space delivering a single large format footprint which allows for the specific design requirements of the end use. In particular the operational requirements of the IRD and the uses proposed within this space require larger floor-to-ceiling heights, this requirement ultimately means the overall height is to allow for these spaces. In addition to the operational requirements (of the end use), the specific design requirements and in particular the building span over William Street, means that the engineering design also requires additional depth to include the necessary structural elements. The Urban Design Master Plan Report (Volume 3, Attachment A) outlines strategies to minimise the visual impact of the build over William Street, these strategies focus on:

 Maintaining the view corridor and vibrant urban street environment;

 The build over elements being tiered and articulated so that when viewed from William Street the visual impact of the build over is softened. This is further enhanced through the use of a wrap-around green arbour element; and

 The porte-cochere below the build over being a striking arrival experience and feature.

The PoD criteria specify a maximum building height, in both metres and storeys, with the ultimate design to minimise this depth, if possible. 8.1.3. Queens Wharf Road Build Over Secondary to the William Street build-over, is the space above Queens Wharf Road that is ‘built-over’ by the pedestrian bridge connecting to South Bank and the associated public viewing and activated terrace.

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While the Development Scheme does not include the specific requirements for built form over other roadways, it is relevant in the context of the pedestrian connection to consider whether the proposed outcome is acceptable. Section 5.5.2 of the PoD relates to Sub-Precinct 4a – Pedestrian Bridge. The Sub-Precinct Intent sets out specific standards for the design and location of the bridge and connection, as well as requirements for uses on the bridge (food and drink outlets). The Sub-Precinct Intent, amongst other things requires:

 The bridge is to provide a direct pedestrian connection between the Resort Precinct 1a and South Bank via a new dedicated bridge crossing;

 The alignment is to have regard to existing views and vistas;

 The bridge is to be a dramatic structural form that will be a spectacular addition to the skyline; and

 The bridge is to not to impede on the transport functionality and safety of the REX and Brisbane River. The Specific Design Criteria are repeated below –

“DS2.1 The bridge provides a direct access from Sub-Precinct 1a to South Bank generally in accordance with the Bridge Design Criteria in Section 6.

DS2.2 The bridge design incorporates elements allowing for shade and weather protection.

DS2.3 The bridge incorporates protective measures to protect the REX and riverside recreation areas from falling objects in accordance with the Bridge Design Criteria in Section 6.

DS2.4 The bridge incorporates lighting to highlight the structure as a feature of the night-time riverscape in accordance with the Lighting Management Criteria in Section 6.

DS2.5 The bridge shall be designed with a minimum deck width (between handrails) of 4.5m generally in accordance with Figure 101

DS2.6 A structural assessment is provided to demonstrate compliance with the Bridge Design Criteria.

DS2.7 The bridge is designed to connect into the core development Sub-Precinct 1a at Upper Podium level.”

The bridge design parameters (Figure 54) show a possible design of the pedestrian bridge (generally in accordance with the relevant PDA-associated Development declaration) but importantly this figure includes minimum clearance levels to achieve the functional requirements.

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Figure 54 – Bridge Design Parameters (Volume 2 – Plan of Development)

While the design requirements do not specifically identify a height clearance over Queens Wharf Road, the PoD Specific Design Criteria require the bridge to be designed to protect the functionality of the REX and the river. The pedestrian connection into the upper podium level of the core development in Sub-Precinct 1a means that the clearance at street level will be sufficient to maintain the functionality of the road corridors. The proposed bridge connection to South Bank provides a direct pedestrian connectivity between the tourist area of South Bank and the proposed tourism development at QWB. The design requirements included in the PoD also seek a superior design outcome and a bridge element that will be a dramatic structural form and a ‘spectacular’ addition to the skyline. 8.1.4. Heritage Integration Integration and adaptive re-use of heritage buildings within QWB are reoccurring themes throughout the Development Scheme. As outlined in the Vision of the Development Scheme (Section 3.1) development must “provide for the conservation of all heritage places and their adaptive reuse to celebrate Brisbane's origins”. More specifically, the Development Scheme includes the following as part of the Structural Elements (Section 3.2) – Heritage and cultural value (3.2.3) outcomes in relation to Queen’s Gardens: “Provides for the conservation and adaptive re-use of heritage places including State and local heritage structures for community, retail or commercial uses that contribute to and complement activity within the PDA.”

The Development Scheme, in Section 3.5 – PDA-wide criteria, requires that development outcomes: are sensitive to the interface and relationship with existing and future development including the Brisbane River, heritage places;

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provide for conservation (including interiors of significance) and adaptive re-use of heritage places in a way which enhances the vibrancy of the PDA; are sensitive to the interface and relationship with heritage places including building separation and setbacks where appropriate; and respect the relationship and interface with any adjoining heritage places and seek to minimise adverse impacts on the cultural heritage significance of the area.

All Heritage Places within QWB are retained and Section 6.1 the PoD provides Technical Criteria relating to heritage interpretation, with the relevant Sub-Precincts of the PoD also containing built form criteria (e.g. setbacks) to safeguard heritage fabric and values of QWB and integrate with heritage buildings throughout the QWBIRD. The parameters contained within the PoD are consistent with the Development Scheme requirements for development within the QWB to adaptively re-use heritage places and interface appropriately with these places. The PoD parameters were formulated following thorough analysis of the existing physical characteristics, views and setbacks within the QWB (refer to the CHAR and Urban Design Master Plan Report (Volume 3, Attachments C and A respectively)). The three key design approaches based on the assessment:

 Old and New Juxtaposition Design Philosophy;

 Optimising Heritage Views to Key Facades Through Setback Response; and

 Distinct Towers and Responsive Podiums.

These design approaches were used to formulate the four key principles (‘Themes of Integration’) that are to be considered when developing new built form. These are as follows:

 Scale and Mass: Scale and mass are an important development parameters for the QWBIRD, and are an opportunity to establish a strong visual and physical relationship between heritage and new buildings. Adopting a tower and podium typology is a key strategy for reducing the scale and bulk of new built form and creates a sensitive design response that harmonises the collection of heritage buildings throughout the site. Podiums in particular, can offer an immediate visual link with neighbouring heritage buildings and can generate a relatively human-scale experience at ground level. There are a number of ways in which heritage buildings can guide the scale and mass of new buildings. Firstly, dimensions of heritage buildings can be used to define key components of new built form to establish an immediate association between old and new. Secondly, the proportions of heritage buildings can be interpreted and redefined in the bulk and mass of new buildings. Finally, primary datum levels on heritage facades can guide articulation of new podium form and design.

 Proportions: Interpretation of proportions in heritage facades can subtly create a visually cohesive elevation of new and old design. Proportions involve a design response that can be based on set dimensions and ratios featured in heritage facade elements and details. One example of this is the golden ratio which has a consistent application in both heritage and new built form. Proportion can inform a broad spectrum of design outcomes, varying for the scale and size of a building, to its facade articulation and detailing. Facade Elements: Responding to facade elements can be a creative way in which new built form converses with surrounding heritage buildings. Interpretation of facade elements can result in a number of outcomes that vary from literal representation, to a more abstract and contemporary expression of a heritage feature. Facade elements can include referencing ridgelines, cornices, pedestals, fenestration patterns, and architectural features. A contemporary design response to a heritage facade element may welcome modification in scale, size, colour, materiality, form, use or articulation.

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 Materiality: Materiality of the new built form is a distinct way in which old and new design can interface. New development aspires to project a visionary image of Brisbane as a new world city and therefore employs a range of modern construction methods, materials and technologies. Architecture of the new built form will therefore largely contrast with traditional materials of stone and brick. However, the heavy contrast between new materials and the old can be reduced by treating the ground level plane of new construction with brick or stone facing features in a modern manner so that the design is not contrived or imitative. These Themes of Integration informed the Architectural Design criteria that are located in Section 5.6 of PoD. The criteria ensure that the more precise considerations of heritage interface, such as fabric, materiality, podium/tower design, and consideration of the human scale, are appropriately considered when preparing the detailed development designs for new buildings in the QWBIRD. Throughout the application preparation process, the following key spaces were specifically requested to be provided with additional discussion:

 Harris Terrace, The Mansions and the former Government Printing Office;

 Queen’s Gardens; and

 Miller Park. As requested, outlined below is an overview of these spaces, the function and design of these spaces, and a summary of the relevant PoD development controls. 8.1.4.1. Harris Terrace, The Mansions and the former Government Printing Office As previously outlined, these four State heritage listed buildings are to be retained, repurposed and revitalised for a range of accommodation and centre activities. Any alteration to the heritage fabric is to be undertaken in accordance with the relevant CMP, and assessed as part of future Heritage Impact Statements during Compliance Assessment. Importantly, the PoD establishes key criteria for development adjoining these existing buildings. The proposed setbacks and Architectural Design Criteria have been drafted to retain key views of the heritage facades and provide architectural distinctiveness between old and new built form. The intent of the setbacks proposed in the PoD are to:

 Maintain views to secondary heritage facades at ground;

 Provide responsive podiums that incorporate heritage principles;

 Minimise the impact of setback by utilising curved form for towers;

 Establish a hierarchy of spaces and create intimate laneways that respond to human scale; and

 Ensuring laneways are an inviting and safe spaces, by providing:

 Adequate natural light;

 Active frontages;

 Passive surveillance; and

 Connectivity and integration with context. Specifically, Harris Terrace is located within Sub-Precinct 1a. The PoD requires that new development is setback a minimum of 7 meters from the rear of Harris Terrace at ground level and a minimum of 4 meters at the upper podium and tower levels (Figure 55 and 56). Setback requirements are included as Specific Design Criteria for the relevant Sub-Precincts.

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Figure 55 – View of the rear of Harris Terrace (Volume 3, Attachment A – Urban Design Master Plan Report)

Figure 56 – Section of Harris Terrace (Volume 3, Attachment A – Urban Design Master Plan Report)

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In a similar fashion, The Mansions, located in Sub-Precinct 1h is provided with a 7 meters setback at ground and 4 meters setback at the upper podium and tower levels for new development within the adjoining Sub- Precinct 3. These proposed setbacks from the rear of Harris Terrace and The Mansions ensure that the secondary frontage to these buildings is provided with approximate context and scale. The setbacks have been designed to retain an intimate character whilst providing clear delineation of new and heritage built form. The former Government Printing Office (the Printery, and Public Service Club) are located within Sub- Precinct 1h. The PoD requires that new development is setback a minimum of 14 meters from the Public Service Club fronting William Street at ground level, and 5.5 meters above the roof of the Public Service Club. Additionally, the PoD establishes a 7 meter setback at ground level to the rear of the Printery. The setbacks have been designed to provide clear wayfinding, as well activation of the courtyard space between the two heritage buildings. The design of the new adjacent development, will be in accordance with the setbacks outlined, responding to the historical context. The facade of the new podium draws upon the scale, proportion, geometry and design of the heritage buildings in a contemporary manner. Refer to section 5.2.9 of the PoD for further details, as well as the Landscape Concept Report (Volume 3, Attachment B), and the Urban Design Master Plan Report (Volume 3, Attachment A). 8.1.4.2. Miller Park As noted in the CHAR (Volume 3, Attachment C), Miller Park is part of the heritage register entry for the Commissariat Store. Its external or above ground fabric is not particularly associated with its heritage significance and indeed the current landscaping is not of any great significance. However, as the park has remained open space since the first days of European settlement the potential archaeological value of the place is very high. The PoD establishes Specific Design Criteria that ensures that the space is continued to be utilised as publicly accessible open space, with the potential for pop-up coffee carts and the like. The currently disused space will be reinvigorated through landscaping and built structures following the topography of the site, and lighting which contributes to a high-quality public realm. Refer to section 5.2.10 of the PoD for further details, as well as the Landscape Concept Report. 8.1.5. Queen’s Gardens The quality and level of activity in the public realm will underpin the success of QWBIRD and the city’s urban life quality at a broader scale. An integral part of the public realm is the existing open space network which includes Queen’s Gardens (identified as ‘Queen’s Park’ in the Development Scheme) and Miller Park. The PoD and Landscape Concept Report (Volume 3, Attachment B) propose significant improvements to Queen’s Gardens. In particular, the PoD allows for the use of the ‘underground’ area of Queen’s Gardens as a retail space and to facilitate this, changes to the park level of Queen’s Gardens will be required (and are anticipated within the PoD). The intended design for Queen’s Gardens (included in Sub-Precinct 2b which adjoins the former Land Administration Building) proposes the re-use of the basement car park below Queen’s Gardens for retail purposes. To access this retail space below an opening (a maximum of 650m2 (in overall size) is specified in the PoD) is anticipated within Queen’s Gardens. To ensure the function and primary use of the space as a park is maintained, the PoD requires a minimum open space in Queen’s Gardens of 2,200m2, including a minimum turfed/grass area of 1,400m2. Other key features such as the geometry of the hardscaping adjacent to the former Land Administration Building, existing statutes and the car park exhausts will also be maintained.

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Figure 57 – Queen’s Gardens (Volume 3, Attachment B – Landscape Concept Report)

The design and function of Queen’s Gardens is detailed in the Urban Design Master Plan Report (Volume 3, Attachment A) and the Landscape Concept Report (Volume 3, Attachment B). The Development Scheme includes as part of the Structural Elements (Section 3.2) – Public Realm (3.2.4) outcomes in relation to Queen’s Gardens. This particular Structural Element states:

 Preserves the location and size of Miller and Queen’s Park while enhancing them to provide connectivity to the surrounding area and the core of the precinct as well as contribute to activity within the PDA The PDA-wide criteria relating to Public Realm also includes specific requirements for Queens Park (Queen’s Gardens) specifically –

 Contributes to improving access to and amenity of Miller Park and Queens Park while respecting them as Heritage Places.

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(as a whole) has significant heritage values. A CMP has been prepared for Queen’s Gardens and is included in Volume 3, Attachment D. The Sub-Precinct intent included in the PoD sees development in this Sub-Precinct provide for

 The continued use of Queen’s Gardens primarily as a park, with lower level retail potential (Theme T1.1 – Land Use);  for new built form within Queen’s Gardens to be located below ground level” (Theme T1.2 – Built Form);  Development provides for the continued use of Queen’s Gardens for passive recreation. Public realm improvements in the Queen’s Gardens, including seating areas, lighting and improved access, retain key view lines across the park to the east and west towards the Land Administration Building and the Former Treasury Building (Theme T1.3 – Public Realm).  The design of the public realm reflects the landscape vision, strategic principles and intents for the public realm in the Landscape Design Report (Theme T1.3 – Public Realm);  Queen’s Gardens is to provide at least 2,200m2 of landscaped open space, inclusive of both hard- and soft-scaping (Theme T1.3 – Public Realm);  Car parking is provided below ground level within Queen’s Gardens (Theme T1.4 – Access and Mobility) These specific Sub-Precinct Intent elements are supported by Specific Design Criteria which, as they relate to Queen’s Gardens require: DS2.4 Development of Queen’s Gardens:  Is designed generally in accordance with the Conservation Management Criteria in Section 6;  Retains interpretive elements; and  Creates activation through the use of subterranean elements. DS2.5 Development enhances the relationship between Queen’s Gardens and the surrounding heritage buildings (former Land Administration Building, the former Treasury Building and the former State Library) by:  Delivering a physical, subterranean pedestrian connection between the Former Treasury Building and Queen’s Gardens;  Maintaining strong visual connectivity at the ground plane;  Providing low profile and predominantly transparent in nature built form in Queen’s Gardens;  Providing a recognisable transition from the broader CBD into the QWBIRD;  Providing a memorable and attractive gateway to the Queen’s Wharf Brisbane PDA; and  Respecting the historic formal geometry of Queen’s Gardens and its relationship with the adjoining heritage structures on all four edges of Queen’s Gardens.

DS2.6 In the event that excavation is required under elements of heritage significance, excavation must be undertaken in accordance with the Archaeological Management Technical Criteria in Section 6.

DS3.3 The design of the public realm for Queen’s Gardens includes:  Seating areas;

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 An event-ready lawn, with a minimum area of 1,400m2 of turf;  DDA compliant access to William Street and George Street;  The retention of a hardscape around the Queen Victoria statue; and  The integration of existing venting/ exhausts into the design. DS5.1 Development is designed generally in accordance with the Conservation Management Criteria in Section 6. DS5.2 Development enables the retention of statues and heritage elements in accordance with Figure 84 and the Conservation Management Criteria in Section 6. While it is accepted that the PoD framework provides for some alterations at ground level to Queen’s Gardens, the requirements relating to these design changes are effectively managed through the CMP for Queen’s Gardens (Volume 3, Attachment D). The PoD establishes specific design criteria in relation to changes at ground level and these are focused on ‘re-using’ the lower ground space (currently used for back of house facilities) to take users on a journey through the urban spaces. The public realm strategy creates a series of urban spaces, including the retail space in Queen’s Gardens. Importantly the retail space is not at ground level and the key heritage elements of the park will be retained, including the statue of Queen Victoria. At ground level the changes provide:

 A superior park environment with seating areas, lawn and hard and soft landscaping;

 DDA compliant access to William Street and George Street;

 Improved pedestrian connectivity through the gardens and into the QWBIRD;

 Pedestrian connectivity at subterranean level as well as ground level providing connections to the former Treasury Building and street level; and

 Providing a recognisable transition from the CBD into the QWBIRD development. These changes, while technically reducing the overall size of lawn area, do not actually reduce the size of Queen’s Gardens. The changes envisaged are considered to provide public benefit in terms of connectivity, the design of the public realm and the urban design outcomes. These changes are also consistent with preserving the heritage values as provided under the CMP for Queen’s Gardens. 8.1.6. Access and Mobility Access and mobility is a key consideration for QWB. While this element encompasses a broad range of matters, specific discussions below have focused on:

 Queens Wharf Road;

 Car parking; and

 Bicentennial Bikeway. Each of these elements is discussed in further detail below. 8.1.6.1. Queens Wharf Road The Development Scheme identifies the majority of Queens Wharf Road as a shared zone, for use by pedestrians, cyclists and motor vehicles, with a portion of the area also identified as a public plaza. To facilitate this, the PoD proposes Queens Wharf Road to be a shared zone extending from Margaret Street to the Victoria Bridge. The design of Queens Wharf Road proposes two distinct elements:

 Queens Wharf Road; and

 Queen’s Wharf Plaza.

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Other than authorised vehicles, Queens Wharf Road will be closed to vehicular traffic. Queens Wharf Road will become a pedestrian thoroughfare providing a pedestrian and cycle thoroughfare linking the Queen Street Mall to the Brisbane River, via Queen’s Wharf Plaza and the IRD. The shared zone will feature new pavement and shade tree planting, and be activated by bars and restaurants operating from the former State Library, the WWII Air Raid Shelter and within new the new buildings adjoining the riverside and Queens Wharf Road. The design concept for Queens Wharf Road and Queen’s Wharf Plaza is included in the Landscape Concept Report (Volume 3, Attachment B). Integral to the design of Queens Wharf Road is that vehicle access is limited to emergency, maintenance, service and delivery vehicles. Pavement treatments will be used to define the ‘vehicle corridor’ within this space and to reinforce the pedestrian priority. A minimum vehicle corridor of 3 meters will be delineated with localised widenings to accommodate vehicle turning sweep paths. Access hours for service for vehicles will be controlled. This is in part to minimise the number of service and delivery vehicles travelling along Queens Wharf Road during periods of elevated pedestrian activity, which have been identified as lunch time, mid-late afternoon, and evenings until about 10pm. Vehicular speed limits within the shared zone will also be limited to 10km/ph (refer to Traffic Engineering Report, Volume 3, Attachment G). All service vehicles travelling southbound through the shared zone along Queens Wharf Road will enter at the northern end from North Quay via a signalised intersection. It is proposed that entry to Queens Wharf Road via this intersection will be restricted to specific times of the day. Outside these hours, retractable bollards located at the entry to Queens Wharf Road which will be raised, the signal lantern will remain red and adjacent signage will explain that access is only permitted for authorised vehicles during permitted hours. Notably, at the rear of the Commissariat Store and the core development, Queens Wharf Road becomes two way to provide service and delivery vehicle access to these buildings.

Figure 58 – Queen’s Wharf Road (Volume 3, Attachment B – Landscape Concept Report)

Queens Wharf Road links to Queen’s Wharf Plaza, a public plaza at the heart of the QWB. Queen’s Wharf Plaza strengthens the link with the Brisbane River corridor and provides improved public access to the riverfront through the utilisation of reclamation areas and/or jetties to extend this space into the river. The space will be delivered through the establishment of a new urban promenade at river level. The new plaza will include safe and efficient integration of the Bicentennial Bikeway (refer to Section 8.1.6.3 below), as well as emergency, maintenance and service vehicle access. The entire plaza will be a highly legible shared use zone, reinforced through pavement treatments, with no line markings indicating dedicated bike paths.

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8.1.6.2. Car Parking With regards to car parking provision, one element of Section 3.5.3 of the Development Scheme requires the provision of:

 Car parking to meet the functional requirements of the PDA*

*Development demonstrates practical conformance with the car parking standards as prescribed in Brisbane City Council's Traffic, Access, Parking and Servicing Planning Scheme Policy, Brisbane City Plan 2014, as amended and replaced from time to time. As such, the Development Scheme refers to Brisbane City Council City Plan 2014 in terms of car parking requirements. The relevant Traffic, Access, Parking and Servicing Planning Scheme Policy (‘TAPS Policy’) in City Plan 2014 specifies the following car parking requirements:

 Non-residential uses: - Maximum 1 space per 200m2 of GFA.

 Where for Multiple Dwelling:  Maximum 0.5 space per bedroom; and  Visitor – 1 space per 20 units.

 Where for Short-term Accommodation:  Maximum of 0.25 spaces per room.

However, the PoD specifies the following car parking rates in accordance with the Traffic Engineering Report prepared by TTM Consulting Engineers (Volume 3, Attachment G):

 Maximum of 2,300 car parking spaces shared across all non-residential uses*; plus

 Where for Multiple Dwelling:  Maximum 0.5 space per bedroom.

 Where for Short-term Accommodation:  Maximum of 0.25 spaces per room.

*excluding existing car parking to be retained being 695 spaces including the 75 hotel spaces which form part of the overall hotel supply of 0.25 spaces per room The proposed car parking rates vary from City Plan 2014 with a maximum number of spaces proposed for all non-residential uses, and the requirement for visitor parking associated with multiple dwellings and residential uses removed. The Traffic Engineering Report (Volume 3, Attachment G) notes that the BCC specified rate of 1 space per 20 units when applied to the potential 2,000 units in the QWBIRD would equate to a residential visitor parking requirement of approximately 100 spaces. In addressing the visitor parking rate included in City Plan their report states:

“However, the ability to provide 24/7 accessible visitor parking, whilst maintaining resident safety and security, and ensuring that the ‘free’ parking is not abused by non-legitimate users, creates considerable operational difficulties with the provision of residential visitor parking in CBD developments. Consequently, it is not proposed to provide any dedicated on-site residential visitor parking …

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Until recently, the BCC requirement for residential visitor parking within the city core had a maximum / upper limit, thus allowing zero provision of visitor parking if desired, and numerous developments adopted this approach. Consequently, the proposed approach is not unprecedented. Alternative parking opportunities are available at the numerous public car parks available in the vicinity of the three residential towers, as demonstrated in Table 7.1. These include the ‘Parkade’ car park on the corner of Margaret Street and Albert Street, and the under-freeway car park at QUT, both located within a 300m walk of the residential towers. The IRD car park will also be available for use by visitors when not restricted by the management arrangements discussed in Section 7.8. On- street kerbside parking is also available in the vicinity of the residential towers, and this parking is generally free after 7pm. Given the precedent of not providing on-site visitor parking, the difficulty of effectively managing free visitor parking in the CBD, and the numerous alternative car parking opportunities and public transport options available within the CBD, the zero supply of dedicated on-site residential visitor parking is not considered unreasonable.” In terms of the actual parking numbers, it is relevant that while the proposed car parking rates established in the PoD are not wholly compliant with those in TAPS Policy for specific uses, it is considered that when the TAPS Policy was established, the scale and nature of the QWBIRD development proposed was not contemplated. As such, while the TAPS Policy specifies a rate for individual uses it does not contemplate a significant development, such as the IRD proposed. As such, in the event that a rate of car parking is not defined in the TAPS Policy, it is the responsibility of the applicant to provide evidence in support of the amount of car parking proposed. In this regard, the development considered by the PoD, including a casino (Tourist attraction use) has developed parking rates based on detailed modelling. The detailed modelling and assessment undertaken by TTM has determined an appropriate quantum of car parking for residential and non-residential uses. The Traffic Engineering Report further states: “The QWB development is the creation of an entire new precinct within the CBD that will attract many thousands of visitors daily, 24 hours a day, 7 days a week, with peak demands typically occurring on weekends. Whilst a significant proportion of visitors are expected to travel by public transport, a proportion will also travel by car. It is considered appropriate that the proposed development be relatively self-sustainable and not rely significantly on other existing parking facilities to service the QWBIRD. To identify an indicative practical demand for parking, population forecasts have been prepared and demands estimated based on adopted mode splits (refer Section 3 and Appendix E of this report). This identified the operating maximum population for each use, the portion of this population expected on-site and the percentage of these people moving between uses. By estimating on-site population, the proportion of the population arriving or departing the precinct, the car mode split and occupancy, traffic analysis indicates that the peak site operation periods are around 8pm Friday evening and midday on Saturday (see Table 7.2) Non-residential parking demand during these periods is estimated at between 2400 and 3200 and a parking supply of this order of magnitude is therefore considered appropriate for the non– residential component of the development. It is noted that 620 spaces will be retained in the existing Treasury Casino car park, with a maximum of up to 2300 new public parking spaces provided within the proposed IRD parking facility. In this regard, the proposed car parking rates and resultant quantum of car parking specified in the PoD is considered appropriate and necessary for the QWBIRD. The proposed rates, are in generally in accordance with the Land Use Plan, particularly, given the:

 Assessment and parking demand demonstrated in the Traffic Engineering Report (Volume 3, Attachment G);

 Absence in City Plan of specific rates for an Integrated Resort Project; and

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 Vision for the QWB that development will create a “new integrated resort development with a wide range of uses including casino, function and entertainment facilities, hotels, retail, tourist attractions, cultural, convention, residential, landings and recreation uses…”. 8.1.6.3. Bicentennial Bikeway The Bicentennial Bikeway is located along the edge of the Brisbane River between Toowong and the City Botanical Gardens. The existing section of the bikeway within the QWB will be upgraded for the improved safety of cyclists and pedestrians, including widening it to 3 meters (in most parts) and the introduction of common signage, wayfinding and pavement treatments (at critical intersections). The PoD proposes a design for the waterfront which includes:

 Queen’s Wharf Plaza as a shared zone for pedestrian and cyclists – within this space there is no dedicated bikeway;

 A dedicated bikeway to the east of Queen’s Wharf Plaza linking to the City Botanical Gardens including a 3 meter wide bikeway with a 1.5 meters pedestrian path. In this location a 3m wide mangrove walkway, intended as the primary pedestrian pathway, is also proposed extending out into the river; and

 A dedicated bikeway to the west of Queen’s Wharf Plaza linking to the CBD includes a 3 meter wide bikeway with a 1.5meter pedestrian path. The Development Scheme identifies the Bicentennial Bikeway (Structure Elements Plan) and the PDA-wide criteria includes criteria relating to the management of interactions between cyclists and other uses through appropriate design. This criteria refers to the Department of Transport and Main Roads (DTMR) technical notes for cyclist infrastructure, and requires development to show practical conformance with these criteria. The Implementation Criteria is also focused on the requirement to “deliver enhancement to the cycle and pedestrian network within the PDA including upgrades to the Bicentennial Bikeway and links to the rest of the CBD.” It is relevant that the DTMR guideline varies from the requirements of the TAPS Policy (it is noted that the TAPS Policy is however only called up for car parking). The DTMR guidelines, are however generally applied to on-road bikeways and do not specifically relate to off-road infrastructure. The key considerations relate to the shared zone (being Queen’s Wharf Plaza) and the design of the Bicentennial Bikeway to the east of the shared zone (between Queen’s Wharf Plaza). In terms of Queen’s Wharf Plaza, the design for this space is to be a shared zone for pedestrians and cyclists – no dedicated bikeway is proposed. This space will however incorporate treatments at either end as ‘transition zones’ to clearly delineate between the dedicated bikeway and the shared space. Cyclists will slow through this space, although this will not significantly impact upon cycle times or safety (refer to Traffic Engineering Report, Volume 3, Attachment G). The bikeway (between Queen’s Wharf Plaza and the Goodwill Bridge) proposes:

 A segregated bikeway (3 meters) and pedestrian path (1.5 meter) between the REX and the river edge; and

 3 meter wide mangrove walkway extending out into the river providing a dedicated pedestrian pathway linking directly to public transport (ferry terminal) and providing a varied pedestrian experience. The bikeway is separated from the pedestrian path and pedestrians will ‘guided’ towards the mangrove walkway rather than the pedestrian path (adjoining the bikeway). Pedestrians will in fact need to make a deliberate decision to use the pedestrian path, which is designed as a secondary ‘route’ rather than the mangrove walkway. This design provides a superior outcome to the current shared bikeway and pedestrian path.

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The proposed design of the Bicentennial Bikeway and the Queen’s Wharf Plaza provides a superior design outcome for this space. The design will improve the current bikeway functionality and will not impact on the safety of the space for end users. 8.1.7. Term of Development As noted previously in Section 4.1.1, this Development Application seeks a currency period of 30 years to facilitate the implementation of the PoD. The QWBIRD is one of the most strategically significant projects in the Brisbane CBD, transforming this part of the city into a tourism, recreation, cultural and entertainment destination. A significant number of new buildings, the re-use of heritage places, public spaces, foreshore reclamation and redevelopment for public open space and world class entertainment, residential, commercial and retail facilities is proposed. It is anticipated that construction and development of QWBIRD will take some 20 to 30 years, with key works and development precincts occurring at differing stages throughout this period. It is relevant that other significant projects in Brisbane and South East Queensland have sought similar extended development periods (in the order of 20-40 years). This project is regionally significant and the proposed currency period is consistent with other major projects across the region of a similar scale. 8.2. SUFFICIENT GROUNDS As outlined in Section 7.1.1 of this report, development is considered to be consistent with the Land Use Plan in Section 3.4.4 of the Development Scheme if (emphasis added): “i) the development complies with all relevant Structural elements (section 3.2) and PDA- wide criteria (section 3.5), or (ii) the development does not comply with one or more of the aspects of the Structural elements (section 3.2) and PDA-wide criteria (section 3.5) but: a. The development does not conflict with the PDA vision (section 3.1); and b. There are sufficient grounds to justify the approval of the development despite the noncompliance with the Structural elements and PDA-wide criteria. In this section ‘grounds’ means matters of public interest which include the matters specified as the main purpose of the Act as well as: (i) Superior design outcomes; and (ii) Overwhelming community need. ‘Grounds’ does not include the personal circumstances of an applicant, owner or interested third party”

The PoD establishes a development framework to facilitate the future development of the QWBIRD. It is considered that the PoD adequately establishes the sufficiently detailed criteria necessary to ensure the built form and development across the PDA is consistent with and will advance the vision set out in the Development Scheme. While it is our view that the PoD is consistent with the PDA Vision for QWB, in the event that EDQ determines that there is an inconsistency or conflict with aspects of the Structural elements and/or the PDA- wide criteria contained in the Development Scheme, the following sets out the ‘sufficient grounds’ for those elements of the PoD which are varied from the PDA-wide criteria. In this respect, the elements of the PoD that may be considered to vary from the Structural elements or PDA- wide criteria of the Development Scheme relate specifically to:

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 William Street Build-over;

 Queen’s Gardens;

 Car parking rates; and

 Bicentennial Bikeway. 8.2.1. William Street Build-over The proposed design and outcomes sought for the William Street build over are detailed in Section 8.1.2 above. The relevant provisions of the Development Scheme (Section 3.5.3) are also outlined above, noting that requirement to provide “a minimum 12 metre clearance from street level to maintain view corridors.” While it is accepted that the proposed clearance over William Street is less than the 12 meters specified in the PDA-wide criteria of the Development Scheme, the reduced clearance relates specifically to the proposed pedestrian connections elements only. The PoD allows for the pedestrian connections to have a minimum clearance of 6m above street level and a maximum width of 4 meters. The build over William Street, to the underside of the finished surface of the podium of the IRD building, achieves the minimum 12 meters clearance as required. A built form in accordance with the PoD parameters will retain views down the axis of William Street and also meet the other elements of the Development Scheme relating to natural lighting, pedestrian connectivity and vehicle movements. It is therefore relevant to consider whether the proposed pedestrian connections over William Street and the reduced clearance for these elements is appropriate. Overall, the proposed build over William Street including the proposed pedestrian bridge/s will be of significant public benefit providing improved connectivity and accessibility through the City and the future QWBIRD – achieving an integral element of the Development Scheme. The pedestrian connections provide direct public pedestrian access from South Bank to the future IRD and to the City providing a significant public benefit in connecting this part of the CBD with South Brisbane, the river and the Cultural Precincts. The elevated pedestrian connections will also improve pedestrian safety and connectivity limiting the need for high volume pedestrian movements at street level. Furthermore, the William Street build over as a wider design element is sufficiently controlled within the PoD with both maximum height and lengths of the area specified in Section 5.2.2.2, and the architectural design criteria within Section 5.6 provides for articulation, visual interest and light penetration. In terms of Section 3.4.4 of the Development Scheme, the improved connectivity and accessibility the pedestrian bridge/s provide, in addition to the superior design outcomes included in the PoD to control the built form outcomes of these elements, support an overwhelming need for the pedestrian bridge/s and sufficient grounds to justify the variation of the PDA-wide criteria. In all, the proposed build over:

 Will achieve a superior design outcome, with the underside of the build over to be articulated, architecturally expressed, infiltrated with natural light and finished with materials of a high standard;

 Facade fronting William Street will be activated and articulated with soft planting and design elements to provide visual interest;

 Is architecturally designed in terms of overall build over height, with the building element to be tiered and softened with landscaping and lighting to reduce the visual appearance of the built form from William Street;

 Maintains key views along William Street;

 Provides connectivity and direct pedestrian links to key elements of the IRD and the CBD;

 Provides alternate pedestrian connections through the city as cross block links; and

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 Will provide an overwhelming public benefit in connecting the city grid with the riverfront and the tourism and entertainment precinct on the south bank of the river. The proposed design does not conflict with the PDA Vision and there are sufficient grounds to justify this element. Therefore, this element is not considered to be inconsistent with the Land Use Plan. 8.2.2. Queen’s Gardens The proposed design for Queen’s Gardens incorporates the use of the existing subterranean spaces as retail space, with changes proposed at the ground level of the park to open up a portion of the basement level and improve pedestrian movement and connectivity through the space. The Development Scheme includes as part of the Structural Elements (Section 3.2) – Public Realm (3.2.4) outcomes in relation to Queen’s Gardens. This particular Structural Element states:

 Contributes to improving access to and amenity of Miller Park and Queens Park while respecting them as Heritage Places.

 Provides for small-scale built form in Queens Park only if it: - Respects its function as an existing park and Heritage Place including the relationship with existing heritage structures within the park; and - Is mostly constructed from transparent materials. Queen’s Gardens as it exists currently is essentially an open space intersected by two pathways, with minimal significant vegetation due to the basement services and car park and resulting shallow soil depth. The other key features of Queen’s Gardens are the remaining historic geometry of garden beds, the Queen Victoria Statue, and the paved areas adjoining the former Land Administration Building. The PoD requires the retention of these aspects. The PoD establishes criteria by which the important geometry of the garden beds adjoining the former Land Administration Building are retained, as well as the functionality of the car parking below. The PoD provides for the inclusion of retail uses at the underground level in the current services and back-of-house areas. The specific parameters in the PoD ensure that the ground-level space continues to provide significant open space, retaining views to the adjoining State heritage listed buildings. While it is accepted that the PoD framework provides for some alterations at ground level to Queen’s Gardens, the requirements relating to these design changes are effectively managed through the CMP for Queen’s Gardens (Volume 3, Attachment D). The ultimate design of Queen’s Gardens focuses on ‘re- using’ the subterranean space (currently used for back of house facilities) as active uses and providing users with a new journey through the urban space. Importantly the retail area is located below ground, with the key heritage elements of the park to be retained, including the statue of Queen Victoria. At ground level the changes provide:

 A superior park environment with seating areas, lawn and hard and soft landscaping;

 DDA compliant access to William Street and George Street;

 Improved pedestrian connectivity through the gardens and into QWB; and

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 Pedestrian connectivity at subterranean level as well as ground level providing connections to the former Treasury Building and street level. Whilst the changes represent a technical reduction in the overall size of the existing grassed area of Queen’s Gardens, the overarching QWBIRD provides for significantly enhanced public open space. It is considered that the reduction in grassed area available at Queen’s Gardens is far outweighed by the expansion of landscaped, grassed and paved areas along the waterfront and the focus on creating high-quality, versatile public realm throughout QWB. Furthermore, the changes envisaged are considered to provide significant public benefit in terms of connectivity, creating improved pedestrian accessibility from Elizabeth Street to Queens Wharf Road and the river, providing a superior design outcome, whilst retaining the key heritage values of the space in accordance with the CMP for Queen’s Gardens. The design for Queen’s Gardens contemplated in the PoD advances the vision for QWB, and together with the overwhelming community benefit achieved by these changes, there are sufficient grounds to support the proposed design outcomes. 8.2.3. Car Parking The Development Scheme (Section 3.5.3) requires sufficient car parking be provided to “meet the functional requirements of the PDA.” It is relevant that this requirement includes a footnote requiring development “demonstrate practical conformance with the car parking standards as prescribed in Brisbane City Council’s Traffic, Access, Parking and Servicing Planning Scheme Policy, Brisbane City Plan 2014.” The car parking requirements included within the PoD require:

 Maximum of 2,300 car parking spaces shared across all non-residential uses*; plus

 Where for Multiple Dwelling:

 Maximum 0.5 space per bedroom.

 Where for Short-term Accommodation:

 Maximum of 0.25 spaces per room.

*excluding existing car parking to be retained being 695 spaces including the 75 hotel spaces which form part of the overall hotel supply of 0.25 spaces per room As outlined in the Traffic Engineering Report (Volume 3, Attachment G), the proposed car parking provides for the functional requirements of the development. It is noted however that these rates vary from those contained in City Plan. The variations relate to the car parking proposed for non-residential uses and the removal of the requirement for visitor parking associated with multiple dwellings and residential uses. The proposed car parking rate and resultant quantum of car parking specified in the PoD is considered consistent with the Land Use Plan, given the:

 Assessment and parking demand demonstrated in the Traffic Engineering Report (Volume 3, Attachment G);

 The absence in City Plan of specific rates for an Integrated Resort Development; and

 The vision for the QWB PDA that development will create a “new integrated resort development with a wide range of uses including casino, function and entertainment facilities, hotels, retail, tourist attractions, cultural, convention, residential, landings and recreation uses…” it is therefore considered that there are sufficient grounds for approval of the proposed car parking rates. The proposed alternate car parking rates are considered consistent with the vision for the QWB PDA.

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8.2.4. Bicentennial Bikeway Section 3.2.2 of the Development Scheme requires that cycling infrastructure (including the Bicentennial Bikeway) is maintained and improved. It is significant to note that a large proportion of the existing Bicentennial Bikeway does not meet desirable standards for a primary cycle route, caused typically by poor amenity, limited separation of pedestrians, limited casual surveillance, degraded pavements and proximity to the unfenced river edge. Furthermore, portions of the Bicentennial Bikeway are currently located on-road, shared with vehicles. These existing shortcomings are considered to impact on the safety and security of both cyclists and pedestrians. The outcome facilitated by the PoD with regards to cycle infrastructure along the foreshore represents an enhancement of the Bicentennial Bikeway with respect to both safety and amenity. Treatments proposed in the Landscape Concept Report (Volume 3, Attachment B) include:

 Safe zones, visual cues to minimise conflict between cyclists and pedestrians, and pavement treatments to indicate changes to speed zones for cyclists;

 A highly legible shared use zone, with preferred bicycle routes within Queens Plaza reinforced through pavement treatments and other delineation measures; and

 Segregated higher speed bikeway with pavement treatments at crossing points between Queens Plaza and the Goodwill Bridge. Please refer to the detailed analysis, sections and concept plans contained within the Landscape Concept Report (Volume 3, Attachment B) for further information regarding these treatments. The QWBIRD provides improved cycle infrastructure which significantly reduces the interaction and potential for conflict between pedestrians and cyclists. Whilst cyclist speed will be reduced within the shared zone of Queen’s Wharf Plaza, the QWBIRD provides only approximately 270 meters where no dedicated pedestrian path is provided, separate to the cycle infrastructure (as specified by the Landscape Concept Report – Volume 3, Attachment B). This is a reduction from 600 meters. Updated, legible and functionally appropriate cycle infrastructure is provided along the foreshore of the QWB within the QWBIRD. The upgrades to the Bicentennial Bikeway take into account the significant requirement to provide a safe and publicly accessible foreshore for all users. In this regard, any perceived noncompliance with the Development Scheme with regards to the Bicentennial Bikeway is considered to be sufficiently justified through the associated public benefit of the overall revitalisation and activation of the foreshore through the creation of a vibrant public space and hub for community life. 8.2.5. Summary In summary, QWBIRD will revitalise the south western edge of the CBD to create a tourism, recreation, cultural and entertainment destination for Brisbane. The need for the proposal is overwhelming, and the parameters established by the PoD ensures that the QWBIRD will be superior in its design and creation of an iconic contribution to the city form. The PoD provides for an overall development that will significantly improve the public accessibility and useability of this underutilised part of the city, and there are sufficient grounds to support the proposal, despite any perceived noncompliance with individual Structural elements or PDA-wide criteria within the Development Scheme.

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9. CONCLUSIONS The Queen’s Wharf Brisbane Priority Development Area (PDA) was declared by Economic Development Queensland (EDQ) on 28 November 2014, to facilitate the planning and delivery of the Queen’s Wharf Brisbane Integrated Resort Development (QWBIRD) and to establish the necessary policy framework to support the intended development outcomes for the site. All development on land and water within the PDA is subject to the Queen’s Wharf Brisbane PDA Development Scheme, which was adopted in January 2016. This PDA Development Application seeks a Development Permit for development in accordance with a Plan of Development (‘PoD’) that will direct development across the Queen’s Wharf Brisbane PDA for the QWBIRD. The PoD is supported by a range of reports including, for example, an Urban Design Master Plan Report and Landscape Concept Report which incorporate notional development concepts that reflect a master plan for the whole of the QWB site. The notional development concepts provide examples of the form and layout of development that could come forward on the QWB site in accordance with the criteria embodied within the PoD. The PoD will be the detailed planning framework for assessment of subsequent Compliance Assessments in respect of the QWB site. Once the Development Permit is approved:

 The PoD will define those aspects of the development which are consistent with the PoD, namely:

 Development that may occur without any further assessment (subject to conditions, referred to as Approved Development (Subject to Conditions)); and

 Development which may occur subject to Compliance Assessment (referred to as Approved Development (Compliance Assessment)).

 Contain the site-specific planning framework, in the form of Specific Design Criteria, which development must be generally in accordance with for Compliance Assessment.

The PoD builds on the principles established in the Development Scheme and achieves the vision for QWB, as established in the Development Scheme. The PoD establishes a development framework that will:

 Create an iconic development that will revitalise this part of the CBD;

 Retain and provide for the adaptive re-use of the heritage buildings within the QWB, enmeshing these heritage buildings and values into the QWBIRD as key elements of stories of the area and Brisbane’s past;

 Focus on activating the river and surrounds through a high quality public realm, and buildings which frame the public space and the river, and encouraging the enjoyment of this space through entertainment activities, recreation and pedestrian movement; and

 Deliver connectivity and integration for pedestrians and cyclists with a well-planned network of public spaces, cross block links, movement paths and a pedestrian bridge across the Brisbane River, linking new built form development with the surrounding CBD, riverfront, South Bank and beyond.

Once developed generally in accordance with the PoD, QWBIRD will revitalise this key waterfront location and achieve the PDA Vision of the Development Scheme. It will be a unique and vibrant development that attracts visitors and investment, as well as delivering high-quality public spaces to Brisbane City. The economic and community benefits for Brisbane, the region and the State are significant. The multi-billion- dollar project will be one of Brisbane’s largest single private development ever undertaken and will deliver a transformative urban tourism destination in the heart of the CBD.

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APPENDIX A GLOSSARY

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Abbreviation or Term Explanation

Applicant 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 (collectively referred to as ‘DBC’ or the ‘Destination Brisbane Consortium’ being ‘the Applicant’.

AS Australian Standard

BCC Brisbane City Council

BECC Brisbane Entertainment and Convention Centre

CBD Central Business District

City Plan Brisbane City Plan 2014

CLR Contaminated Land Register

CMP Conservation Management Plan

CPTED Crime Prevention Through Urban Design

DA Development Application

DBC Destination Brisbane Consortium involves three major partners:

The Star Entertainment Group Limited (formerly known as Jupiters Limited formerly known as Echo Entertainment Group Limited): An Australian listed company that operates Treasury Casino & Hotel (Brisbane), Star Gold Coast, and The Star (Sydney).

Chow Tai Fook Enterprises Limited: A private Hong Kong investment company, which is one of the largest diversified consumer and hospitality companies in Asia with a proven track record in long-term tourism and infrastructure investments.

Far East Consortium (Australia) Pty Limited: One of Australasia’s largest developers Far East Consortium (Australia) Pty Limited has operations in property, hospitality and car parks.

DEHP Department of Environment and Heritage Protection

Development Scheme Queen’s Wharf Brisbane Priority Development Area Development Scheme

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DPI Building Department of Primary Industries Building

DTMR Department of Transport and Main Roads

ED Act Economic Development Act 2012

EDQ Economic Development Queensland

EMR Environmental Management Register

EPBC Environment Protection and Biodiversity Conservation Act 1999

GFA Gross Floor Area, as defined in the Queen’s Wharf Brisbane Integrated Resort Development (QWBIRD) specific definitions contained in the Plan of Development (PoD).

GLA Gross Lettable Area

ICOMOS International Council on Monuments and Sites

IDAS Integrated Development Assessment System

IRD Integrated Resort Development

LGA Local Government Area

MCU Material Change of Use, as defined in the Sustainable Planning Act 2009

NAA Nominated Assessing Authority

NLA Net Lettable Area

Op Works Operational Work, as defined in the Sustainable Planning Act 2009

PDA Priority Development Area

PoD Plan of Development

QDC Queensland Development Code

QUDaPP Queensland Urban Design and Places Panel

Queen’s Gardens Queen’s Gardens

The Queen’s Wharf Brisbane Priority Development Area Development Scheme describes Queen’s Gardens as ‘Queen’s Gardens’. As the park is formally recognised as Queen’s Gardens under the Queensland

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Heritage Citation, the formal name has been adopted for the Plan of Development and all technical reports.

QUT Queensland University of Technology

QWB Queen’s Wharf Brisbane (the Site)

QWBIRD Queen’s Wharf Brisbane Integrated Resort Development

REX Riverside Expressway

RL Reduced Level

SARA State Assessment Referral Agency

SDAP State Development Assessment Provisions

SEQ South East Queensland

SEQRP South East Queensland Regional Plan

SP Act Sustainable Planning Act 2009

SPA Regs Sustainable Planning Regulation 2009

SPP State Planning Policy

TAPS Code and PSP Brisbane City Plan 2014 Traffic, Access, Parking and Servicing Code and Planning Scheme Policy

WSUD Water Sensitive Urban Design

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APPENDIX B SITE DETAILS, EASEMENTS, OWNERSHIP AND TITLE SEARCHES (PROVIDED BY DLA PIPER)

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Table 8 – Site Addresses and Real Property Descriptions

Street Address Real Site Area Current Owner/ Notes Property (m2) Lessee Description

Precinct 1

100-102 3 on 8078 The State of George Street CP882348 Queensland (Represented by the Department of Housing and Public Works)

80 George 2 on B32444 5899 The State of Street Queensland (Represented by the Department of Housing and Public Works)

40 George 1 on B32444 6491 The State of Street (Part of) Queensland (Represented by the Department of Housing and Public Works)

159 William 10 on 1384 The State of The lease was granted to Jupiters Street B31753 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached.

127 William 9 on B32389 870 The State of Street Queensland (Represented by the Department of Housing and Public Works)

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115 William 12 on 1321 The State of Street B32389 Queensland (Represented by the Department of Housing and Public Works)

99 William 100 on 2089 The State of Street CP898752 Queensland (Represented by the Department of Housing and Public Works)

75 William 101 on 7632 The State of Street CP905886 Queensland (Represented by the Department of Housing and Public Works)

15 Queens 532 on 18110 The State of Wharf Road SP289470 Queensland (Represented by the Department of Transport and Main Roads)

59 Gardens 645 on 17080 The State of Point Road SP289469 Queensland (Represented by the Department of Transport and Main Roads)

100A North 533 on 15810 The State of Quay SP231897 Queensland (Represented by the Department of Transport and Main Roads)

3A Gardens 706 on 1899 The State of Point Road SP289470 Queensland (Represented by the Department of Housing and Public Works)

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11A Gardens 707 on 477 The State of Point Road SP289469 Queensland (Represented by the Department of Housing and Public Works)

75 William 204 on 3293 The State of Street SP289461 Queensland (Represented by the Department of Housing and Public Works)

75C William 205 on SP 595 The State of On 15 May 2017, a transfer was Street 291090 Queensland lodged at the Titles Office (Represented by the transferring the title for this lot from Department of Minister for Economic Development Housing and Public Queensland to The State of Works) Queensland (Represented by the Department of Housing and Public Works).

75B William 206 on 1484 The State of Street SP289468 Queensland (Represented by the Department of Housing and Public Works)

159A William 207 on 2164 The State of Street SP289465 Queensland (Represented by the Department of Housing and Public Works)

2A Elizabeth 208 on 396 The State of Street SP289467 Queensland (Represented by the Department of Housing and Public Works)

169A William 209 on 1614 The State of Street SP289465 Queensland (Represented by the Department of

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Housing and Public Works)

59A Gardens 214 on 43910 The State of Point Road SP289464 Queensland (Represented by the Department of Housing and Public Works)

59A Gardens 216 on 17893 The State of Point Road SP289466 Queensland (previously (Represented by the known as 15G Department of Queens Wharf Housing and Public Road) Works)

25 Queens 220 on 14172 The State of Wharf Road SP289470 Queensland (Represented by the Department of Housing and Public Works)

59A Gardens 223 on 3805 The State of Point Road SP289469 Queensland (Represented by the Department of Housing and Public Works)

Precinct 2

21 Queen 492 on 6550 The State of The lease was granted to Jupiters Street CP855445 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached. The change of name of Jupiters Limited has not yet been recorded on title.

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Evidence of the change of name is attached.

144 George 10 on 4860 State of Street CP866932 Queensland (Represented by Department of Housing and Public Works)

142 George 682 on 3647 The State of The lease was granted to Jupiters Street CP855445 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached.

148A William 300 on 1754 The State of The lease was granted to Jupiters Street CP866930 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached.

4A Elizabeth 301 on 166 The State of The lease was granted to Jupiters Street CP866931 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded

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on title. Evidence of the change of name is attached.

144A George 303 on 228 The State of The lease was granted to Jupiters Street CP866933 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached.

144B George 11 on 4572 The State of The lease was granted to Jupiters Street CP866932 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached.

122A William 304 on 270 The State of The lease was granted to Jupiters Street CP866934 Queensland Limited pursuant to the Brisbane (Represented by the Casino Agreement Act 1992 (Qld). Department of We are advised by the State that Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached.

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Housing and Public the body who is responsible for Works) providing landowner's consent Lessee: The Star under the lease is the Department Entertainment Qld of Housing and Public Works. Limited (formerly The change of name of Jupiters Jupiters Limited) Limited has not yet been recorded on title. Evidence of the change of name is attached.

Precinct 3

40 George 1 on B32444 6491 The State of Street (Part of) Queensland (Represented by the Department of Housing and Public Works)

50A & 50B 587 & 588 on 770 The State of Margaret Street SL10897 Queensland (Represented by the Department of Housing and Public Works)

Precinct 4

Road (Queens Not Not Not Applicable Wharf Road) Applicable Applicable

Road (Queen Not Not Not Applicable Street) Applicable Applicable

Road (North Not Not Not Applicable Quay) Applicable Applicable

Road (William Not Not Not Applicable Street) Applicable Applicable

Road (Margaret Not Not Not Applicable Street) Applicable Applicable

Road (George Not Not Not Applicable Street) Applicable Applicable

Road (Elizabeth Not Not Not Applicable Street) Applicable Applicable

Road (Alice Not Not Not Applicable Street) Applicable Applicable

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Lot A on Lot A on Not Department of This land is held under a permit to AP22187 AP22187 Applicable Natural Resources occupy. and Mines A search of the environmental land Registered register and contaminated land Permittee: City register is not available. Parklands Transitions Services Pty Ltd

153A Stanley St 902 on 2370 South Bank South Brisbane CP839764 Corporation

153 Stanley St 934 on 113126 South Bank South Brisbane SP251794 Corporation

100A North 533 on 15810 The State of Quay Brisbane SP231897 Queensland City (Represented by the Department of Transport and Main Roads)

River Not Not Not Applicable Applicable Applicable

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Table 9 – Easements and Encumbrances

Real Property Easement / Description Description Encumbrance

Lot 3 on CP882348 A on CP882348 Burdening the Land in favour of The Star Entertainment Qld Limited (formerly Jupiters Limited)

A on RP882348 Burdening the Land in favour of South East Queensland Electricity Corporation Limited (Energex Limited)

Lot 9 on B32389 K on CP892185 Burdening the Land in favour of The Star Entertainment Qld Limited (formerly Jupiters Limited) for Vehicular Right of Way

Lot 10 on CP866932 B, C, D, E, F, G, Burdening the Land in favour of The Star Entertainment Qld H and J on Limited (formerly Jupiters Limited) for pedestrian right of way, CP866932 fire escape egress and services

A on CP866932 Burdening the Land in favour of South East Queensland Electricity Corporation Limited (Energex Limited)

Lot 645 on F on SP232251 Burdening the land to Energex Limited SP289469

Lot 533 on A on SP122847 Burdening the Land in favour of Brisbane City Council SP231897

Lot 223 on A on SP207244 Burdening the Land in favour of Energex Limited SP289469; Lot 707 on SP289469; and B on SP207245 Burdening the Land in favour of Energex Limited Lot 706 on SP289470

Lot 492 on Easement A on Benefiting the Land in favour of The Star Entertainment Qld CP855445; Lot 682 CP882348 Limited (formerly Jupiters Limited) on CP855445; Lot 300 on CP866930; Easements B, C, Benefiting the Land in favour of The Star Entertainment Qld 301 on CP866931; D, E, F, G, H Limited (formerly Jupiters Limited) Lot 11 on CP866932; and J on Lot 303 on CP866932 CP866933; Lot 304 Easement K on Benefiting the Land in favour of The Star Entertainment Qld on CP 866934; and CP892185 Limited (formerly Jupiters Limited) Lot 10 on B31753

Lot 934 on SP Easement A on Burdening the land for access purposes (pedestrian and 251794 RP 880650 vehicular);

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Easement Y on benefiting the land for access purposes (pedestrian and RP 880702 vehicular);

Easement V on Burdening the land to South East Queensland Electricity RP 880681 Corporation;

Easement D on Burdening the land for pedestrian access and service SP 214147 vehicular access purposes

Easement H on Burdening the land for pedestrian access and service SP 214151 vehicular access purposes

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APPENDIX C USES AND USE CLASSIFICATIONS PROPOSED BY THE PLAN OF DEVELOPMENT

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Table 10 – Proposed Uses (Volume 2 – Plan of Development) Category City Plan Defined Term Example of Use

Residential

Multiple Dwelling Apartments

Short-term Accommodation Accommodation Hotel/ Serviced Apartments

Commercial

Child Care Centre Child Care Centre

Community Use Museum

Art Gallery

Function Facility Conference centre

Hotel function space

Health Care Services Dental clinic/medical centre

Indoor Sport and Recreation Bowling alley

Gym

Landing Boat ramp, jetty

Low Impact Industry Micro-brewery

Major sport, recreation and Convention/Exhibition Centre entertainment facility

Office Office

Outdoor Sport and Recreation Swimming pool, tennis courts

Parking Station Public/commercial car park

Port Services Marina

Resort Complex Integrated Resort Development

Sales Office Sales office

Theatre Cinema

Theatre

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Category City Plan Defined Term Example of Use

Tourist Attraction Casino

Retail

Club Sports club

Food and Drink Outlet Café

Restaurant

Hotel Bar /pub

Market Market e.g. farmers’ market

Nightclub Entertainment Facility Night Club

Service Industry Dry cleaners, jewellery making, tailor

Shop Shop

Shopping Centre Shopping Centre

Showroom Car showroom

Other

Centre Activities Activity Group, N/A where individual uses are not otherwise specified

Environmental Facility Interpretative boardwalk

High Impact Industry (limited to Stand-by Generator Stand-by Generator)

Medium Impact Industry (limited Stand-by Generator to Stand-by Generator)

Park Park, plaza

Special Industry (limited to Stand- Stand-by Generator by Generator)

Substation Substation

Utility Installation District energy facility

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Category City Plan Defined Term Example of Use

Telecommunications Facility Telecommunications tower/broadcasting station

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APPENDIX D ASSESMENT AGAINST QUEEN’S WHARF BRISBANE PRIORITY DEVELOPMENT AREA DEVELOPMENT SCHEME

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As discussed in detail in Section 7 of this report, the Development Scheme incorporates a Land Use Plan. The Land Use Plan establishes the PDA Vision and the development requirements that regulate development to achieve the vision. The Land Use Plan is structured to include:

 Vision;

 Structural elements;

 Operation of the Land Use Plan;

 Development assessment;

 PDA-wide criteria; and

 Level of Assessment.

For the purposes of assessment against the Development Scheme, the following sections contain the criteria for assessment:

 Map 2: Structural Elements Plan;

 PDA-wide criteria (Section 3.5); and

 Implementation Strategy (Section 5).

 SECTION 3.2 – LAND USE PLAN: STRUCTURAL ELEMENTS The proposed development is consistent with the criterion for the structural elements identified in Section 3.2 of the Development Scheme. The provisions and framework of the PoD ensure that any future design incorporates the structural elements identified in Map 2 to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2 – 5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion. Section 7.1 of this report provides a detailed analysis to demonstrate how the framework of the PoD is consistent with the structural elements identified in the Development Scheme.

 Map 2: Structural Elements Plan

Development Scheme Structural  PoD Structural Elements to be delivered Elements

Core Development (Indicative)  Consistent

The PoD locates the IRD as the iconic core of the development of the future QWBIRD in the indicative location shown on Map 2: Structural Elements Plan.

Significant Intersection  Consistent

The PoD framework and the future QWBIRD will provide the necessary upgrades to the intersections identified as Significant Intersections on Map

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2: Structural Elements Plan. The Master Plan Principles (Figure 16 in the PoD) identifies the significant intersections.

 Key cross block links (indicative)  Consistent

 The PoD framework and the future QWBIRD will provide cross block links in the indicative locations identified on Map 2: Structural Elements Plans. The Master Plan Principles (Figure 16 in the PoD) identifies the cross block links and pedestrian connections.

 Shared zone (indicative)  Consistent

Queens Wharf Road will be a shared zone for pedestrians and cyclists, with part of this space forming Queen’s Wharf Plaza. Queen’s Wharf Plaza will be a public plaza at the heart of the Queen’s Wharf precinct, adjoining the Brisbane River and the IRD creating an attractive public space linking to river.

Queens Wharf Road will be closed to vehicles, other than authorised vehicles being emergency, maintenance, service and delivery vehicles.

 Key Pedestrian Access Points  Consistent (indicative) The PoD framework provides for the key pedestrian access points generally as indicated on Map 2: Structural Elements Plan. QWBIRD will revitalise the key pedestrian spaces through QWB. In particular:

 the pedestrian space through Queen’s Gardens will be upgraded to provide improved wayfinding and pedestrian connections;

 a mangrove boardwalk will link Queen’s Wharf Plaza with the Botanic Gardens, QUT and the Goodwill Bridge and provide an alternate pedestrian pathway to the Bicentennial Bikeway and improved connectivity will be provided to the CBD and river;

 pedestrian connectivity along with city grid streets through to the rivers edge will be improved;

 the PoD will deliver a fine gran of unique lanes as a transition from the grid of the city centre to the river front; and

 QWBIRD will link directly to South Bank through a new pedestrian bridge connection.

The public realm and pedestrian connectivity approach are outlined in the Urban Design Master Plan Report (Volume 3, Attachment A) and Landscape Concept Report (Volume 2, Attachment B). These principles

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underpin the Master Plan Principles (Figure 16 in the PoD) which identifies key pedestrian routes at ground level and above ground level.

 Potential cross river connection  Consistent (indicative) The PoD incorporates parameters for the construction and development of a new pedestrian bridge connecting South Bank to the IRD. The PoD criteria for the new pedestrian bridge are generally in accordance with the relevant PDA associated development Declarations.

 Bicentennial Bikeway (indicative)  Consistent

The PoD facilitates the upgrade of the Bicentennial Bikeway. Currently, the Bicentennial Bikeway includes a section where there is no dedicated pedestrian path, or clear separation between cyclists and pedestrians. It is proposed to upgrade this section of the Bikeway to create a shared zone for pedestrians and cyclists.

Map 2: Structural Elements Plan shows the Bicentennial Bikeway along the river frontage and this location is retained. The design of the Bicentennial Bikeway is detailed in the Urban Design Master Plan Report (Volume 3, Attachment A) and Landscape Concept Report (Volume 2, Attachment B). The Master Plan Principles (Figure 16 in the PoD) also show the Bicentennial Bikeway along with the shared zone.

 Landing enhancement opportunities Consistent (indicative) The PoD criteria provide opportunities for additional landings and moorings within the identified ‘Landing enhancement opportunities’ zone.

 Public Plazas (indicative)  Consistent

The PoD incorporates three key public plazas, with the primary plaza being the Queen’s Wharf Plaza along the river front foreshore. Public plazas are also proposed at the key pedestrian entrances to the development at Alice and George Street and George and Mary Streets. These three plazas are in the indicative location identified on Map 2: Structural Elements Plan (refer to Figure 16 in the PoD).

 Other public realm improvements  Consistent (indicative) The PoD incorporates significant improvements to the public realm and open recreation spaces, providing activation of the river’s edge and integrating it into the IRD and surrounding uses.

The majority of the public realm improvements will occur in Precincts 1c, 1d and 1e, creating new spaces and places for passive and active recreational opportunities and commercial and community activation.

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These spaces have been designed to allow maximum flexibility to provide for a wide variety of uses and activities. Improvements include redeveloping the river bank and surrounding area between the North Quay and the beginning of the QUT – refer to Urban Design Master Plan Report (Volume 3, Attachment A) and Landscape Concept Report (Volume 2, Attachment B).

 Significant vegetation – marine  Consistent plants The PoD framework seeks to protect the values of the Brisbane River and wherever possible, minimise disturbance to and removal of marine vegetation. Some marine vegetation will however need to be removed to allow for the riverside enhancements including moorings, landings and Bicentennial Bikeway improvements and the construction of the new pedestrian bridge and mangrove boardwalk.

Further assessment of treatment of significant vegetation is addressed in Environmental Assessment Report prepared by ARUP – refer to Volume 3, Attachment F.

 Significant Views (indicative)  Consistent

The PoD retains and provides all significant views in the indicative locations identified in the Development Scheme. It is noted that some of the significant views are those from the core development to the Brisbane River and beyond, while some are key views into the site and of the future development.

SECTION 3.5 – PDA-WIDE CRITERIA  3.5.1 Urban design

The proposed development is consistent with the criterion for urban design which is PDA-wide criteria under the Development Scheme, using best practice principles throughout the PoD. The provisions and framework of the PoD ensure that future design incorporates urban design elements to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2 – 5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion.

The form, type and arrangement of buildings, streets and public spaces achieve best practice urban design outcomes which:

 Create a recognisable local identity  Consistent and city distinctiveness which attracts local, interstate and international The PoD design criteria ensure that QWBIRD will revitalise this part of visitors. the Brisbane CBD and transform the area into a tourist, recreation,

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cultural and entertainment hub attracting local, interstate and international visitors.

The IRD which anchors the overall development, is included in Sub- Precinct 1a. The Sub-Precinct Specific Design Criteria will create an IRD designed as an iconic arc centre piece sleeved by tower elements. This design will be iconic in the Brisbane skyline and create a recognisable landmark along the Brisbane River.

 Incorporate landmark subtropical  Consistent architecture and landscaping. The PoD contains design criteria that require future development to incorporate subtropical landscaping throughout the public realm, reflective of the nature of Brisbane. The PoD also requires that the design of future buildings, including the iconic IRD exhibit subtropical design through the built form, materials and architectural design.

 Create an appealing, inclusive and  Consistent vibrant environment that facilities a diverse range of uses, activities and The PoD allows for a broad range of uses ranging from cafes to high experiences consistent with the quality restaurants, residential apartments to 5 star hotels, community PDA’s intended role as a major markets and public art spaces to the casino itself. QWBIRD will integrate tourism, recreation and cultural a wide range of uses, with emphasis on the public realm interfaces of the destination. development and QWBIRD being a tourism and cultural destination for the City.

The PoD includes a list of uses which are subject to Compliance Assessment for each Sub-Precinct. The Sub-Precinct Specific Design Criteria also include GFA requirements for specific uses, along with additional Land Use Intent criteria. The Precinct Intents also include Land Use Development Outcomes (refer to Section 5 of the PoD).

The PoD (Section 4.1), also specifies Approved Interim Uses/Temporary Uses.

 Activate pedestrian focussed areas  Consistent including cross block links with fine grain uses where appropriate. The PoD includes design criteria to ensure future development integrates significant ground level pedestrian elements within each Precinct and Sub-Precinct and facilitates significant improvements to connectivity of QWB with the CBD. The PoD design criteria also require design and building placement to create new thoroughfares and wayfinding opportunities through QWB, creating new cross block links and ‘unlocking’ existing laneways for renewal and greater appreciation of this heritage precinct – refer to Landscape Concept Report (Volume 3, Attachment B).

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 Enhance the quality of the public  Consistent realm and PDA by promoting day and night activity, passive surveillance The PoD includes design criteria that ensure future development will and a safe environment*. renew the Queen’s Wharf and government precinct, with significant activation of the ground level(s) and uses which will generate activity *CPTED: Guidelines for Qld, Qld throughout and the day and night. These parameters require future Police development to offer casual surveillance throughout the day and night and combined with the design of the public realm, will instil a safe environment through utilising the principles of CPTED.

 Establish a permeable and legible  Consistent environment which supports the creation of open spaces and cross The PoD incorporates design criteria for future development to block links, offering a choice of routes incorporate cross block connections and pedestrian links generally in the into, within and through the PDA for locations identified (on Map 2: Structural Elements Plan) to allow pedestrians and cyclists. convenient and logical pedestrian movements through the precinct.

The QWB site currently consists of primarily government uses and buildings with limited permeability and access. The parameters specified in the PoD require new building placement and the design of the public realm to provide improved connectivity and thoroughfares to and through QWB. The PoD requires cross block links to be designed primarily for pedestrians and while they will not specifically exclude cyclists, the changes in levels throughout the site make cross block links for cyclists impractical. The PoD requires existing cycle routes to be maintained in addition to the cross block links. Upgrades to the Bicentennial Bikeway are also proposed.

 Support improved connectivity to the  Consistent surrounding area including public transport services. The PoD includes design criteria that require improve connectivity to existing public transport routes. The new thoroughfares and cross block links through the site will be legible and assist in wayfinding. Signage and wayfinding principles are outlined in Landscape Concept Report (Volume 2, Attachment B).

 Support the preservation and  Consistent creation of significant views to, through and from the PDA, having The PoD includes design criteria that ensure QWBIRD protects the regard to views of Heritage Places existing significant views both to and from the site, as well protecting the and the Brisbane River. vistas and views internal to the site. The design criteria in the PoD ensure that future building design, particularly of the IRD, supports the creation of new views from the site to South Bank, west to Mt Coot-that and south and east towards Moreton Bay. This design will also allow increased opportunities for views and vistas through the site, along with improving the amenity and appearance of the precinct.

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Views of the Brisbane River from within the precinct are limited, due to the surrounding built form and the REX. The new buildings and river front recreational areas which will extend into the river will create new views of the river, which would otherwise not be possible.

Key views to and from the site are identified and assessed in the Urban Design Master Plan Report (Volume 3, Attachment A).

 Are sensitive to the interface and  Consistent relationship with existing and future development including the Brisbane The design criteria in the PoD require development be designed to be River, Heritage Places and the sensitive to the Brisbane River, Heritage Places and the REX – Riverside Expressway*. additional details and information in relation to these key interfaces is provided in the: *DTMR to be consulted on REX impacts. - Conservation Management Plans, Volume 3, Attachment D;

- Hydraulic Assessment Report, Volume 3, Attachment K; and

- Preliminary Construction Management Plan, Volume 3, Attachment R.

The position of the buildings and extension into the river will have regard to ongoing use of the heritage buildings, REX and the Brisbane River.

 Contribute to an identifiable skyline  Consistent and are of an appropriate mass and scale within the context of the CBD. The PoD includes design criteria requiring future development to incorporate an IRD that will be a unique built form and an attractive addition to the Brisbane skyline. The development of the IRD, with a podium and slender towers, along with its location at the ‘heart’ of QWBIRD, will create a built element which will contribute to an identifiable City skyline. The parameters included in the PoD for the IRD have been informed by technical analysis to determine an overall mass and scale of the built form so that it is contextually suitable on this CBD site.

Section 5.6 of the PoD includes the General and Specific Use Criteria for all Sub-Precincts which include Built Form as one of the six themes. Specific criteria address architectural distinctiveness and provides examples of permitted development. The built form and the urban design outcomes are outlined in the Urban Design Master Plan Report (Volume 3, Attachment A).

 Bring existing underutilised buildings,  Consistent spaces and structures within the PDA to life through active uses. All State and local heritage buildings and places within QWB are retained and the PoD provides for the adaptive reuse of these places

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and spaces as part of QWBIRD. The Technical Guidelines in the PoD (Section 6.1) also include criteria relating to heritage interpretation, with the relevant Sub-Precincts of the PoD containing specific built form criteria (eg setbacks) to safeguard the heritage fabric and values of QWB.

Conservation Management Plans (CMPS) (refer to Volume 3, Attachment D) have been prepared for each of the State Heritage Places. The Cultural Heritage Analysis Report (CHAR) assesses the overall heritage values of the site and has informed the creation of appropriate principles to manage the impact of new development (refer to Volume 3, Attachment C).

 Respond to the topography and have  Consistent sufficient dimensions to accommodate buildings, parking, The PoD incorporates design criteria to ensure the design of access and circulation areas and development responds to the topographical change in the precinct, landscaping. providing activated edges throughout the precinct.

Landscaping and the public realm will respond to the topographical changes – refer to the Landscape Concept Report (Volume 2, Attachment B) and the Urban Design Master Plan Report (Volume 3, Attachment A).

 Support best practice water sensitive  Consistent urban design. The PoD includes design criteria for stormwater quantity and quality to be managed as part of a site based stormwater management plan. The use of Water Sensitive Urban Designs (WSUD) has been considered in the preliminary design phase of stormwater infrastructure for the PoD. WSUD elements will be located throughout the QWBIRD with landscape elements designed to capture and treat stormwater from the IRD prior to discharge into the Brisbane River.

Additional information is included within the Landscape Concept Report (Volume 2, Attachment B) and the EDS Report (Volume 3, Attachment J).

 Create enclosure and definition to the Consistent space around and between buildings. The PoD incorporates design criteria to ensure the redevelopment of the QWB PDA will create a series of public spaces that encourage activity and pedestrian movement through the precinct. The building interface and the space between buildings is also a critical element and future development is required to be designed to balance building form with the creation of an attractive and useable public realm. Varying materials and landscape treatments will be used through the public realm to create

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definition between different areas in the QWB PDA, and areas outside of the QWB PDA.

The public realm and the urban design of key spaces is included in the Landscape Concept Report (Volume 3, Attachment B) and the Urban Design Master Plan Report (Volume 3, Attachment A).

 3.5.2 Built form

The proposed development is consistent with the following criterion for built form, using best practice principles throughout the PoD. The provisions and framework of the PoD ensure that future design incorporates urban design elements to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2-5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion.

 Development delivers architecturally, historically and culturally significant built form outcomes which:

 Provide for conservation  Consistent (including interiors of significance) and adaptive reuse of Heritage All local and State Heritage Places, including buildings and structures will be Places in a way which enhances retained and their heritage significance conserved as part of future the vibrancy of the PDA*. development under the PoD. These places will be adaptively re-used for a broad range of activities, including retail and food and drink outlets, which * Development Heritage Places: will add character and vibrancy to QWB. Specifically, the Technical Using the development criteria – Guidelines contained in the PoD (Section 6.1) include criterial relating to DEHP. heritage interpretation, with the relevant Sub-Precinct Specific Design Criteria containing specific built form criteria to safeguard the heritage fabric and values of QWB.

 Reinforce the pedestrian amenity  Consistent of the street network and public realm; The public realm and landscape vision established by the PoD and the Landscape Concept Report (Volume 3, Attachment B) is centred around seven (7) key organising ideas which tie together the streets, public spaces and semi-public environments into a comprehensive network, at a human scale. These organising ideas are:

 The Streetscapes

 The Ridgeline

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 The William Street Verandah

 The Undercurrent

 Cross Block Links

 The Bridge

 The Sky Gardens.

These organising ideas are explored in depth in the Landscape Concept Report (Volume 3, Attachment B).

Focused around these key organising ideas, the PoD includes design criteria for the creation of an experience for pedestrians as they move into and through the QWBIRD. The PoD proposes that the surrounding existing street network, particularly William and George Streets, will undergo significant upgrades to improve streetscape amenity and activation. Significant improvements will also occur along the river’s edge activating this space and encouraging pedestrian connectivity to the river.

 Respond to the subtropical  Consistent environment by demonstrating best practice subtropical design; The PoD includes design criteria to ensure future development in the QWBIRD will incorporate subtropical design through the public realm and landscaping enhancements, building design and indoor and outdoor integration in the built form design – refer to Sections 5.2 – 5.5 – Specific Design Criteria and Section 5.6 – General and Specific Use Criteria.

 Are sensitive to the interface and  Consistent relationship with Heritage Places including building separation and An assessment of the significant views and heritage streetscape values was setbacks where appropriate; undertaken to determine the overall heritage and character principles embodied in the PoD – these values and the principles to manage the impact of new development are assessed in Cultural Heritage Analysis Report (CHAR) (refer to Volume 3, Attachment C).

Based on the CHAR, the PoD includes appropriate management measures to safeguard the heritage fabric and values of the Queen’s Wharf Precinct. In this regard, Section 6.1 of the PoD includes Technical Criteria relating to archaeological and conservation management, as well as heritage interpretation. These criteria require the preparation and lodgement of Heritage Impact Statements and Excavation Reports for future development, as well as compliance with the Archaeological Management Plan and Conservation Management Plans (Volume 3, Attachment E and Volume 3, Attachment D respectively).

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 Are of a height and scale that  Consistent makes efficient use of land, is consistent with planned The PoD built form parameters were formulated through analysis of the infrastructure, commensurate with existing built form in QWB and surrounds. The PoD proposes the the site area and protects the development of towers in Sub-Precincts 1a and 3 – the tallest maximum safety and functioning of the height is within the overall maximum of 274m AHD allowable within the CBD operational airspace of the (consistent with the operational airspace requirements). More specifically, Brisbane and Archerfield the PoD specifies a range of building heights as follows: airports*; and  Precinct 1: 1 to a maximum of 67 storeys (up to 265m AHD) *SPP (Part D) and DA Mapping –  Precinct 2: Development will not exceed existing building heights strategic airport operational including roof plant; airspace requirements  Precinct 3: Maximum of 63 storeys (238m AHD); and

 Precinct 4: 1 storey.

The PoD also identifies specific locations for towers, as well as podium heights, maximum GFA for uses and Sub-Precincts, boundary setbacks and separation requirements. The location, height and design requirement of each tower is outlined in Section 5 of the PoD. The Urban Design Master Plan Report (Volume 3, Attachment A) assesses the visual impact of the development within the QWBIRD and the resultant change to the skyline.

Being in the Brisbane CBD, buildings of this scale and height are appropriate in the city skyline. In terms infrastructure demand, matters relating to infrastructure are addressed in the IMP Volume 3, Attachment H, noting that the PDA-associated development Declarations provide for upgrades to existing infrastructure in particular sewer and water.

 Provide active frontages which  Consistent relate to the street, reflect the streetscape character of the The PoD includes design criteria that require QWBIRD to provide active and broader CBD and contribute to passive edges (as defined in the PoD Appendix A). The PoD also requires creating an appropriate human the activation of laneways and cross block links. Section 5.6 of the PoD scaled interface between includes the detailed General and Specific Use Criteria which include buildings and the public realm Architectural Design Criteria and Public Realm Design Criteria. including shade and shelter for Activation of spaces, the public realm and building interface are addressed pedestrians. in the Urban Design Master Plan Report (Volume 3, Attachment A) and the Landscape Concept Report (Volume 3, Attachment B).

 Use high quality, durable building materials that:

 Create visually interesting  Consistent facades;

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The PoD includes Specific Design Criteria for each Precinct/Sub-Precinct relating to built form (Section 5.1 – 5.5 of the PoD). The General and Specific Use Criteria (Section 5.6 of the PoD) apply in addition to the Precinct/Sub-Precinct Specific Design Criteria and include criteria relating to architectural design. The Architectural Design Criteria include examples of permitted development and not permitted development which will achieve the intent of the criteria.

 Are sensitive and responsive to  Consistent Heritage Places and the historic character of the area; The PoD includes design criteria that ensure new buildings will be appropriately designed and sensitive to the existing Heritage Places. As a strategy, the PoD criteria focus on development being compatible with and complementing heritage places, rather than replicating or imitating the design of heritage buildings. In this regard, Section 6.1 of the PoD includes Technical Criteria relating to archaeological and conservation management, as well as heritage interpretation. These criteria require the preparation and lodgement of Heritage Impact Statements and Excavation Reports, as well as compliance with the Archaeological Management Plan and Conservation Management Plans (Volume 3, Attachment E and Volume 3, Attachment D respectively).

 Minimise specular rays that could  Consistent create undue nuisance, discomfort or hazard to the Section 5.6 of the PoD – General and Specific Use Criteria – includes surrounding area; criteria relating to building design, materials and finishes requiring buildings to use glazing which will minimise reflection.

 Create highly permeable and  Consistent articulated building facades and frontages at both the ground and Section 5.6 of the PoD – General and Specific Use Criteria – includes upper levels, allowing access to design criteria relating to the public realm. These criteria require the ground open air and promoting plane of QWBIRD to be designed as a highly active space integrating with surveillance of adjoining streets adjoining buildings and the streetscape. The Precinct/Sub-Precinct Specific and public spaces; Design Criteria (Section 5.2 – 5.5) also include elements relating to the built form, public realm and access and mobility.

 Consider overshadowing  Consistent principles, promoting penetration of winter sunlight; The PoD identifies building envelopes and tower locations for each Precinct/Sub-Precinct. The building envelopes and tower locations have been determined to minimise overshadowing and allow infiltration of winter sunlight both into the precinct, and the surrounding area. These guiding

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principles are outlined in the Urban Design Master Plan Report (Volume 3, Attachment A) and reflected in the PoD.

 Provide for view sharing between  Consistent existing and proposed buildings including Heritage Places where The Specific Design Criteria for each Precinct/Sub-Precinct (Section 5.2 – possible; 5.5 of the PoD) include design criteria relating to heritage integration.

 Provide for integrated residential  Consistent development that includes a range of dwelling sizes and The PoD specifies a maximum number of dwelling units (both residential responds to the local context*; and hotel) with a ‘cap’ of 2,000 multiple dwellings and 1,600 hotel rooms. The residential activities will be accommodated in elegant high-rise towers, *PDA guideline: Medium and high as well as adaptive reuse of several heritage buildings. rise buildings

 Provide adequate tower  Consistent separation to allow light penetration and air circulation and As outlined above, the PoD identifies building envelopes and tower locations ensure impacts on amenity and for each Precinct/Sub-Precinct. The building envelopes and tower locations privacy are minimised, particularly have been determined to minimise overshadowing, allow infiltration of winter for residential buildings; sunlight both into the precinct, and allow for air circulation. These guiding principles are outlined in the Urban Design Master Plan Report (Volume 3, Attachment A).

 Provide entrances to buildings  Consistent that are clearly defined, welcoming for all users including Section 5.6 of the PoD – General and Specific Use Criteria – includes people with disabilities and requirements for buildings entrances to be clearly defined and designed to sensitive to adjacent Heritage create an architectural statement. The entrances to the heritage buildings Places; will remain largely unchanged so as not to not detract from the original character and design of the buildings.

The entrances to new buildings will be accessible for all users and will be designed having regard to the Equitable Access Assessment included in Volume 3, Attachment O.

 Incorporate generous subtropical  Consistent landscaping that is visible from the public realm or by building Section 5.2 – 5.5 and Section 5.6 of the PoD include criteria relating to the occupants on ground levels, design of the public realm. The Landscape Concept Report also sets out roofs, balconies, terraces and the public realm strategy and is proposed to be an Approved Document edges of buildings; (Volume 3, Attachment B).

The Landscape Concept Report provides further details regarding the landscaping to be provided as part of QWBIRD.

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 Activate edges of the core  Consistent development, sleeving with other smaller scale uses or active The PoD includes design criteria that require the future development of the frontage design, avoiding the QWBIRD to provide active and passive edges (as defined in the PoD creation of blank walls; Appendix A). The PoD also requires the activation of laneways and cross block links. Section 5.6 of the PoD includes the detailed General and Specific Use Criteria which includes built form and public realm as a theme. Specifically, the IRD building (Sub-Precinct 1a) will be sleeved with active uses, predominantly food and drink outlets and retail opportunities, to avoid blank walls and maximise activation throughout the precinct.

Activation of spaces, the public realm and building interface are addressed in the Urban Design Master Plan Report (Volume 3, Attachment A) and the Landscape Concept Report (Volume 3, Attachment B).

 Activate the river front by  Complies providing environmentally- sensitive low scale tourism, retail The PoD includes design criteria that requires the river’s edge to be and community related activated with water-based recreational activities, which will include development directly adjacent to environmentally sensitive low scale water based tourism. the Brisbane River, where this will The public realm surrounding the water front will include spaces for complement the PDA as a community events and public art. tourism destination;

 Minimise the number of driveways Consistent and seek to locate vehicular access, including service entries The PoD includes design criteria that requires development in the QWBIRD away from main pedestrian and to consolidate car park and service entrances. cycle routes, including the The main vehicle entrances will be from William Street within the IRD in Bicentennial Bikeway, shared Sub-Precinct 1a. Entrances and/or exits will also be located on Margaret zone and cross block links; Street and Alice Street. The existing servicing for the Treasury building will be maintained on Queens Wharf Road. The existing entry (and exits) from Queen’s Gardens also remain.

The main vehicle access from William Street and Margaret Street will be located away from the main pedestrian and cyclist routes. Pedestrians and cyclists will be encouraged through the public realm and built form to navigate around the IRD up the Brisbane Steps, rather than negotiate the porte-cochere on William Street.

Further details regarding traffic movements and access are located in the Traffic Engineering Report prepared by TTM Consulting (Volume 3, Attachment G).

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 Minimise the need for service  Consistent vehicles to park, stop or queue on the public road network; The PoD includes design criteria relating to service vehicle arrangements and these criteria seek to minimise or avoid the need for these vehicles to stop or queue on the public road network.

Matters relating to service vehicles and the public road network are addressed in the Traffic Engineer Report prepared by TTM Consulting (Volume 3, Attachment G).

 Incorporate lighting that reinforces Consistent the precinct’s night-time presence; Section 6.1 of the PoD – Technical Guidelines – includes standards for lighting and requirements for illumination of the IRD and the broader precinct. Further details relating to lighting are outlined in the Lighting Management Plan (Volume 3, Attachment S).

 Ensure adequate visual and noise Consistent amenity having regards to the impact from designated transport Section 6.1 of the PoD includes Technical Criteria relating to noise amenity noise corridors* and from the designated transport corridors, particularly the REX. Design entertainment venues; requirements (for visual amenity) are included in Section 5.6 of the PoD – General and Specific Use Criteria. * SPP and DA Mapping, Code of Practice with respect to external The Acoustic Assessment prepared Acoustic Logic is included in Volume 3, noise levels – DTMR & 4.4 Attachment M. Buildings in a Transport Noise Corridor – QDC

 Promote diversity of the built  Consistent form; The Precinct/Sub-Precinct Specific Design Criteria (Section 5.2 – Section 5.5 of the PoD) include built form as a theme. The built form criteria include elements relating to design, bulk, scale and mass of the built form. The variation in built form through the heritage buildings, the ‘Arc’ and the towers is significant. The design of the buildings integrates with the surrounding built form typologies through:

. Placing the tallest tower forms in the city block between George and William Street in proximity to the city grid;

. Creating an openable and permeable ground plane through the IRD, offering dense layering of laneways an shaded courtyards;

. Breaking down the mass and scale of the built form as it approaches the river to open views and provide more space for public realm.

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Refer to the Urban Design Master Plan Report in Volume 3, Attachment A.

 Consider the adaptability of  Consistent building design to support use and activity changes over time; QWBIRD will be designed and constructed to be able to adapt to market demands over time and support a range of land uses. The PoD has been developed to identify a series of preferred uses for each Sub-Precinct – the specific uses proposed will be further detailed in subsequent Compliance Assessment applications.

 Create an appropriate built form  Consistent interface with existing and future public transport where confirmed; Careful consideration has been given to existing and future public transport and nodes, including potential future stations (cross river-rail stations at Albert Street and Roma Street). The PoD includes design criteria that require the future design of the QWBIRD to provide an active pedestrian focused interface with the streetscape providing connections to the street and public transport.

 Provide that streets are not built  Consistent over with the exception of the core development over William The PoD criteria facilitate the development of the IRD (core development) in Street in the location identified in Sub-Precinct 1a over William Street, subject to specific design criteria. The Map 2. build over William Street, is addressed below.

 Where building over William Street in the location identified in Map 2:

 Optimise visual and natural light,  Consistent permeability and ventilation; Sub-Precinct 1a in the PoD (the IRD) includes various criteria which relate to the built form over William Street. These criteria include requirements for development, where built over William Street road reserve to include “provision for natural light is maximised by the inclusion of a light well or void.”

The PoD also includes specific design requirements for the build over in section and plan which also identify the requirement for light penetration. Requirements for breezes and ventilation within this space are also included.

Further detail on the build over William Street elements are included in Section 8.1.2 of the Planning and Design Report, the PoD and Urban Design Master Plan Report (Volume 3, Attachment A).

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 Preserve vehicle and pedestrian  Consistent connectivity along William Street; As above, Sub-Precinct 1a in the PoD (the IRD) includes various criteria which relate to the built form over William Street. These criteria include specific requirements for pedestrian access and connectivity to be improved. The indicative sections show minimum clearances and design requirements to ensure vehicle connectivity along William Street is maintained. Vehicle movements along William Street will be maintained in both directions and pedestrian connectivity will be improved, both through the creation pedestrian access over William Street and improved streetscape level design.

Further detail on the build over William Street elements are included in Section 8.1.2 of the Planning and Design Report, the PoD and Urban Design Master Plan Report (Volume 3, Attachment A).

 Provide for public accessibility at  Consistent all times; The PoD includes design criteria that ensure the public realm components of the IRD will be publicly accessible at all times.

 Provide a minimum 12 metre  Alternate Solution clearance from street level to maintain view corridors; As above, Sub-Precinct 1a in the PoD (the IRD) includes criteria which relate to the built form over William Street. These criteria include a requirement that “there is a clearance of at least 12 metres from the street level to the underside of the finished surface, other than where for pedestrian access over William Street.”

As such, the building in this location is to have a minimum height clearance of 12m (to the underside of the structure) above William Street. The PoD criteria allow for pedestrian connections/bridges to be at a lower level with a minimum clearance for these elements being 6m above street level.

While the pedestrian connections/bridges are proposed at a lower level, it is considered that these elements will not impede the view corridor. As such, the view corridor along William Street is maintained, noting that the view of Parliament House is obscured by the fig tree on Alice Street.

Further detail on the build over William Street elements are included in Section 8.1.2 of the Planning and Design Report, the PoD and Urban Design Master Plan Report (Volume 3, Attachment A).

 Minimise the footprint and visual  Alternate Solution/Consistent impact; The PoD includes design criteria that relate specifically to the components of the IRD in Sub-Precinct 1a (Resort) that are to be built over the William Street road reserve. In terms of the building footprint, the design criteria

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include the requirement for the bulk of the building over William Street to be terraced and incorporate visual interest through the use of vegetation, screens and/or facade articulation.

Further detail on the build over William Street elements are included in Section 8.1.2 of the Planning and Design Report, the PoD and Urban Design Master Plan Report (Volume 3, Attachment A).

 Provide a highly activated,  Consistent inclusive and welcoming public streetscape at the ground level As above, the PoD includes design criteria which relate to the built form over and podia; and William Street (Section 5.2.2 of the PoD). The PoD requirements include criteria requiring the visual amenity of the public realm beneath the built form to be prioritised, and for the underside of the building to be of a high- quality finish.

Further detail on the build over William Street elements are included in Section 8.1.2 of the Planning and Design Report, the PoD and Urban Design Master Plan Report (Volume 3, Attachment A).

 Respect the relationship with any  Consistent adjoining Heritage Places and seek to minimise adverse impacts As above, the PoD includes design criteria which relate to the built form over on the cultural heritage William Street. The PoD (Section 5.2.2) includes elements relating to the significance of the area. adjoining heritage places and requires a sensitive design response.

Further detail on the build over William Street elements are included in Section 8.1.2 of the Planning and Design Report, the PoD and Urban Design Master Plan Report (Volume 3, Attachment A).

 3.5.3 Street and movement network

 The proposed development is consistent with the following criterion for the street and movement network. The provisions and framework of the PoD ensure that future design incorporates urban design elements to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2-5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion. The Technical Criteria in Section 6 of the PoD and PoD Volume 3, Attachment G: Traffic Engineering Report provide parameters which will achieve the requirements of the Development Scheme for the street and movement network relating to pedestrians, cyclists and vehicles.

 Development delivers a high quality street and movement network* and related infrastructure for pedestrians, cyclists and vehicles which:

 *applicable EDQ guidelines for QWB PDA



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 Has a clear structure and is easy  Consistent to navigate with a well-connected, logical and legible network of The PoD includes design criteria which require the future development of routes, intersections and spaces; QWBIRD to create a legible, navigable precinct. The structure of cross block links, pedestrian routes, integration of internal and external spaces and the existing city grid will assist in providing a logical and legible precinct. Furthermore, the design of the public realm will enhance the usability and experience of the movement network.

 Creates safe, pleasant and  Consistent character-rich routes which prioritise the safety and The PoD includes design criteria which require the future development of experience of pedestrians and the QWBIRD to address cycling connectivity and safety through: cyclists and minimises the need . Creating a shared zone on the river front similar to the way which the for signage as a means of South Bank promenade functions; wayfinding or navigation; . Separating cyclists from pedestrians along the Goodwill Bridge extension area, made possible by the proposed boardwalk;

. The delivery of end of trip facilities; and

. Creating the public realm to be cyclist friendly, so that the river’s edge becomes a destination for cyclists rather than a high speed through route.

The PoD also includes design criteria which address the pedestrian experience and safety through:

. Creating a legible network of routes, linkages and a public realm that connects the entire precinct together and provides for connectivity for pedestrians to the river and city;

. CPTED criteria to enhance pedestrian safety and experience;

. Separating pedestrians from vehicles and cyclists (where practical) to minimise conflict. Where within a shared zone, these spaces will be designed to manage the interaction between pedestrian, cyclists and vehicles.

 Ensures access and egress from  Consistent all entries, service areas and car parks does not negatively impact The PoD includes design criteria to ensure the location of access and the public realm, is safe, legible, egress points provide adequate separation between the various user logical and minimised conflicts groups, particularly between vehicles and pedestrians. Therefore, the between pedestrians, cyclists and access to car parks and servicing is to be separated from high activity motor vehicles*; pedestrian and cycle zones. Shared zones and port-cocheres are to be designed to ensure that any potential conflicts are minimised. Further detail relating to the vehicle access and egress location strategy is included in the

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*TAPS PSP – BCC, TAPS code – Traffic Engineering Report prepared by TTM Consulting and included in BCC, Guideline for Assessment Volume 3, Attachment G. of Road Impacts on Development – DTMR, Road Planning and Design Manual – DTMR, Austroads guidelines, AS2890 Parking facilities

 Provides for equitable access for  Consistent all members of the public; The PoD contains design criteria to allow for equitable access throughout the QWBIRD. It is relevant that the topography changes quite significantly from George Street to Queens Wharf Road and the foreshore and consequently, a number of innovative design approaches have been adopted to provide for equitable access.

The main thoroughfare for equitable access from George Street in Sub- Precinct 1a (The Resort) will be vertical access from the ground level on George Street to the podium levels of the IRD itself, and then lifts to the foreshore and the Queens Wharf Road level. There will be lifts providing universal access from Queens Wharf Road to the William Street level of Miller Park.

Further detail regarding the equitable access arrangements are included in the Equitable Access Assessment prepared by Morris Golding included in Volume 3, Attachment O.

 Manages potential interactions  Consistent between cyclists and other users through appropriate design*; The PoD incorporates design criteria to manage potential interactions between cyclists and other users. In particular, the QWBIRD will include *Technical notes for cyclist upgrades to the Bicentennial Bikeway, within the two dedicated bikeway infrastructure - DTMR sections, which:

. Improve safety through the provision of a separate pedestrian path;

. Include pedestrian crossing points with treatments similar to those on the Toowong reach ie blue and white checkerboard at crossing point, with yellow caution pavement marking on Bikeway approach;

. Increase the separation distance of the Bikeway from rivers edge;

. Eliminates the sharp corner under the REX; and

. Improves lighting, personal security, casual surveillance.

As part of the upgraded facility, a shared zone will be created along the foreshore, being Queen’s Wharf Plaza. Whilst it is acknowledged that cyclist

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speed will be reduced within the shared zone (Queen’s Wharf Plaza), this is to minimise conflict with pedestrians and ensure the safety of all users. It is however expected that the impact on travel time of this short section of low speed shared zone will be minimal, particularly when considered in the context of overall travel time from originating destinations.

Section 8.1.6.3 of the Planning and Design Report outlines the proposed changes to the Bicentennial Bikeway. The Traffic Engineering Report (Volume 3, Attachment G) and the Landscape Concept Report (Volume 3, Attachment B) provide further details.

 Considers current and future  Consistent network capacity; The capacity of the road network and the operation of key intersections, has been considered in the Traffic Engineering Report (refer to Volume 3, Attachment G). Technical criteria have been included within the PoD (Section 6.1) to accommodate and effectively manage the traffic and operational aspects of QWBIRD.

 Provides integration and  Consistent development of landings to support river tourism operations The PoD provides a number of opportunities for landings which will support for example berthing facilities for tourism operations. These will predominately be provided in Sub-Precinct 1c a range of tourist vessels, boat (The Landing). The Landscape Concept Report (Volume 3, Attachment B) tours and water taxis, and short provides further details of the landing. term moorings for recreational vessels;

 Provides publicly accessible cycle Consistent facilities within buildings where required and the public realm*; The PoD includes design criteria to ensure QWBIRD will provide publicly accessible bicycle facilities in accordance with the relevant parts of Section *4.1 Sustainable buildings in 4.1 of the Queensland Development Code. relation to end-of-trip facilities - QDC

 Provides car parking to meet the  Alternate Solution functional requirements of the PDA*; Section 5.5, 8.1.6 and 8.2.3 of the Planning and Design Report outline the proposed car parking requirements based on the Traffic Engineering Report *TAPS PSP – BCC prepared by TTM Consulting (Volume 3, Attachment G). While the proposed car parking rates are not strictly in compliance with TAPS PSP (contained in City Plan), the Traffic Engineering Report demonstrates that the development will meet the functional requirements of the PDA. It is noted however that the TAPS PSP does not specifically envisage this type

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of development within the CBD. The car parking provision proposed in the PoD (Section 6.1 – Technical Criteria) is summarised as follows:

 Provides on-site car parking  Consistent areas below ground level only and loading bays and service The PoD includes design criteria requiring that future development areas wither integrated within or incorporates car parking below ground level – no podium level car parking is under buildings and sleeved by proposed. active frontages, or located away Given the significant changes in ground level across the site, the car parking from the public realm behind levels will also vary across QWB. However, at no point will any car park buildings*; and level be visible from the public realm or surrounding development(s). *TAPS PSP - BCC

 Maximises the opportunities for  Consistent co-location of servicing and parking openings within single The PoD includes design criteria that require QWBIRD to co-locate parking buildings and/or adjoining and servicing areas, aiming to consolidate the facilities for several buildings. developments. The IRD, the former Government Printing Office, the Former DPI Building and the Commissariat Store will share car parking beneath the IRD itself, in Sub-Precinct 1a (The Resort).

The former Treasury Building and the former Land Administration Building will utilise the existing car parking beneath Queen’s Gardens, which will be accessed via George Street (entry) and William Street (exit). This car park may be extended, the details of which will be particularised in subsequent applications. These two buildings will utilise the existing servicing access from Queens Wharf Road.

The Mansions and Harris Terrace will both be serviced from existing on street loading zones.

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 Maintains or improved the pedestrian, bicycle and public transport, connectivity into and through the PDA, providing legible internal and external connections to key locations including:

 Improving connections between  Consistent the river and the rest of the CBD, including the Queen Street Mall; In addition to strengthening existing connections, the PoD also provides opportunities for a number of new connections between QWB, the CBD and the river. Providing new cross block links, and linkages within the precinct, and to external areas is paramount to the success of the development. These cross block links and pedestrian connections will improve pedestrian movement in this part of the CBD.

The public realm and pedestrian connectivity are described in further detail in the Landscape Concept Report (Volume 3, Attachment B).

 Improving connections between  Consistent Queen Street and Parliament House and the City Botanic The PoD includes design criteria that ensure the precinct will provide Gardens; upgraded streetscape works, and more activated edges particularly along George Street. While there will be a number of cross block links internal to the site which will allow access to Parliament House, it is expected that the primary route will remain as George Street.

The foreshore works and the new marine boardwalk will improve the amenity of rivers edge and provide a pedestrian connection along the river front to the City Botanic Gardens.

The Landscape Concept Report (Volume 3, Attachment B) provides further details of the public realm and the streetscape upgrades.

 Creating a network of cross block  Consistent links; As above, the PoD provides for new cross block links, and improved pedestrian linkages within the precinct. These cross block links will improve pedestrian movement through the precinct. The cross block links will be (wherever practical) activated with retail, food and drink outlets and formal and informal entertainment and recreation.

The Landscape Concept Report (Volume 3, Attachment B) provides further details of the public realm design and the cross block connections.

 Creating an inclusive and legible  Consistent pedestrian experience along George and William Streets; The public realm strategy focuses on the streetscapes as key elements of QWB. The PoD and the Landscape Concept Report (Volume 3, Attachment B) propose upgrading the George Street and William Street footpaths and pedestrian spaces (within QWB). The layout of the verges of both George Street and William Street will remain largely unchanged, with

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

the proposed streetscape improvement works being undertaken within the existing spaces.

The George Street footpath will be upgraded to be able accommodate an increase in pedestrian movements, while also maintaining the formal character of this street. George Street is a key movement corridor for pedestrians and the heritage character of this streetscape will be retained. William Street is a less formal street and this streetscape will be a finer grain urban experience activated by new buildings. The William Street streetscape will be pedestrian scale with subtropical understorey planting. Both William Street and George Street will have a common pavement treatment unifying the site with 1 William Street.

 Improving connections between  Consistent the City Botanic Gardens and 1 William Street; The PoD includes design criteria that will provide for foreshore works and a new marine boardwalk that will improve the connections along the river to the City Botanic Gardens. In addition to the river front connections, Sub- Precinct 1a (The Resort) will provide a cross block link diagonally between George Street and the corner of William and Mary Streets. These pedestrian connections will improve pedestrian movements in this part of the CBD.

The Landscape Concept Report (Volume 3, Attachment B) provides further details of the public realm design and the proposed pedestrian connections.

 Supporting a navigable, equitable  Consistent and legible cross river connection to South Bank that supports best The PoD includes design criteria that require future development of the practice urban design and QWBIRD to provide a new pedestrian bridge which will provide a link considers any interfacing issues directly to the South Bank parklands. The design principles of the bridge are with the existing street network outlined in the PDA-associated development Declaration (by MEDQ and public realm, visual amenity, under Section 40C of the ED Act). The bridge will provide a number of shading and sheltering for opportunities for shading and activation, including temporary and semi- pedestrians and Heritage Places; permanent food and drink outlets.

 Strengthening links along the river Consistent front between Victoria Bridge and the Goodwill Bridge and The PoD framework proposes extensive improvements to the along the river enhancing connections with these front. These improvements involve the creation of a shared zone adjoining bridges; the river and as part of Queens Wharf Road – Queen’s Wharf Plaza. The improvements along the river’s edge, and the creation of Queen’s Wharf Plaza mean that pedestrians will be able to easily walk between the CBD and QWB, with connections across the river via the Victoria Bridge, the Goodwill Bridge and the new pedestrian bridge.

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The streetscape improvement works along Queens Wharf Road will also provide another pedestrian link between the CBD and the riverfront.

The Landscape Concept Report (Volume 3, Attachment B) provides further details of the public realm design and connections along the river.

 Optimising the use of public  Consistent transport infrastructure to and through the PDA by creating The PoD allows for future public transport connections to be located within connections with existing and the QWBIRD. The precinct also allows for improved connections to existing proposed transport infrastructure public transport, through new cross block pedestrian links which will provide both on land and on water, any improved connectivity to the Queen Street and King George Square Bus future terminals and any future Stations. The improved access along Queens Wharf Road (with this space public transport route where being a shared zone) will provide improved connectivity to the Victoria confirmed within or adjacent to Bridge and the Cultural Centre Busway Station. Access to the CityCat the PDA; terminals will also be significantly improved by these streetscape upgrades.

The Traffic Engineering Report (Volume 3, Attachment G) provides further assessment of public transport.

 Improving pedestrian and cyclist  Consistent amenity along Queens Wharf Road including a provision of a The PoD proposes that Queens Wharf Road will be a shared zone, with shared zone where shown in Map significant changes and improvements to this street to improve pedestrian 2: Structural elements plan; and amenity, while also maintaining the road as a recognisable road, with kerb and channel for cultural heritage purposes. Queens Wharf Road will allow servicing and emergency management vehicles to share the road with pedestrians and cyclists.

The Traffic Engineering Report (Volume 3, Attachment G) and Landscape Concept Report (Volume 3, Attachment B) provide further information on the principles for shared zone.

 Providing opportunities for cycle  Consistent connections close to the river front and throughout the PDA that The PoD proposes improvements to the cycle network along the full extent are accessible at all times. of the river front, providing segregated access to the North Quay Ferry Terminal and from the Waterline Park. The proposed upgrades to the Bicentennial Bikeway are outlined in Section 8.1.6.3 of the Planning and Design Report. The Traffic Engineering Report (Volume 3, Attachment G) and Landscape Concept Report (Volume 3, Attachment B) provide further information on the cycle connections.

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 3.5.4 Public realm

The proposed development is consistent with the criterion to for public realm. The provisions and framework of the PoD ensure that future design incorporates development that delivers an attractive, high quality, accessible, well- connected, multi-functional public realm to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2-5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion. The Technical Criteria in Section 6 of the PoD and the Urban Design Master Plan Report (Volume 3, Attachment A), Landscape Concept Report (Volume 3, Attachment B), Equitable Access Assessment (Volume 3, Attachment O), Event Management Plan (Volume 3, Attachment T), Public Art Report (Volume 3, Attachment V), Heritage Interpretation Strategy (Volume 3, Attachment W), Foreshore Management Plan and Basis of Design (Volume 3, Attachment X) and CPTED Report (Volume 3, Attachment Z) provide parameters which will achieve the requirements of the Development Scheme for public realm.

 Development delivers an attractive, high quality, accessible, well-connected, multi-functional public realm* which:

 *applicable EDQ guidelines for QWB PDA

 Contributes to creating a local  Consistent identity and distinctiveness for the PDA while acknowledging the The PoD includes design criteria that ensure that future development of the importance of CBD-integration; QWBIRD will be unique, architecturally innovative world class development which integrates with the river precinct and the surrounding heritage buildings.

 Is accessible to the public free of  Consistent charge at all times; Public realm areas that are accessible 24/7 within QWB will be free of charge to the public.

 Creates a safe and inviting  Consistent environment by promoting day and night activity, passive surveillance The PoD includes design criteria that ensure that the QWBIRD will promote and use of permeable buildings casual surveillance through the day and night through the activation of the facades* public realm, temporary events, recreational opportunities and retail opportunities within and surrounding the public realm. The design and the *CPTED: Guidelines for Qld – Qld safety of spaces within QWB are addressed in further detail in the CPTED Police Report (Volume 3, Attachment Z).

 Creates activation along the river  Consistent front, with opportunities for commercial uses, tourism, public The PoD includes design criteria to ensure that river front will be activated events, recreation, improved the full length of QWB, from the North Quay ferry terminal to the connection pedestrian and cycle connections from the pedestrian boardwalk to QUT Gardens Point. and other uses that are compatible This river front space will have a mix of temporary, semi-permanent and permanent uses, including passive and active recreation, tourism, moorings

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with the noise and space for boats, food and drink outlets and temporary uses such as markets. The limitations of the area; design of the river front space will create an attractive pedestrian plaza and riverfront area, transforming this area into a destination, rather than an unattractive thoroughfare.

The Landscape Concept Report (Volume 3, Attachment B) provides further details of the public realm strategy and the design of the river front.

 Ensures the river front is  Consistent accessible for all users including people with disabilities having The PoD includes design criteria that require development to be accessible regard to the relationship and for all users, including people with disabilities. It is not considered that the interface with the Riverside REX will have any impact on the accessibility of the river front. The public Expressway; realm will be designed in accordance with the Landscape Concept Report (Volume 3, Attachment B) which addresses equitable access and the Equitable Access Assessment (Volume 3, Attachment O).

 Has regard to the relationship  Consistent between, and safety of pedestrians, vehicles and cyclists; The PoD includes design criteria that require the public realm, particularly the river foreshore, the main cross block link between George Street and the river’s edge and the new pedestrian bridge to carefully consider the safety of pedestrians and cyclists. The river’s edge itself will be for pedestrians and cyclists only, with vehicles only allowed through for maintenance or emergency services. The Landscape Concept Report (Volume 3, Attachment B) provides a detailed analysis of the upgrades and treatment to the Bicentennial Bikeway for pedestrians and cyclists.

Aside from Queens Wharf Road, which will contribute to the public realm and overall amenity of the precinct, the remainder of the public realm will not allow vehicles aside from the exceptions identified above. Queens Wharf Road will be maintained as a shared zone, with emergency, maintenance and service vehicle access provided to and from the Commissariat Store, former DPI building and servicing to and from the former Treasury and Land Administration Buildings. Servicing arrangements are discussed in the Traffic Engineering Report (Volume 3, Attachment G).

 Provides parks, plazas and open  Consistent spaces within the PDA including adjacent to and within the The PoD includes design criteria that require future development of Brisbane River where appropriate, QWBIRD to provide a number or parks, plazas and open space that provide for a variety of opportunities. Queen’s Gardens and Miller Park will remain as experiences and are accessible for predominately open space, with Miller Park undergoing significant all users including people with improvements to improve the accessibility through the park. Queen’s disabilities; Gardens will also undergo significant improvements to improve the functionality of the park. Retail activity is proposed under Queen’s

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Gardens, with some changes required at the street level to allow visual and physical access to the subterranean retail precinct. The Landscape Concept Report (Volume 3, Attachment G) outlines the strategy for the revitalisation of these parks.

The river front foreshore will provide significant open spaces. These spaces will be universally accessible. The Landscape Concept Report (Volume 3, Attachment G) provides further information on the public realm works, particularly the new park areas, open spaces and plaza areas providing opportunities for passive and active recreation along the river’s edge.

Sub-Precinct 1d will provide publicly accessible plaza areas and informal breakout areas which will be universally accessible.

 Has regard to the relationship and  Consistent interface with existing public realm and development including The PoD includes design criteria that require new development adjacent to Heritage Places; existing historic buildings within QWB to minimise impact on heritage values through:

. Providing greater setbacks than normal to retain important views and settings;

. A reduction of scale and height of buildings at the ground level to reflect the scale of historic buildings;

. Siting of new buildings to allow for greater appreciation of historic structures; and

. Designing new buildings to be of a contemporary appearance and to not mimic historic details or styles.

The Cultural Heritage Analysis Report (CHAR) (Volume 3, Attachment C) provides a detailed analysis of the critical principles informing heritage integration of future development.

 Emphasises the importance of the  Consistent Brisbane River frontage and increases opportunities for use of The PoD includes design criteria that require future development, the river by visitors as well as particularly in Sub-Precincts 1c, 1d and 1e, to respond to the waterfront tourist, recreational and non- location. In particular, Sub-Precinct 1c allow for improvements to and motorised vessels; and upgrades of the existing landings and river front infrastructure, with Sub- Precincts 1d and 1e will provide opportunities for non-motorised recreation, such as kayaking.

 Contributes to improving access to Consistent and amenity of Miller Park and

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Queens Park while respecting The PoD includes design criteria that require future development to them as Heritage Places. undertake significant upgrades to Miller Park to allow universal accessibility from Queens Wharf Road to William Street. The park is currently only accessible via a set of stairs from Queens Wharf Road, and ramping with stairs internal to the park. Miller Park has high archaeological potential as it has remained undeveloped throughout its history. Despite this, the park has undergone significant landscaping works throughout its history, and the existing appearance of the park contains few areas of original fabric on the site, with the exception of the section of the wall directly adjoining the Commissariat Store. Any construction activities in this area will be undertaken in accordance with the Archaeological Management Plan (Volume 3, Attachment E).

The amenity of Queen’s Gardens will be significantly improved. The current state of the park is largely unused with limited shading which is at odds with Brisbane’s hot, subtropical climate. The open characteristics of the park will be maintained, with various improvements made to encourage pedestrian activity and transform the park into an attractive, useable space. The design for Queen’s Gardens includes the reuse of the below ground car park for retail activity. This will help serve as an attraction to the area and activate this space. For it to be viable, the retail activity must be visible from the surrounding streets and thus a suitably large opening is required through the surface of Queen’s Gardens to allow visual and physical access. The design of the park means that the turf area will be less than what currently exists, however all existing turf areas are sloping and have limited functionality. The park upgrades involve all the turf areas being flat and more useable and pedestrian connections and the functionality of the park being improved. Any works within Queen’s Gardens will be undertaken in accordance with the Landscape Concept Report (Volume 3, Attachment B) and the relevant Conservation Management Plan (Volume 3, Attachment D).

 Provides for small-scale built  Consistent form in Queens Park only if it: The PoD includes design criteria that recognise the significance of the park  Respects its function as an as a Heritage Place, providing an urban relief in the surrounding built form existing park and Heritage Place and framing the surrounding heritage buildings. These features of the park including the relationship with are maintained, with the overall size of the park remaining unchanged, and existing heritage structures within the existing heritage structures, including the monument of Queen Victoria, the park; being retained.

It is acknowledged that the PoD includes criteria that will allow larger scale built form to be proposed within Queen’s Gardens, but is largely located underground. The PoD also allows for a large opening to be created to provide a visual and physical link to below ground retail activity. The

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functionality of the park is however maintained (and improved), with the key ground level linkages diagonally across the park maintained.

Any works within Queen’s Gardens will be undertaken in accordance with the Landscape Concept Report (Volume 3, Attachment B) and the relevant Conservation Management Plan (Volume 3, Attachment D). The PoD criteria applicable to Queen’s Gardens are discussed in further detail in Section 8.1.5 and 8.2.2 of the Planning and Design Report.

 Provides for small-scale built  Consistent form in Queens Park only if it: The PoD includes design criteria that require minimal additional built form  Is mostly constructed from at the ground plane, with the existing car park exhausts and other solid transparent materials; structures being retained. It is however acknowledged that changes are proposed to the overall park design to incorporate access into a retail basement.

As above, any works within Queen’s Gardens will be undertaken in accordance with the Landscape Concept Report (Volume 3, Attachment B) and the relevant Conservation Management Plan (Volume 3, Attachment D).

 Ensures development on an  Consistent archaeological place provides for appropriate management of the The PoD requires that any development on an archaeological place is archaeological artefacts in undertaken generally in accordance with the Technical Criteria in Section 6. accordance with the results of an The Technical Criteria contained in the PoD have been prepared to reflect archaeological investigation*; the requirements of the Archaeological Management Plan (Volume 3, Attachment E). The Technical Criteria require that in the event that any *Guideline: Archaeological artefactual or human remains are discovered during construction, the investigations – DEHP ‘Chance Finds Procedures’ will be utilised to manage unanticipated finds in accordance with the requirements of the Archaeological Management Plan (Volume 3, Attachment E).

 Creates a diversity of spaces  Consistent incorporating large gathering spaces as well as small areas, that The public realm and landscape vision established by the PoD and the allow for a range of different uses, Landscape Concept report (Volume 3, Attachment B) is centred around including large-scale events, seven (7) key organising ideas which tie together the streets, public spaces recreation and circulation; and semi-public environments into a comprehensive network of public spaces. These spaces include different elements and provide for a wide range of uses, recreation opportunities and circulation and pedestrian connectivity. Spaces will be created for large-scale events, water based recreation and active and passive recreation.

 Establishes a high quality hard  Consistent and soft streetscape, utilising

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subtropical design and water The landscape concept for QWB is included in the Landscape Concept sensitive urban design principles, Report (Volume 3, Attachment B). The PoD reflects this concept including building design and including design criteria for the public realm for each Precinct/Sub-Precinct structures which provide shade (Section 5.2 – 5.6). WSUD will be provided in accordance with the and shelter for pedestrians and Landscape Concept Report (Volume 3, Attachment B). public spaces;

 Provides public realm surfaces  Consistent which are durable and flood resilient where subject to flood The PoD includes design criteria requiring hardstand surfaces to be robust, risk; durable and fit-for-purpose. The Landscape Concept Report (Volume 3, Attachment B) provides details on the finishes and materials for all public realm areas.

 Integrates public art which is  Consistent appropriate to the origins and history of the area and Brisbane; The PoD includes parameters that if public art is provided, it will be in accordance with the Public Art Report (Volume 3, Attachment V), and will be appropriate to the diverse history of the park and surrounds. The Heritage Interpretation Strategy (Volume 3, Attachment W) also provides guidance on the location and type of artwork and signage required to address the areas history.

 Supports illumination of key Consistent locations and features, creating appealing and safe day and night The PoD includes parameters for appropriate lighting that will be provided time experiences; to enable the space to be utilised safely during the day and night. Lighting will be undertaken in accordance with the Lighting Management Plan (Volume 3, Attachment T).

 Utilises high quality surfacing and  Consistent landscaping to support effective and safe integration with, or The PoD includes design criteria that require the upgrading of the segregation between traffic, streetscapes and public realm within QWB. pedestrians and cyclists; and The public realm strategy, as outlined in the Landscape Concept Report (Volume 3, Attachment B) includes upgrades to the footpath pavements that will be both robust and distinctive and create a unified public space that connects to the CBD. Variations in treatment are proposed to differentiate spaces. These specific elements, as well as the use of high quality surfacing and landscaping, enables the area to be provided with safe and effective pedestrian, cyclist and traffic environments. These elements are further detailed in the Landscape Concept Report (Volume 3, Attachment B).

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 Provides high quality public realm  Consistent furniture, public amenities and landscaping which enhances the The Landscape Concept Report (Volume 3, Attachment B) provides visual amenity of the locality and details on the furniture, public amenities and landscaping for all public streetscape. realm areas.

 3.5.5 Environment and sustainability

The proposed development is consistent with the criterion relating to environment and sustainability. The provisions and framework of the PoD ensure that future design incorporates design, siting and layout of the development that respects the environment and supports sustainable outcomes to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2-5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion. The Technical Criteria in Section 6 of the PoD and the POD Volume 3, Attachment F: Environmental Assessment Report provide parameters which will achieve the requirements of the Development Scheme for environment and sustainability.

 The design, siting and layout of development respects the environment and supports sustainable outcomes which:

 Utilise energy efficient, climatically  Consistent responsive subtropical design including appropriate solar orientation, shading The PoD includes Precinct Intents, and architectural design criteria and shelter, cross ventilation, natural that require building design to be subtropical and climatically lighting and passive cooling techniques; responsive and incorporate appropriate solar orientation, shading and shelter, cross ventilation, natural lighting and passive cooling techniques.

In addition to the PoD criteria, the ESD Report (Volume 3, Attachment J) provides an overview of the Ecological Sustainable Design (ESD) Strategy for the development.

 Protected significant environmental and  Consistent ecological values including significant vegetation, having regard to the need to The PoD includes design criteria for development to minimise the undertake tidal works and public realm need to remove any significant vegetation as much as practicable. improvements along and within the The proposed public realm improvements along and within the Brisbane River; Brisbane River will however require the removal of some vegetation. The location of the marine boardwalk (in Sub-Precinct 1g) and other public realm infrastructure will be designed and located to minimise impact on and the removal of marine vegetation. The Environmental Assessment Report (Volume 3, Attachment F) provides further detail on the environmental values of QWB.

 Ensure impacts on significant vegetation  Consistent outlined in Map 2 and other matters of

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state environmental significance (MSES) As above, the PoD includes design criteria that require the design of are avoided, managed or mitigated and QWBIRD to minimise the need to remove significant vegetation, offsets* provided for any significant where ever practicable. AS such, the location of the boardwalk which residual impact on a prescribed will be provided as part of Sub-Precinct 1g and other waterfront environmental matter; infrastructure will be designed and located to minimise impact on vegetation. *DEHP’s environmental offsets framework The Environmental Assessment Report (Volume 3, Attachment F) provides further detail on the impact of the development on significant vegetation and other matters of state environmental significance (MSES).

 Promote biodiversity by retaining existing Consistent mature trees, remnant vegetation, marine plants and habitat for fauna Apart from the river’s edge and foreshore area, the majority of the where possible and incorporating existing public realm in QWB is devoid of any significant vegetation, landscaping including deep planting; other than street trees.

The PoD includes design criteria that require QWBIRD to minimise the need to remove any significant marine vegetation as part of the foreshore works, noting that some vegetation will need to be removed to allow the construction of waterfront infrastructure and the marine boardwalk.

In terms of street trees and other vegetation, the public realm design incorporates significant areas of landscaping, with areas of deep planting where practicable.

For further information refer to the Landscape Concept Report (Volume 3, Attachment B).

 Promote innovative and efficient use of  Consistent energy and water including water recycling and stormwater management; The PoD includes design criteria that outline the proposed green star rating, measures for stormwater management, water recycling and energy. Further information is contained in the ESD Report (Volume 3, Attachment J) and Civil Works and Infrastructure Report (Volume 3, Attachment I).

 Maximise recycling opportunities and  Consistent reduce waste generation; Section 6.1 of the PoD includes the Technical Criteria. The Technical Criteria outline the requirements for maximising recycling opportunities and reducing waste generation during the construction phase. Operational reductions in waste generation and recycling opportunities are outlined in the ESD Report (Volume 3, Attachment J).

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 Consider the functioning and  Consistent characteristics of the existing hydraulic and hydrological network (including Section 6.1 of the PoD – Technical Criteria – include the relevant surface and ground water interactions); design criteria from the hydraulic modelling. The Hydraulic Report (Volume 3, Attachment K) of this application provides a full hydraulic assessment and modelling.

 Protect water quality through the use of  Consistent best practice total water cycle management and water sensitive urban The PoD includes design criteria relevant to the public realm that design principles*; and require the design of these spaces to adopt the principles of water sensitive urban design, through the materials used, and landscape *WSUD technical guidelines for SEQ – types. This design approach will reduce the demand for water usage Healthy Waterways and reflect the subtropical nature of Brisbane. For further information refer to ESD Report (Volume 3, Attachment J) and Landscape Concept Report (Volume 3, Attachment B).

 Ensure development achieves the water  Consistent quality objectives for Moreton Bay waters*. Water Sensitive Urban Design principles in conjunction with other stormwater management processes will provide a comprehensive *SPP & Environmental Protection approach to stormwater management, to reduce the volume of (Water) Policy 2009 discharge to the Brisbane River and be consistent with the water quality requirements of Brisbane River and Moreton Bay. For further information refer to Environmental Assessment Report (Volume 3, Attachment F) and Civil Works and Infrastructure Report (Volume 3, Attachment I).

 3.5.6 Community safety and development constraints

The proposed development is consistent with the criterion relating to community safety and development. The provisions and framework of the PoD ensure that future design incorporates development that has regard to community safety and development constraints to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2 - 5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion. The Technical Criteria in Section 6 of the PoD and the POD Volume 3, Attachment K: Hydraulic Report, POD Volume 3, Attachment M: Acoustic Assessment, POD Volume 3, Attachment N: Air Quality Assessment, POD Volume 3, Attachment D: Conservation Management Plans, POD Volume 3, Attachment F: Environmental Assessment Report, POD Volume 3, Attachment L: Geotechnical, Contamination and Acid Sulphate Soils Report, PoD Volume 3, Attachment N: Air Quality Assessment, PoD Volume 3, Attachment R: Preliminary Construction Management Plan, PoD Volume 3, Attachment S: Lighting Management Plan, POD Volume 3, Attachment X: The Foreshore Management and Maritime Basis of Design Plan and PoD Volume 3, Attachment Y: Structural Monitoring Proposal provide parameters which will achieve the requirements of the Development Scheme for community safety and development constraints.

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 The location, siting, design, construction and operation of development has regard to community safety and development constraints by:

 Avoiding, managing or mitigating any  Consistent risks identified during a natural hazard risk assessment*; A Hydraulic Report prepared by Arup (Volume 3, Attachment K) of this application provides a hydraulic assessment addressing natural *SPP and DA Mapping hazards including flooding, erosion and storm tide inundation.

 Avoiding, managing or mitigating  Consistent adverse impacts from noise generating uses and infrastructure in proximity to the An Acoustic Assessment prepared by Acoustic Logic (Volume 3, development including transport Attachment M) outlines external noise, entertainment noise, corridors and entertainment venues*; construction noise and services noise emissions associated with the development. The assessment provides recommended noise level *SPP and DA Mapping, Environmental criteria to avoid and manage adverse impacts from noise generating Protection (Noise) Policy 2008, Code of uses and infrastructure. The specific assessment criteria and Practice with respect to external traffic principles will be used to assess impacts and guide the development noise levels – DTMR, 4.4 Building in a of noise mitigation where potential adverse impacts are identified. Transport Noise Corridor - QDC Acoustic criteria applicable for Compliance Assessment are included in Section 6.1 of the PoD (Technical Criteria).

 Avoiding, managing or mitigating  Consistent adverse impacts on air quality from transport corridors including the The PoD outlines assessment criteria and design standards to Riverside Expressway*; manage the air quality concerns from transport corridors, primarily being from the REX. These will primarily be through design and *SPP, Environmental Protection (Air) materials for sensitive uses and mechanical ventilation where Policy 2008 necessary. Air Quality Impact Criteria applicable for Compliance Assessment are included in Section 6.1 of the PoD (Technical Criteria).

Further information relating to air quality is provided in the Air Quality Assessment prepared by ASK Consulting Engineers in (Volume 3, Attachment N).

 Avoiding, managing or mitigating risks  Consistent resulting from existing ground conditions; Section 6 – Technical Criteria of PoD outlines assessment criteria and design standards to avoid, manage and mitigate risk associated with existing ground conditions. Detailed assessment is provided in the Geotechnical, Contamination and Acid Sulphate Soils Report (Volume 3, Attachment L).

 Avoiding, managing or mitigating light  Consistent nuisance*;

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*AS4282-1997 Control of the obtrusive The PoD includes design criteria for the QWBIRD to manage effects of outdoor lighting potential lighting impacts through the Lighting Management Plan prepared by WSP (Volume 3, Attachment S). Lighting management criteria applicable for Compliance Assessment are also included in Section 6.1 of the PoD (Technical Criteria).

 Avoiding, managing or mitigating  Consistent adverse impacts on amenity and accessibility during and after Impacts on amenity, accessibility and the function of the transport construction, including noise and air networks will be managed through the Preliminary Construction quality as well as the functionality of the Management Plan prepared by DBC in (Volume 3, Attachment R). traffic, public and active transport The PoD Technical Criteria in Section 6.1 also outline construction networks in the surrounding area management criteria and management plans required. including the rest of the CBD;

 Providing for the protection of the  Consistent building fabric of Heritage Places including heritage structures (as The proximity of new buildings in relation to existing heritage identified in Map 2) during construction; structures indicates there is potential for construction work to impact and the structural capacity of some of the buildings. Works will be guided by the Structural Monitoring Proposal (Volume 3, Attachment Y) which provides heritage management and monitoring principles and guidelines.

 Avoiding, managing or mitigating  Consistent adverse impacts from soil erosion and siltation during construction and The PoD Technical Criteria (Section 6.1) outlines relevant criteria for operation. soil erosion and siltation during construction. This will be managed through the Preliminary Construction Management Plan prepared by Destination Brisbane Consortium in (Volume 3, Attachment R), which includes a Preliminary Stormwater and Sediment Control Management Plan. The PoD Technical Criteria (Section 6.1) also outline the construction management criteria and management plans required.

The PoD also includes design criteria that require that future development of the QWBIRD will manage soil erosion and siltation through the Environmental Assessment Report and the supporting Erosion and Sediment Control Framework (Volume 3, Attachment F).

 Avoiding, managing or mitigating risk and adverse impacts from stormwater and flooding* by:

 *SPP and DA Mapping, Brisbane City Plan, Handbook 7 – Australian Emergency Handbook Series, QLD Gov’s Brisbane River catchment flood study. A minimum Reduced Level may be set across the PDA

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 Providing for efficient and safe  Consistent evacuation during inundation events without unduly burdening the city’s The PoD Technical Criteria in Section 6.1 and the Hydraulic Report counter-disaster response unit; (Volume 3, Attachment K) make provision for the preparation of a Site-Specific Emergency Management Plan during the detailed design phase. This will provide for a co-ordinated efficient and safe evacuation during inundation events.

 Providing for essential community  Consistent infrastructure to remain functional during and immediately after an inundation The PoD Technical Criteria (Section 6.1) and the Hydraulic Report event; (Volume 3, Attachment K) make provision for the preparation of a Site-Specific Emergency Management Plan during the detailed design phase. This will provide for essential community infrastructure to remain functional during and immediately after an inundation event.

 Minimising damage to property,  Consistent disruption to building function and re- establishment time after an inundation The PoD Technical Criteria (Section 6.1) and the Hydraulic Report event; (Volume 3, Attachment K) make provision for the preparation of a Site-Specific Emergency Management Plan during the detailed design phase. This will provide for post inundation re-establishment.

 Considering the potential impacts of the  Consistent development on the river’s hydrological and hydraulic performance including The Hydraulic Report (Volume 3, Attachment K) assess the upstream and downstream from the impacts of the QWBIRD on the Brisbane river’s hydraulic QWB PDA; performance. The PoD Technical Criteria (Section 6.1) also outline appropriate design criteria to manage hydraulic impacts.

 The potential use of transportable,  Consistent removable or floatable structures, which can be dismantled or relocated to flood In all river front precincts, the PoD design criteria require that free areas at short notice*; development in an area which is located within the Brisbane River Flood Planning Areas 1-4 does not contain habitable floors or *For e.g. less than 6 hours essential infrastructure or services below the nominated inundation level for the defined event or is temporary, readily relocatable or able to be abandoned. Further information is provided in the Foreshore Management and Maritime Basis of Design Plan (Volume 3, Attachment X).

 Using appropriate technical solutions,  Consistent where structures are not transportable, removable or floatable, which are The PoD includes design criteria that requires the QWBIRD to be capable of withstanding flood velocity, constructed to withstand flood velocity, debris loading and collection of debris during floods. Further information is provided in the

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debris loading and collection of debris Foreshore Management and Maritime Basis of Design Plan (Volume during floods; 3, Attachment X).

 Using building materials that provide for  Consistent ease of clearing and repair; The PoD Technical Criteria (Section 6.1) Foreshore Management Criteria and The Foreshore Management and Maritime Basis of Design Plan (Volume 3, Attachment X) provide guidance around building materials for areas impacted by flooding and stormwater.

 Providing public realm structures which  Consistent are durable and flood resilient; The PoD Technical Criteria (Section 6.1) include Foreshore Management Criteria. The Foreshore Management and Maritime Basis of Design Plan (Volume 3: Attachment X) provides guidance around the public realm structures in the foreshore area.

 Considering the potential impacts from  Consistent overland flows*; The PoD Technical Criteria (Section 6.1) includes Foreshore *QLD Urban Drainage Manual - DEWS Management Criteria. The Foreshore Management and Maritime Basis of Design Plan (Volume 3: Attachment X) and the Hydraulic Report (Volume 3, Attachment K) consider potential impacts from overland flows.

 Disposing of stormwater with regard to  Consistent average recurrence intervals in a manner appropriate to the importance of the site, Given the limited opportunities for natural stormwater runoff and the adjacent buildings, the use of the treatment due to the extent of impervious areas, the PoD requires for public realm and the severity of potential the majority of QWBIRD to be hydraulically drained. Run off from a damage to property, loss of amenity, number of towers will be hydraulically drained to stormwater quality illness or injury that would result from the devices for treatment. The stormwater management situation for the failure of the system; heritage buildings will remain unchanged.

Given that the site is already completely developed for commercial uses/development in the portion of the site which is to be redeveloped, there will be no increase in the peak runoff or volume. Due to the proximity of the site to the Brisbane River, stormwater infrastructure within and surrounding the site will be utilised to capture and convey the runoff to the Brisbane River.

For further information refer to the Civil Works and Infrastructure Report prepared by Bornhorst & Ward (Volume 3, Attachment I).

 Designing the stormwater drainage  Consistent system to comply with relevant quantity and quality standards*;

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*PDA Guideline 13: Engineering As above, the PoD includes the requirement for the majority of Standards – stormwater quantity and QWBIRD to be hydraulically drained. quality Given that the site, in that part which is to be re-developed, is already completely developed for commercial purposes, there will be no increase in the peak runoff or volume. Due to the proximity of the site to the Brisbane River, stormwater infrastructure within and surrounding the site will be utilised to capture and convey the runoff to the Brisbane River. Run off from a number of towers will be hydraulically drained to stormwater quality devices for treatment. The stormwater management situation for the heritage buildings will remain unchanged.

For further information refer to the Civil Works and Infrastructure Report prepared by Bornhorst & Ward (Volume 3, Attachment I).

 Ensuring the stormwater drainage  Consistent system has regard to the safety of pedestrians and maintains pedestrian The PoD includes design criteria so key pedestrian paths will not be access to and from the foreshore during used for the conveyance of overland flow. Pedestrians will be able to storm event, ensuring key pedestrian safely move to and from the foreshore during the storm event. paths are not used for the conveyance of However, it is noted that It would be unlikely given the open nature of overland flow; and the foreshore that this area would be populated during a storm event.

Further information on stormwater drainage and management is included in the Civil Works and Infrastructure Report prepared by Bornhorst & Ward (Volume 3, Attachment I).

 Using wherever possible gravity flow  Consistent system for subsurface drainage, incorporating standby pump. If no It has been identified that the capacity of the sewer network will need emergency overland flow path exists to be upgraded to accommodate the additional infrastructure demand from the pump/storage location, then the as proposed by the PoD. New gravity sewers and mains are surrounding surface levels and design proposed within the development. The types, locations and must cater for the conveyance of the 100 specifications will be agreed between the applicant and the provider. year average recurrence interval design Further information on infrastructure for QWBIRD is included in the storm event. Civil Works and Infrastructure Report prepared by Bornhorst & Ward (Volume 3, Attachment I).

 3.5.7 Service infrastructure

The proposed development is consistent with the criterion for service infrastructure. The provisions and framework of the PoD ensure that future design incorporates efficient and effective delivery and operation of infrastructure to achieve the requirements of the Development Scheme. The Precinct and Sub-Precinct Specific Design Criteria in Section 5.2-5.5 and the General and Specific Use Criteria for all precincts in Section 5.6 of the PoD are consistent with this criterion. The Technical Criteria in Section 6 of the PoD and the POD Volume 3,

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Attachment H: Infrastructure Master Plan, POD Volume 3, Attachment I: Civil Works and Infrastructure and POD Volume 3, Attachment G: Traffic Engineering Report provide parameters which will achieve the requirements of the Development Scheme for service infrastructure.

 The design and operation of development, including during construction, supports the efficient and effective delivery and operation of infrastructure by:

 Having regard to impacts on the safety  Consistent and efficiency of the broader transport and traffic network for the CBD and The project minimises interruptions to the road network as much as surrounding area including the significant practicable. The REX and associated on-ramps and off-ramps will intersections shown in Map 2: Structural not be altered. elements plan and the Riverside Modelling of the expected traffic generated by the development has Expressway, and seeking to ensure been undertaken by TTM Consulting in the Traffic Engineering these are minimised; Report (Volume 3, Attachment G). The traffic modelling has identified that the development scenario does not increase, or  Supporting the ongoing traffic function and maintenance of the Riverside reduce, the queuing of vehicles onto the REX from Margaret Street. It is expected the development will improve the queuing of vehicles Expressway*; from William Street into Margaret Street. The majority of intersections *consultation with DTMR required and streets are sufficient to cater the expected traffic increases to 2031.

The PoD includes design criteria for the QWBIRD and the ultimate development will involve upgrades to William and Margaret Street, William Street, North Quay and Victoria Bridge, William and Elizabeth Streets and William and Alice Streets to minimise impacts on the traffic network.

 Ensuring the delivery of planned  Consistent infrastructure including any future public transport infrastructure where confirmed, The PoD includes design criteria for QWBIRD to be designed having is not adversely impacted; regard to planned future public transport infrastructure.

 Providing infrastructure and services in a  Consistent timely, orderly, integrated and coordinated manner to support urban New infrastructure and infrastructure upgrades will be provided and uses and works; undertaken in a timely, orderly and integrated manner. Further information is contained in the Infrastructure Master Plan (Volume 3: Attachment H).

 Ensuring infrastructure and services are  Consistent available or capable of being made available (including key infrastructure The PoD includes design criteria that require QWBIRD to be capable such as roads, public and active of being serviced by roads, public and active transport, water supply, transport, water supply, sewerage, sewerage, drainage, park network, community facilities, energy and drainage, park network, community telecommunications. Further information relating to the provision of

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facilities, energy and infrastructure is contained in the Infrastructure Master Plan (Volume telecommunications); 3: Attachment H).

 Allowing for future developments in  Consistent information technology; The detailed design phase and future compliance assessment applications will provide for information technology.

 Ensuring infrastructure and services are  Consistent located and designed to maximise efficiency and ease of maintenance; The PoD requires infrastructure and services to be located and designed to maximise efficiency and ease of maintenance. Further information relating to the of infrastructure is contained in the Infrastructure Master Plan (Volume 3: Attachment H).

 Allowing for public events and markets to Complies have access to water and power; The PoD includes design criteria for public realm areas to have access to water and power where practicable and appropriate.

 Ensuring the location, siting, design,  Consistent construction and operation of areas and facilities containing essential electrical  The PoD Technical Criteria (Section 6.1) and the Hydraulic Report services* does not result in electrical (Volume 3, Attachment K) outline design criteria for parts of the event during a flood event**; and development involving essential electrical services. These are to be suitably located and designed to ensure public safety and minimise * Essential electrical services include any flood recovery and economic consequences of damage during a area or room used for fire control panel, flood event. telephone PABX, sensitive substation equipment including transformers, low voltage switch gear, high voltage switch gear, battery chargers, protection control and communication equipment, low voltage cables, high voltage cables, and lift or pump controls

**Guideline: Planning for stronger, more resilient electrical infrastructure - QRA

 Ensuring development on an  Consistent archaeological place provides for appropriate management of the The archaeological potential of the QWBIRD as a whole is high, archaeological artefacts in accordance although it varies across the site depending on the level of with the results of an archaeological disturbance the place or property has experienced over time. Areas investigation*. such as the Executive Building, the Neville Bonner Building and 80 George Street, which have been excavated significantly in recent

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*Guideline: Archaeological Investigations times have low potential for archaeological significance. In – DEHP. An archaeological investigation comparison, as an example, the Commissariat Store, the Former may be required as a condition of Department of Primary Industries Building, Queens Wharf Road and approval. parts of William Street and George Street have high archaeological potential. These areas have been largely untouched, particularly the area around the Commissariat Store and the Former Department of Primary Industries Building. Any construction activities, including demolition and excavation, will need to be undertaken in accordance with the Archaeological Management Plan (Volume 3, Attachment E). The Archaeological Management Plan identifies the archaeological potential for each site in the QWBIRD and details the methodology for any future works in these areas in accordance with the Burra Charter.

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SECTION 5.0 – IMPLEMENTATION STRATEGY

DELIVERING A WORLD CLASS INTEGRATED RESORT DEVELOPMENT

Objective: “To deliver a world-class, landmark integrated resort development intended to place Brisbane and Queensland on the world stage as an international tourism destination.”

 Action Response

Deliver an iconic integrated resort  Consistent development that seeks diverse built form outcomes that are The PoD includes design criteria for the QWBIRD to deliver an IRD of a reflective of the locality and unique, high quality architecture and design which reflects the subtropical subtropical climate, and embody nature of Brisbane. design excellence and sustainability.

 Deliver a range of key tourism  Consistent related uses all within a walkable precinct including redevelopment of The PoD includes design criteria for the QWBIRD to provide a range of existing landings and berthing tourism uses which will provide opportunities for visitors to the city, including facilities to support river tourism the casino, public realm events spaces, wharves and water-based operations. recreational activities.

 Deliver luxury CBD hotels at the  Consistent core of the integrated resort development. The PoD includes design criteria for the QWBIRD to deliver a number of opportunities for luxury hotels in the Land Administration Building and within Sub-Precinct 1a (the iconic core).

 Deliver a casino to attract significant Consistent visitation from the international gaming market, including VIP The PoD includes design criteria for the QWBIRD to deliver a high quality facilities. casino located in the iconic IRD at the heart of QWB. The casino will offer international gaming facilities, VIP facilities and superior events and tourism opportunities.

 Deliver a wide range of boutique  Consistent retail, bars and signature restaurants throughout the core The PoD includes design criteria for the QWBIRD to provide extensive food development to activate the ground and beverage opportunities and signature restaurants. A number of floor and podia and sleeve the restaurants, bars and cafes will be located in the heritage buildings to gaming facilities. adaptively reuse these spaces. The development will include significant retail opportunities, used to activate the public realm and attract visitors to the precinct. Opportunities are also provided for retail and food and beverage activities to be located on the recreational deck which adjoins the pedestrian bridge, sleeving the casino’s main gaming floor. This type of

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activity above the ground level will provide a unique experience for Brisbane.

 Deliver a ballroom and conference  Consistent facility. The PoD includes design criteria for the QWBIRD to include multiple ballroom and conference facilities located within the IRD.

 Deliver an events space on the  Consistent podium of the integrated resort development that provides a range The PoD includes design criteria for a large recreational deck adjoining the of entertainment and recreation pedestrian bridge at the podium level of the IRD. This recreational deck functions. space will be a unique urban space which will be able to be used as event spaces and/or for passive recreation.

 Deliver innovative river experiences  Consistent to enhance the tourism experience of the QWB PDA. The PoD includes design criteria for the QWBIRD to focus on activating the river’s edge, drawing people to the river and interacting with the river itself. These spaces will include wharves for marine landings and water-related recreational activities such as kayaking.

The mangrove boardwalk will enhance the pedestrian experience with the river and provide significant gentrification of this part of the river.

 Provide for an independent, suitably Consistent qualified person or persons to undertake a design review of It is understood that the Queensland Urban Design and Places Panel significant development applications (QUDaPP) will be undertaking an independent review of development across the whole PDA. application.

DELIVERING A HIGH QUALITY PUBLIC REALM

Objective:

 Action Response

Deliver a resilient and sustainable  Consistent public realm that is accessible at all times. The PoD includes design criteria to create a public realm that will be functional, usable and designed to be resilient to weather conditions through materials and landscaping choice. The public realm will be accessible to the public at all times. Further details of the design of the public realm are included in the Landscape Concept Report (Volume 3, Attachment B).

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 Deliver public recreation facilities for Consistent the use and enjoyment of residents and visitors. The PoD includes design criteria that require the precinct to deliver a range of public recreation facilities which will be available for use by residents and visitors. These public recreation opportunities will include new water-based recreation and passive recreation, along with a marine boardwalk. The Landscape Concept Report (Volume 3, Attachment B) provides further detail regarding the provision of recreational facilities throughout QWB.

 Deliver a main public plaza capable  Consistent of hosting outdoor performances, sporting or other events. The PoD includes design criteria that require the QWBIRD to incorporate a plaza capable of hosting a variety of events – this plaza is a key part of the public realm and is located adjoining the Brisbane River at the end of Queens Wharf Road (the plaza is Queen’s Wharf Plaza). The Landscape Concept Report (Volume 3, Attachment B) outlines the design of the plaza and other key parts of the public realm strategy. The Event Management Plan (Volume 3, Attachment T) includes additional details relating to future events in QWB.

 Deliver enhancements to the cycle  Consistent and pedestrian network within the PDA including upgrades to the The PoD includes design criteria that require the precinct to deliver Bicentennial Bikeway and links to enhancements to the pedestrian and bicycle network. The pedestrian the rest of the CBD. network throughout the precinct will be upgraded, creating and unlocking cross block links, and improving the accessibility of the precinct for all abilities. There will be significant upgrades to the Bicentennial Bikeway as detailed in Section 8.1.6.3 of the Planning and Design Report and the Landscape Concept Report (Volume 3, Attachment B).

 Deliver high quality landscaping,  Consistent public art and street furniture throughout the PDA including under The PoD includes design criteria that require the precinct to deliver high the Riverside Expressway and quality landscaping, public art spaces and urban street furniture throughout along the Brisbane River’s edge. QWB. The precinct focuses on creating high quality public realm, which includes the creation of a public plaza – Queen’s Wharf Plaza – at the rivers edge. The Landscape Concept Report (Volume 3, Attachment B) outlines the landscape strategy for QWB.

 Deliver publicly accessible cycle  Consistent facilities within the development.  The PoD includes design criteria that require improved cyclist facilities through QWB. The upgrades to the cycle facilities includes upgrading the Bicentennial Bikeway. Additional details on the proposed upgrades to the cycle network are included in the Landscape Concept Report (Volume 3, Attachment C) and the Traffic and Transport Assessment (Volume 3,

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Attachment G). The proposed upgrades to the Bicentennial Bikeway are also discussed in Section 8.1.6.3 of the Planning and Design Report.

 Deliver streetscape upgrades along  Consistent streets and laneways within the PDA. The PoD includes design criteria that require significant upgrades to William Street, and the verges to George Street. Upgrades will also be undertaken for the intersections of William and Margaret, William and Elizabeth and William and Alice Streets and North Quay and Victoria Bridge.

A number of laneways, including Stephens Lane and other cross block links will be revitalised and restored. Additional details on the proposed streetscape upgrades are included in the Landscape Concept Report (Volume 3, Attachment C).

 Deliver improved pedestrian  Consistent amenity to Queens Wharf Road through creation of a predominantly PoD includes design criteria that see Queens Wharf Road become a pedestrianised zone. pedestrianised street/shared zone. Currently, Queens Wharf Road is used predominately by buses accessing the Queen Street and King George Square busways, private vehicles accessing the Neville Bonner Building and servicing.

Queens Wharf Road will be closed to vehicular traffic, other than authorised vehicles being emergency, maintenance, service and delivery vehicles (the timing and access for these vehicles will be heavily restricted to provide for a pedestrianised street_. Pavement treatments will be used to define the ‘vehicle corridor’ within the space and reinforce pedestrian priority. Queens Wharf Road will become a pedestrian thoroughfare providing a pedestrian and cycle connection like the Queen Street Mall to the Brisbane River, via Queen’s Wharf Plaza and the IRD.

Servicing arrangements are included in the Traffic Engineering Report (Volume 3, Attachment G). The treatment of Queens Wharf Road is detailed in the Landscape Concept Report (Volume 3, Attachment B).

 Deliver enabling infrastructure for  Consistent water based activities and public events including non-motorised Under the PoD, Precincts 1c and 1d will include a number of wharves and craft landings and accessibility to landings for water based activities. Precinct 1e will include areas for non- the river itself. motorised craft landings, such as kayaks and other water-based recreational facilities.

 Improve connectivity between the  Consistent core of the development and South Bank Parklands and the Cultural The PoD includes parameters for a new pedestrian bridge from the IRD to Precinct. the South Bank Parklands, generally in accordance with the PDA- associated development Declarations. The new pedestrian bridge will

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provide a direct pedestrian connection from QWB to the entertainment and cultural facilities in South Bank.

 Deliver clear, concise and  Consistent consistent signage through the QWB PDA that assists wayfinding The PoD provides design criteria for the precinct to include signage for the and highlights the indigenous and purposes of wayfinding, where appropriate. The QWBIRD will be designed colonial heritage of the precinct to allow visitors to the precinct to intuitively be able to find their way through including the Brisbane River. QWB, rather than relying on excessive signage. Key components of QWB have been designed as vertical ‘beacons’, acting as visual wayfinding into and out of the precinct. The wayfinding strategy is included in the Landscape Concept Report (Volume 3, Attachment C).

Signage will be included throughout the precinct for interpretation of the history and significance of the area and buildings. Refer to the Heritage Interpretation Strategy (Volume 3, Attachment W) for further information.

 Deliver a variety of public spaces  Consistent adjacent to and under the Riverside Expressway which are capable of A key part of the public realm for QWB is the creation of Queen’s Wharf hosting outdoor events. Plaza, in Precinct 1d. Queen’s Wharf Plaza will be designed to allow a variety of events to be hosted within the space. Refer to the Landscape Concept Report (Volume 3, Attachment B) for further detail regarding places for outdoor event spaces and the Event Management Plan (Volume 3, Attachment T) for further detail regarding future events in QWB.

 Deliver improvements to Queen’s  Consistent Gardens to provide a gateway from the Queen Street Mall into the QWB The PoD provides design criteria for Queen’s Gardens to undergo PDA. improvements, to create an active, visual gateway connecting the Queen Street Mall. Emphasis on the existing ‘formal’ nature of the cross block links will be maintained. The design for Queen’s Gardens also proposes to create retail precinct in the subterranean space, with changes at the ground level of the park to open up a portion of the basement level and to improve pedestrian movement and connectivity. The design of Queen’s Gardens is included in the Landscape Concept Report (Volume 3, Attachment C), with all design changes to be effectively managed through the CMP for Queen’s Gardens (Volume 3, Attachment D).

 Provide seamless integration of the  Consistent new public realm facilities with the new integrated resort development The PoD includes design criteria for new development adjacent to existing facilities, existing Heritage Places, historic buildings within QWB to consider the following to minimise impact surrounding areas and the Brisbane on heritage values: River. . Greater setbacks than normal to retain of important views and settings; . Reduction of scale and height of buildings at the ground level to reflect the scale of historic buildings;

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. Siting of new buildings to allow for greater appreciation of historic structures; and . Designing new buildings of contemporary appearance and not mimicking historic details or styles Further information relating to the integration of QWBIRD within the existing heritage fabric is included in the Cultural Heritage Analysis Report (Volume 3, Attachment C).

 Deliver a range of small-scale  Consistent commercial activities and community recreation beside the The PoD includes design criteria to deliver small-scale commercial and retail river that is compatible with the opportunities throughout the precinct. These will be scattered through the public realm including markets, food public realm, and along the main pedestrian corridor of George Street. and dining, retail and entertainment These will include a number of food and drink outlets and retail venues, and opportunities. locations for small-scale community events such as markets.

 MEDQ prepare both a Queen's  Consistent Wharf Brisbane PDA public realm planning and design guideline and  The Public Realm Planning and Design Guideline and Street and Movement street and movement network Network Planning and Design Guideline is addressed in Appendix E of this planning and design guideline to report. support the Development Scheme and guide future development in the PDA.

CONSERVATION AND ADAPTIVE REUSE OF HERITAGE BUILDINGS AND PLACES Objective:

“The adaptive reuse of the heritage buildings and places within the QWB PDA acts as a catalyst for revitalising riverside public spaces and creating a distinctive character and identity for QWB.”

 Action Response

Respond to the cultural significance  Consistent of the place in accordance with the principles of the Burra Charter. The approach taken in facilitating the reuse of the heritage listed buildings in the preparation of the PoD has followed the Australian ACOMOS Charter for places of cultural significant 2013 (the Burra Charter).

Each building and item of heritage significance is considered as part of the Cultural Heritage Analysis Report (CHAR) (Volume 3, Attachment C) and a corresponding Conservation Management Plan (Volume 3, Attachment D).

 Prepare a conservation  Consistent management plan to manage the construction and operational

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impacts on Heritage Places, and to The PoD includes an overall Conservation Management Plan, and provide guidance for their ongoing Conservation Management Plans for each building and place listed on the care and maintenance. including Queensland Heritage Register. Refer to Volume 3, Attachment D. In managing archaeological artefacts addition, an Archaeological Management Plan (Volume 3, Attachment E) found in the QWB PDA. has been prepared which provides the criteria for development in areas identified as having archaeological potential and for the management of archaeological artefacts discovered in the QWB PDA.

 Engage with indigenous  Consistent communities and other key heritage stakeholders where appropriate to The Heritage Interpretation Strategy (Volume 3, Attachment W) deliver a colonial and indigenous incorporates a colonial and indigenous heritage walking trail and the heritage walking trail with appropriate community stakeholders are being consulted as part of the interpretive signage that highlights development of this trail. The trail will connect with the existing City Centre the heritage of the QWB PDA, Heritage Trail where practicable. noting integration opportunities with the existing City Centre Heritage Trail.

 Provide for conservation and  Consistent adaptive reuse of existing Heritage Places within the QWB PDA An important element of the QWBIRD is the adaptive reuse of the heritage including activation with a range of buildings. Adaptive re-use of the heritage buildings will be undertaken in uses including boutique retail, food accordance with the relevant Conservation Management Plan for the and beverage outlets, offices, building (Volume 3, Attachment D). Section 5 of the PoD sets out a range community or hotels. of preferred uses for these buildings and identifies any possible impact of these uses on the cultural significance, including the structural and fabric components of the buildings.

 Provide for adaptive reuse of Miller  Consistent Park to enhance both access from the Queen Street Mall and Queen’s Under the PoD, Miller Park will be maintained as an open space urban Gardens as well as vistas from oasis, providing a direct connection from Queen’s Gardens to the William Street to Queens Wharf Bicentennial Bikeway and recreational facilities adjoining the river’s edge. Road and across to South Bank. The park will undergo a number of upgrades and improvements for accessibility. The views and vistas from Miller Park will be maintained.

 Transform Queens Park into an  Consistent urban events lawn with improved access to Miller Park, the Treasury Under the PoD, Queen’s Gardens is intended to be maintained as open Building and the Queen Street Mall. space, with improved connections to Miller Park, the former Treasury Building and the Queen Street Mall. The PoD establishes criteria by which the important geometry of the garden beds adjoining the former Land Administration Building are retained, with the inclusion of retail uses at the underground level. The specific parameters of the PoD ensure that the ground level space continues to provide significant open space, with the

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opportunity for events on the lawn. The design for Queen’s Gardens is included in the Landscape Concept Report (Volume 3, Attachment C).

 Conserve or provide for the  Consistent adaptive reuse of important landmarks along Queens Wharf The PoD includes design criteria that require that the heritage aspects, Road such as retaining walls and including the bunker, adjoining Queens Wharf Road be re-used and World War II bunker and activated, with food and drink outlets proposed to utilise the facilities. incorporate into the public realm The retaining walls will be incorporated into the public realm. Any works to landscape. the retaining walls will be undertaken in accordance with the relevant Conservation Management Plan (Volume 3, Attachment D).

 Provide for the recognition and  Consistent appropriate interpretation of other important historical places within The public realm and historical places will include appropriate interpretation, the QWB PDA that are not Heritage identifying the importance of the building and the precinct in Brisbane’s Places including the sites of the history. Commandant's Cottage and the Bellevue Hotel.

 Consult with the Department of  Consistent Environment and Heritage Protection and the Queensland The Department of Environment and Heritage Protection and the Heritage Council to obtain advice Queensland Heritage Council have been consulted throughout the design regarding all significant heritage process. matters.

ENVIRONMENT AND SUSTAINABILITY Objective:

“To provide that development protects the environment and encourages ecologically sustainable development in the QWB PDA.”

 Action Response

Protect and enhance the  Consistent environmental and cultural values of the Brisbane River. The PoD includes criteria that requires the QWBIRD to protect and enhance the cultural and environmental values of the Brisbane River. The cultural importance of the river will be improved through greater opportunities for interaction with the river. The Heritage Interpretation Strategy (Volume 3: Attachment W) provides principles around the interpretation of these themes.

 Protect other environmental and  Consistent ecological values including

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significant vegetation or mitigate The PoD includes criteria that requires precincts along the river’s edge, any impacts. Precincts 1c-1g to protect the environmental and ecological functions of the river. The importance of this area as part of the greater Brisbane River floodplain is acknowledged and has been considered in the design of the public realm through materials, and locations of the river front recreational facilities.

The significant aquatic vegetation, including the mangroves, will be protected and retained as much as practicable. It is recognised however that some marine vegetation will be required to be removed to allow for the construction of the marine boardwalk and the water based infrastructure.

For further information please refer to Environmental Assessment Report (Volume 3: Attachment F) Landscape Concept Report (Volume 3: Attachment B).

 Promote innovation in energy and  Consistent water efficiency including stormwater management and water Under the PoD, new buildings in QWBIRD will be 5 and 6-star green star recycling. rated, and will include measures for stormwater management, water recycling and energy. Additional information relating to energy efficiency is included in the ESD Report (Volume 3: Attachment J).

 Promote reducing, recycling and  Consistent reusing demolition, construction and household waste where possible. The PoD includes Technical Criteria (Section 6.1) that outline the requirements for maximising recycling opportunities and reducing waste generation during the construction phase. Operational reductions in waste generation and recycling opportunities are outlined in the ESD Report (Volume 3, Attachment J).

 Promote water sensitive urban  Consistent design to protect water quality. The PoD provides design criteria for stormwater quantity and quality to be managed a site based stormwater management plan. The use of Water Sensitive Urban Designs (WSUD) has been considered in the preliminary design phase of stormwater infrastructure for the PoD. Typical WSUD elements include gross pollutant traps, tertiary treatment devices, bio- retention basins, and sand filter. WSUD elements will be located throughout the QWBIRD with landscape elements designed to capture and treat stormwater from the IRD prior to discharge into the Brisbane River.

 Identify areas of deep planting in  Consistent the QWB PDA to promote biodiversity including retention of Under the PoD, the majority of the deep planting opportunities will be existing vegetation where possible. located in Sub-Precinct 1e. These deep planting areas will include large subtropical feature trees to river front areas that are open to natural sunlight and rainfall.

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 Incorporate generous subtropical  Consistent landscaping in the public realm. Under the PoD, the landscaping throughout the QWBIRD will be subtropical, using native Australian species where possible. Architectural and public realm design criteria in Section 5 of the PoD also establish subtropical landscaping requirements – refer to Landscape Concept Report (Volume 3, Attachment B).

 Provide development that is  Consistent climatically responsive including best practice subtropical design. Architectural and public realm design criteria as outlined in Section 5 of the PoD establish subtropical design principles for the future development of QWBIRD.

 Identify opportunities for renewable  Consistent energy generation to help address peak demand. Under the PoD, new buildings in QWBIRD will be 5 and 6-star green star rated. This could include measures to incorporate renewable energy generation. Further information is included in the ESD Report (Volume 3: Attachment J).

 Consider urban heat island effect  Consistent and climate change adaptation to ensure urban amenity and lower Under the PoD, new buildings in QWBIRD will be 5 and 6-star green star energy use in dwellings and rated. This could include measures to consider the urban heat island effect buildings. and climate change adaptation. Further information is included in the ESD Report (Volume 3: Attachment J).

 Provide and promote active  Consistent transport and access to public transport services. Under the PoD, the QWBIRD promotes active transport, with upgrades to the pedestrian and cycling network. The precinct will provide upgrades to the street network to improve connectivity for pedestrians, including unlocking and creating cross block links, to encourage movement through the precinct and create easy access to high frequency public transport. The boardwalk will improve access to the Gardens Point City Cat terminal.

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APPENDIX E ASSESSMENT AGAINST QUEEN’S WHARF BRISBANE PRIORITY DEVELOPMENT AREA PUBLIC REALM AND MOVEMENT NETWORK PLANNING AND DESIGN GUIDELINE (PDA GUIDELINE NO.20)

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 Guideline Response

Guiding Principles

 Distinct  Consistent

Queen’s Wharf Brisbane PDA will become a distinct The PoD contains criteria for to support the guiding place where the people of Brisbane and Queensland can principle for a “distinct place” in Section 5 through the engage with the Brisbane River and our history and Precinct Intents and Specific Use Criteria specifically in domestic and international visitors will enjoy a Section 5.6. Specifically, these criteria will facilitate memorable Queensland experience. Development in the development that unlocks the river front of the PDA will deliver public realm design and place making Brisbane CBD and repurposes the significant initiatives that contribute to the creation of an authentic collection of heritage buildings. These factors have and particular Brisbane identity, appropriately responding driven a ‘place specific’ approach to the design of the to the physical context, embrace heritage values and landscape master plan: shape a dynamic, high-quality and vibrant place for all people. . Subtropical design – The public realm is underpinned by the subtropical climate and this manifests a series Embedding subtropical design initiatives into the public of concepts that provide a balance of light and shade, realm and movement network provides an opportunity for openness and enclosure, soft and hard. These the future environment to appropriately respond to concepts are designed to deliver practical ‘urban Brisbane’s enviable subtropical climate, reflect a local living rooms’, capable of being used for their intended character and identity and contribute to enriching our purpose at all times of year, in the precinct. experience of the PDA. It also establishes a strong continuity between the public realm and the required . Engagement with history – The proposed Ridgeline subtropical design responses for buildings within the PDA comprises the heritage story of Brisbane and and the broader Brisbane City Centre. encompasses an entirely new way of moving through the city. It embraces the adaptive re-used of heritage buildings and creates a finer mesh of laneways and courtyards to celebrate the subtropical lifestyle and landscape. This distinctive corridor provides an opportunity to move from Queen Street to the Botanic Gardens through a public realm rich with small scale spaces, landscaping elements and public art.

. Connection to the Brisbane River – The public realm is all about connectivity to the river. The lanes, view slots, terraces and stairs that exist as a series of intimate journeys to the water’s edge have been amplified to create a legible, visually interesting and interlaced web of connectivity that, for the first time in a very long time, connects the grid of the city to the banks of its river.

As evident through the Landscape Concept Report (Volume 3, Attachment B), the proposed public realm

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provides the QWBIRD with a dynamic, high-quality and vibrant place for people to interact and experience.

 Functional  Consistent

The structure and design of the street and laneway The PoD contains criteria for to support the guiding network is critical to achieving the highest levels of principle for a “functional place” in Section 5 through amenity, accessibility, connectivity and legibility into and the Precinct Intents and Specific Use Criteria through the PDA. Building on the Brisbane City Centre’s specifically in Section 5.6. The design approach taken strong street grid and integrating with the broader across the complex and significant sized public realm transport system, the network is to be characterised by is structured around clear lines of sight, meaning and the clarity and ease of movement opportunities and movement. More specifically, the PoD includes criteria experiences for pedestrians and cyclists. Streetscape for a functional public realm design organised around a and laneway enhancements will deliver safe and framework of five (5) elements to enable a high level of attractive urban places that appeal to a wide range of amenity, accessibility, connectivity and legibility: visitors. The quality of facilities and public realm design elements will deliver functional, durable and comfortable . The Streetscapes: Streetscapes respond to their spaces that provide settings for a wide variety of specific role and function within the CBD grid and activities. take advantage of the unique microclimatic, public/ private use and architectural interfaces.

. The Ridgeline: A new public space system located between George and William Streets, drawing people into and through the QWBIRD.

. The Verandah: An informal subtropical streetscape setting along William Street, enhancing appeal to a wide range of users.

. The Undercurrent: A series of diverse contemporary spaces, with a strong relationship to the river and its inherent character, that will significantly enhance amenity of the area and the opportunity for pedestrians and cyclists to move into the through the site.

. The Cross Block Links: A series of lateral spaces through the precinct that provide clear connection from George Street down to the river’s edge.

The development provides for DDA accessible paths wherever practicable, and the soft- and hard-scaping elements have been chosen to provide for functional, durable and comfortable spaces

As evident through the Landscape Concept Report (Volume 3, Attachment B), the proposed public realm provides the QWBIRD with a functional layout,

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enabling strong connections with the existing CBD grid system, as well as delivering a distinctive place which is accessible and legible.

 Inviting  Consistent

The redevelopment of the Queen’s Wharf Brisbane PDA Whilst the topography of the area and proximity of the will create an inviting place that engages with the REX could be considered a challenge, the proposed northern bank of the Brisbane River and activates this development provides an inviting public realm important place in the Brisbane City Centre. A critical underpinned by thoughtful and inventive solutions to component of this will be significant public realm the existing aesthetic and acoustic elements. interventions that improve the amenity around and underneath the Riverside Expressway, including The proposal also delivers three specific vertical innovative responses to aesthetic challenges and connections to manage with the significant acoustic attenuation. topographical variations:

The topography of the PDA not only provides broad . Miller Park (William Street) to Queens Wharf Road at opportunities to capture visual connections to the river Queen’s Wharf Plaza; and beyond, but also to create a diverse range of . Porte-cochere down Queen’s Wharf Plaza at the interesting journeys and experiences that reconnect the river’s edge and up to the new bridge; and Brisbane City Centre to the Brisbane River. Supporting these movement and activation opportunities, public . George Street arrival plaza to River View Terrace realm design is to focus on user safety and comfort with and the new bridge, the Recreational Deck (level 07) sufficient shade and shelter, appropriate lighting and and Sky Deck. weather protection. These areas, and adjoining areas, create places for people to stop, capture views and navigate the dramatic topography.

As outlined previously, the proposal provides for a functional public realm layout incorporating a range of interesting journeys through the waterfront and heritage elements. These journeys, and specifically those along the river front, reconnect the CBD to the Brisbane River, and the proposed design is focused on safety and comfort for all users:

. Pedestrians and cyclists are provided with adequate and clearly identified thoroughfares, as well as meandering paths;

. The REX will be provided with sound attenuation and masking in specific areas of congregation through decorative screens and structure/art elements;

. Public art and lighting will unify the experience and provide a significant and attractive prospect from

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South Bank, and will also act as a key wayfinding markers;

. A series of occupiable spaces are provided along the river front which can accommodate a variety of uses and events that encourage habitation at all times of day and night; and

. Hard- and soft-scaping provides for additional shade and shelter, in addition to that provided by the REX, enabling enhanced weather protection.

 Integrated  Consistent

Queen’s Wharf Brisbane PDA is strategically located to Future development facilitated by the PoD will be the deliver a strong, permeable connection between the largest integrated recreational and tourism precinct in Brisbane City Centre and the northern bank of the Australia and the correlation of it with the CBD, South Brisbane River. Unlocking this stretch of the river and Bank and Brisbane River is paramount to providing claiming it as an important piece of Brisbane's public users and tourists an activated and permeable space network will be a benchmark of success for the destination. PDA. The PDA is to be characterised by its successful integration of the Heritage Places, new high-quality built The PoD contains criteria to facilitate a range of key form, movement network and public realm. Public movement network and public realm upgrades, transport connectivity and infrastructure will support the including: efficient and safe movement of visitors to and from the . Upgraded connection to the Bicentennial Bikeway, PDA. and provision of dedicated bicycle and pedestrian pathways;

. Riverside docking and mooring opportunities for both powered and unpowered vessels, providing direct connection to the Brisbane River;

. Retention and protection of the North Quay and QUT CityCat terminals, continuing transport infrastructure connections up and down stream;

. Dedicated pedestrian bridge across the Brisbane River, providing a physical and visual connection to South Bank; and

. Adaptive reuse of 11 heritage buildings throughout QWBIRD, and provision of the associated pedestrian connection through/around these buildings.

These permeable networks will enable the efficient and safe movement of visitors to and from the QWBIRD.

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 Diverse  Consistent

Development in the Queen’s Wharf Brisbane PDA is to Under the PoD, the public realm includes a multitude offer a diverse range of public realm experiences to of differing experiences, which will appeal to a diverse appeal to a wide variety of visitors. These will include range of visitors. The design includes: active plaza areas, vibrant laneways, strong pedestrian linkages, attractive gateways, a riverside promenade, . Active plaza areas – Entrance and interaction spaces areas for passive and active recreation as well as flexible are provided for throughout the QWBIRD at the large-scale event areas that support its role as a major Victoria, Queens Wharf, George Street Arrival, and tourism, entertainment, recreation and cultural Bellevue Plazas; destination. . Vibrant laneways - Active uses line the following laneways throughout the QWBIRD to encourage pedestrian thoroughfare and interaction: A public laneway is provided at the rear of Harris Terrace providing access between the George Street Arrival Plaza and Margaret Street; Stephens Lane is a publicly accessible laneway connecting George Street to William Street, The Mansion’s Laneway connects the pedestrian ‘ribbon’ around the rear of The Mansions from Margaret Street through to Bellevue Place at the corner of Alice and George Streets; Alice Lane provides access between the Botanical Garden, Bellevue Place and 1 William Street via the corner of William and Margaret Streets;

. Strong pedestrian linkages – Six identifiable cross block links are proposed from George Street to the Brisbane River, as well as three key linear pathways to provide strengthened pedestrian linkages throughout the development.

. Attractive gateways – Various gateways throughout the QWBIRD are emphasised through the use of significant planting, iconic sculptural and/or lighting elements, and wayfinding devices;

. A riverside promenade – A riverside promenade is established along the length of the Brisbane River, including the Mangrove walk and Landing;

. Areas for passive recreation – The Goodwill Bridge Extension provides for mangroves as a place for interpretation and contemplation in the heart of the city, and additional passive creation spaces are provided across Waterline Park, the Landing, Miller Park and Queen’s Gardens;

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. Areas for active recreation – Areas of active recreation are provided along the waterfront via landing areas for watercraft, as well as land based spaces across Queen’s Wharf Plaza, the Landing, and various cyclist connections;

. Flexible areas for large-scale events – Dedicated, open space areas are provided throughout North Quay and Queen’s Wharf Plaza to enable the hosting of major events and festivals, as well as small, more intimate requirements.

These areas all support the role of the development as a major tourism, entertainment, recreation and cultural destination.

 Distinct

 Heritage

 Development demonstrates the important connection between heritage and the public realm and movement network in Queen’s Wharf Brisbane PDA by:

. Enhancing the relationship between Queens Park and Consistent surrounding heritage structures by: The significance of Queen’s Gardens as a Heritage  Delivering a physical pedestrian connection in the Place, providing an urban relief in the surrounding built underground plane between Treasury Building and Land Administration Building form and framing the surrounding heritage buildings, is maintained, with the overall size of the park largely  Maintaining strong visual connectivity at the remains unaltered, and the existing heritage ground plane structures, including the monument of Queen Victoria,  Ensuring any built form in Queens Park is low being retained. profile and predominantly transparent in nature

 Providing a recognisable transition from the It is acknowledged that larger scale built form is broader Brisbane City Centre into the PDA proposed as part of the PoD within Queen’s Gardens,  Providing a memorable and attractive gateway to but is largely located underground and does not. Key the Queen’s Wharf Brisbane PDA ground level linkages diagonally across the park are maintained with minimal interventions at the balance of  Demonstrating how the design respects the historic formal geometry of the heritage structures the ground level park. The void area intervention into on all four edges of Queens Park. the park is itself landscaped as an activated public space with trees emerging from the ground within a significant below ground planter box.

The park will maintain and enhance connections and cross block links, particularly from the corner of Elizabeth and George Streets, through to Miller Park and the former Land Administration Building.

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. Providing a physical and visual link along Queens Consistent Wharf Road from the Brisbane City Centre into the primary plaza adjacent to the Commissariat Store and Under the PoD, Queens Wharf Road will be the Riverside Expressway, referencing the road as one maintained with the ‘look and feel’ of a road, with kerb of the earliest thoroughfares in Brisbane through and channelling which is important to the heritage improvements to the pedestrian amenity and creation of significant given it is one of the first streets of a pedestrianised or shared zone Brisbane. The street as a view corridor from the corner of William Street down to the future plaza is important and will be maintained.

. Ensuring the public realm engages with heritage  Consistent buildings through appropriate landscaping, surface treatments and inviting entrances The public realm has been designed as part of the PoD to be responsive and respectful to the heritage buildings. The public realm is designed to activate the surrounding spaces, unlocking the urban fabric of these sites to allow people to appreciate their history. This will be done through appropriate landscaping, surface treatments and entries.

. Respecting the existing orthogonal relationship between Consistent the heritage built form and the existing streetscape on William Street extending from the former Department of The PoD includes design criteria that requires the Primary Industries building north to Elizabeth Street as orthogonal relationship to be maintained along William one of the best remaining heritage streetscapes in Street around the heritage buildings with a separation Brisbane’s City Centre to the QWBIRD.

. Ensuring the public realm captures opportunities to  Consistent provide glimpses of heritage buildings and maintain views to South Bank Parklands The PoD includes design criteria that requires the public realm maintains views of the heritage buildings, and provide opportunities for new views of the buildings throughout the precinct. The views to South Bank will be maintained, and expanded upon, particularly with the extensions to the foreshore.

. Demonstrating how the design captures the significance Consistent of the Heritage Places in the PDA and frames significant heritage vistas The PoD includes design criteria that requires future design maintains views of the heritage buildings, and provide opportunities for new views of the buildings throughout the precinct. The views to South Bank will be maintained, and expanded upon, particularly with the extensions to the foreshore.

The specifications of the design will detailed in the subsequent Compliance Assessment applications.

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. Recognising important historical buildings and places  Consistent that are not listed Heritage Places including the sites of the Commandant’s Cottage and the Bellevue Hotel The sites of the Commandant’s Cottage and the Bellevue Hotel will be recognised through interpretation strategies. See the Heritage Interpretation Strategy (Volume 3, Attachment W).

. Ensuring Queen’s Wharf Brisbane heritage trails and  Consistent wayfinding strategy are integrated with any existing Brisbane City Council heritage trails. Any heritage trails and interpretation strategies will be integrated with the existing BCC heritage trail. See the Heritage Interpretation Strategy (Volume 3, Attachment W).

 Subtropical design

 Development maximises the benefits of a subtropical climate in the public realm and movement network by:

. Creating year-round outdoor spaces which respond to  Consistent subtropical seasonality and incorporate elements of the natural environment The PoD contains criteria in Section 5 to facilitate a number of outdoor spaces which respond to the subtropical nature and climate of the city and incorporate significant landscaping which will reflect our natural environment.

The primary outdoor spaces will be in Sub-Precincts 1d-1g and Queen’s Gardens, with a number of outdoor spaces in Sub-Precinct 1a, particularly the Recreation Deck which will be elevated above the REX.

. Incorporating ecologically sustainable design principles  Consistent including appropriate orientation, shading, natural daylight and the ability to capture cooling breezes The PoD includes criteria for future buildings to adopt ecologically sustainable design principles including appropriate orientation, shading, natural daylight and the ability to capture cooling breezes: consistent with the intent of the Development Scheme.

. Establishing a consistent subtropical streetscape and  Consistent landscape palette which contributes to the local natural ecology including: The PoD includes design criteria which requires, landscaping to be used throughout the streetscape . Local subtropical species that at maturity are and public realm with predominately local and native complementary in scale and height to the building form vegetation where practicable. Existing mangrove or respond to the site location and design needs; vegetation will be incorporated into the precincts along the foreshore. . Existing significant vegetation including mangroves

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. Large subtropical street trees Mature vegetation will be retained and/or installed where possible. . Horizontal and vertical greenery typologies to cool public spaces and reduce the heat-island effect See the Landscape Concept Report (Volume 3, Attachment B).

. Enhancing the relationship between the PDA and the  Consistent Brisbane River and protecting the river’s environmental and cultural value The PoD includes design criteria which requires that the QWBIRD will integrate the development components of the precinct with the Brisbane River, in addition to providing a critical linkage between the remainder of the city and the river. This part of the Brisbane River remains largely unused, as a derelict, unsightly location used only by commuters. The QWBIRD will provide for a revitalised area, useable by all people. The cultural and environmental value of the river will be maintained.

. Providing landscape treatments that are durable and Consistent resilient to Brisbane’s climate The PoD includes design criteria which requires that the QWBIRD will adopt treatments and finishes which will be durable and resilient to Brisbane’s climate.

See the Landscape Concept Report (Volume 3, Attachment B).

. Providing generous areas of shade and shelter in public Consistent spaces to provide weather protection Under the PoD, the public realm will include a multitude of formal and informal shading opportunities through physical structure and natural landscaping to provide shade and shelter.

The types of shade and shelter will be specified as part of subsequent Compliance Assessment applications.

See the Landscape Concept Report (Volume 3, Attachment B).

. Promoting water sensitive urban design to protect water Consistent quality There are no design measures existing on-site currently to mitigate the impacts of stormwater runoff into the Brisbane River in the area. The proposed stormwater quality design proposed by the PoD includes the following measures:

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. Rainwater tanks to collect stormwater for use in landscaping and water features, reducing stormwater peak flows and potable water requirements;

. Permeable pavements areas and significant landscaping to allow stormwater infiltration to reduce stormwater flows from the site;

. Stormwater detention areas (such as water features or basins) to be provided to detain stormwater to delay and reduce peak flows; and

. Incorporation of WSUD elements in design.

The Landing and Waterline Park specifically, are provided with features to enable WSUD stormwater capture and treatment for the IRD prior to discharge into the River. Furthermore, rain gardens featuring water-sensitive urban design (WSUD) planting are included within Waterline Park.

. Incorporating water in the public realm to cool public Consistent spaces and provide opportunities for play The design criteria in the PoD making provision for cascading water features to be utilised as part of the Brisbane Steps to cool the area, and to mask noise from the REX. The Sound Garden within the Undercurrent Village, also includes a water feature, that acts to mask freeway noise.

Additionally, opportunities for waterplay are contemplated as part of the active recreation area throughout The Landing, and water features are also contemplated in Queen’s Wharf Plaza.

The public realm also provides specific waterplay opportunities via provision of launching facilities for small non-motorised craft within the Goodwill Extension and The Landing.

. Incorporating best practice subtropical planting and Consistent design principles as outlined in the 'Subtropical planting' section. The PoD includes design criteria that requires that the QWBIRD will incorporate subtropical landscaping which is reflective of the climate of the city.

See the Landscape Concept Report (Volume 3, Attachment B).

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 Subtropical planting

 Deep planting zones  Consistent

Development provides deep planting zones that allow for The PoD includes design criteria that requires that the the growth of healthy root systems and provide QWBIRD will incorporate deep planting zones that anchorage and stability for mature trees. Design allow for the growth of healthy root systems and solutions are to provide for deep planting zones with: provide anchorage and stability for mature trees.

. Plan dimension of 5 metres x 5 metres for canopy trees See the Landscape Concept Report (Volume 3, and 3.5 metres x 3.5 metres for columnar trees Attachment B).

. Natural ground below and open to the sky above

. No major underground services or above ground structures that compromise tree development, including canopy spread

. The ability to achieve the following benchmarks:

 Canopy trees with a 5 metre spread x 5 metre height at 5 years, with a minimum mature canopy spread of 10 metres; or

 Columnar trees with a 3.5 metre spread x 6 metre height at 5 years, with a minimum mature height of 10 metres.

 Podium Trees in Public Realm Consistent

Development that provides planting on podium structures The PoD includes design criteria that requires that the is designed to allow for the growth of healthy root QWBIRD will incorporate Podium planting areas that systems by: allow for the growth of healthy root systems. For further information, refer to the Landscape Concept . Ensuring canopy trees have a minimum available soil Report (Volume 3, Attachment B). volume of 3.5 metres long x 3.5 metres wide x 1.5 metres deep to achieve a minimum mature canopy spread of 5 metre spread x 4metre height

. Ensuring columnar trees have a minimum available soil volume of 3.5 metres long x 3.5 metres wide x 1.5 metres deep to achieve a minimum mature canopy spread of 3 metres spread x 6 metres height.

 Street trees Consistent

Development ensures street trees develop healthy root The PoD includes design criteria that requires that the systems by: QWBIRD will incorporate planting areas that allow for the growth of healthy root systems for street trees. For

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. Ensuring a minimum 400 litre tree on install with tree pit further information, refer to the Landscape Concept design providing a minimum available soil volume of 9 Report (Volume 3, Attachment B). cubic metres

. Ensuring they have access to natural ground below and are open to the sky above

. Ensuring no major underground services or above ground structures compromise tree development, including canopy spread.

 Art

 Demonstrate that public art and creative expression are an integral component of the precinct character by:

. Integrating art within landscape forms and the public Consistent realm that is appropriate to the origins and history of the Queen’s Wharf Brisbane precinct including indigenous The Public Art Report (Volume 3, Attachment V) of culture, settlement, immigration, events, growth, and the this application, identifies that public art opportunities cultural connection to the river will be available throughout the public realm, with a particular focus on the main plaza and foreshore sections of the precinct.

Public art will be used to integrate the cultural heritage significance and history of the precinct.

. Incorporating the reuse of materials and parts of the Consistent Neville Bonner building where appropriate, including associated art installations, within the public realm. Neville Bonner was the first Indigenous Australian to become a member of the Australian Parliament, and the Neville Bonner Building at 75 William Street was named in his honour.

Whilst the Neville Bonner Building at 75 William Street will be demolished, the memorial bust of Bonner can be relocated to a prominent location in the precinct to continue to acknowledge Bonner’s contribution to Queensland and Australia.

 Functional

 Streets, laneways and intersections

 Development maximises the legibility, amenity, connectivity, safety and permeability of the street and movement network by:

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. Ensuring public accessibility at all times acknowledging Consistent the need for intermittent closures for events Under the PoD, Section 5 includes criteria for the street network, including laneways, to remain publicly accessible at all times.

. Providing a fine grained network of publicly accessible Consistent cross block links which integrate into the existing Brisbane City Centre grid, reinforce their important The PoD includes design criteria that requires that the circulation function and provide opportunities for events QWBIRD will provide a number of new cross block links and reinvigoration of existing cross block links, providing a fine mesh of pedestrian scale connectivity linking with the existing urban fabric surrounding the site.

. Providing a strong pedestrian connection between Consistent George Street, William Street and the river’s edge The PoD includes design criteria that requires that the QWBIRD will provide strong connections from George Street, through the precinct to the river’s edge with a fine mesh of cross block links that will integrate with the surrounding street network.

. Providing vertical movement options for pedestrians  Consistent where required to promote equitable access, manage site topography and complement at-grade connections The PoD includes design criteria that requires that the QWBIRD will provide a number of vertical movement options, particularly in Sub-Precinct 1a and Sub- Precinct 1i which will assist in providing universal access to overcome the significant topographical challenges.

. Ensuring footpath continuity and minimising conflict  Consistent between pedestrians, cyclists and motor vehicles by co- locating access and egress for entries, services areas The PoD includes design criteria that requires that and car parks footpaths will be continuous along all street frontages. Where there may present issues for pedestrian and/or cyclist conflicts with vehicles, the footpaths will be located around these conflict areas such as the porte- cochere and any vehicle access to basement car parking. Servicing areas along Queens Wharf Road, which are unable to be moved given the complexities of the site, particularly for heritage buildings along Queens Wharf Road, will be ‘go slow’ zones and servicing will be undertaken outside of expected peak times wherever practicable.

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. Ensuring shared areas, streets, laneways and  Consistent intersection geometry prioritises pedestrians through the inclusion of the following elements where The PoD includes design criteria that requires that the appropriate: footpaths of the development will remain unchanged along the majority of the street frontages. Where the  Wide footpaths footpath is proposed to be re-located, the width of the  Surface treatments footpath will be of sufficient width for pedestrians to move through and utilise the footpath.  Streetscape treatments The QWBIRD will use surface and streetscape  Appropriate signage and visual cues treatments which are appropriate for a high quality  Frequent and safe pedestrian crossing points at entertainment precinct. both midblock and intersections Signage and wayfinding cues will be provided where  Low-speed environments appropriate. The design of the development has been undertaken to reduce the necessity for physical  Kerb build-outs and physical cues wayfinding devices.  Other innovative pedestrian protection measures Safe pedestrian crossing points will be provided at intersections, and midblock where practicable. Physical cues such as signage and differentiation in paving will be utilised to identify low-speed and shared environments.

. Incorporating water sensitive urban design elements  Consistent such as tree pits, into the road verge Under the PoD, where practicable, water sensitive urban design elements will be included in road verge areas where these do not impact the ability to provide required services, infrastructure and other streetscaping and public realm requirements.

. Providing convenient, safe and direct access to existing  Consistent public transport nodes and any future public transport facility (where identified) The PoD includes design criteria that requires that the QWBIRD makes provision for connection to future public transport where necessary.

The QWBIRD will provide improved access to a number of existing public transport facilities, including the two ferry terminals within the precinct, and connections to the Queen Street Mall and Cultural Centre busway terminals. The proposed pedestrian bridge will indirectly improve access to the South Brisbane train station.

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. Ensuring safety is paramount where cyclists and Consistent pedestrians utilise a shared path or zone along the Bicentennial Bikeway Under the PoD, the foreshore area between the North Quay Ferry terminal and the start of the Waterline Park will be a ‘go slow’ zone, similar to the South Bank esplanade, where pedestrians and cyclists will utilise a shared path.

. Reinforcing the role of William Street as a central  Consistent boulevard by: Under the PoD, William Street will maintain its function  Maintaining its function as a north-south, two-way as a two-way north-south road. The connection of the road with ultimate connectivity to the Riverside street to the REX at the southern end of the road will Expressway be maintained.  Providing a pedestrian-friendly streetscape It is expected that similar to the current situation,  Ensuring it has capacity to accommodate car, George Street will remain the higher order street. bus, pedestrian and cyclist movements The streetscape of William Street will be significantly  Facilitating connections between George Street and the Brisbane River improved, with greater activation, pedestrian movement, landscaping and shelter.

William Street will play a vital role in connecting the cross block links from the George Street components of the IRD to the foreshore.

. Recognising the important relationship between  Consistent heritage buildings and the adjacent streetscape The heritage and history of the precinct, and remaining buildings, will be incorporated as part of the revitalised streetscape.

. Limiting building over the road reserve, demonstrating  Consistent the importance of maintaining an open and connected public street system The PoD limits building over road reserve to the extent of Sub-Precinct 1a building over William Street.

. Where building over the road reserve:  Consistent

 The overall visual amenity of the public realm The PoD includes controls that the component of the underneath the built form is prioritised building on William Street which will be built over the  The underside of the built form is free from road will maintain visual amenity of the public realm in exposed services and of a high quality finish the area surrounding this.

 Provision of natural light is maximised The finishes of a building will be of high quality. These will be detailed in subsequent applications.  There is a clearance of at least 12 metres from the ground plane to the built form to improve visual amenity and provide for all vehicle The clearance of the building to the underside of the movements structure (excluding external cladding, architectural elements, lighting, signage etc) will be a minimum of

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 The streetscape is highly active 12m (to the underside of the structure). The proposed pedestrian connections over William Street will  There is a sensitive public realm response to adjoining heritage places however extent to a minimum clearance of 6m.

 Pedestrian priority is maintained The streetscape will be highly activated.

The public realm adjoining the heritage buildings will be respectful to their cultural significance.

Pedestrian priority will be maintained, with the footpath to be located in and around the porte-cochere, to avoid potential conflicts with vehicles and promote continued use of the streetscape by pedestrians.

. Reinforcing the role of George Street as a gateway  Consistent boulevard and key pedestrian spine by: Under the PoD, George Street will be maintained as  Maintaining its function as a two-way city the highest order street, acting as the main boulevard boulevard from Charlotte Street to Alice Street and one-way from Charlotte Street to Queen connecting the precinct with the rest of the CBD. Street The existing traffic directions will be maintained.  Ensuring it has capacity to accommodate car, bus, cyclist and high-volume pedestrian The streets will be capable of accommodation bus, movements cyclists and pedestrians.

. Maintaining the functionality of Elizabeth, Margaret and  Consistent Alice Streets as key east-west connector roads from the Brisbane City Centre to the Riverside Expressway and Under the PoD, Elizabeth, Margaret and Alice Streets ensuring they have capacity to accommodate car, bus, will be maintained as key connector roads. The traffic pedestrian and cyclist movements directions will be maintained.

The streets will be capable of accommodation bus, cyclists and pedestrians.

. Creating a shared zone along Queens Wharf Road to  Consistent improve pedestrian permeability and connectivity from the Victoria Bridge into the primary plaza adjacent to the Under the PoD, Queens Wharf Road will be a shared Commissariat Store and the Riverside Expressway zone to allow increased pedestrian usage, cyclist movement while still allowing vehicles for the purposes of servicing, maintenance and emergencies.

. Prioritising pedestrian movements, streetscape Consistent improvements and network capacity over provision of on-street parking On-street car parking is not proposed.

. Ensuring where a cross river connection to South Bank  Consistent Parklands is delivered it: The PoD includes design criteria for a pedestrian  Is navigable, legible and accessible to all bridge which will provide universal access, with vertical

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 Allows an appropriate clearance for existing river movement proposed where the topography of the site traffic cannot otherwise be overcome.  Enhances the connection from the Victoria Bridge into the primary plaza adjacent to the The pedestrian bridge will connect to the Podium Commissariat Store and the Riverside recreational facilities over the REX. Expressway and onto South Bank Parklands The pedestrian bridge will be connected to movement  Optimises visual amenity at landing points networks and public realm on both sides of the river.

 Is integrated into the existing movement network and surrounding public realm.

 Amenities and hardscape

 Development improves the amenity and functionality of the PDA by:

. Establishing a consistent streetscape palette which  Consistent reinforces the PDA character including: The PoD includes design criteria that require that the  High-quality hard landscape elements QWBIRD will have a streetscape palette which will have high quality landscaped elements, paving,  Paving furniture, lighting and verge and kerb treatments.  Street furniture For further information, refer to the Landscape  Lighting Concept Report (Volume 3, Attachment B).

 Verge and kerb treatments

. Ensuring street furniture along the streetscape and  Consistent other public spaces is located to allow sufficient unobstructed width for pedestrian thoroughfare Under the PoD, the location of street furniture will be located appropriately to provide an appropriate width unobstructed footpath.

. Ensuring hardscape materials are durable and resilient  Consistent to Brisbane’s climate including overland flow and flooding events Under the PoD, the precinct will utilise hardscape materials which are resilient to Brisbane’s climate and the location of the site in part of the river floodplain.

. Ensuring hard materials for paved surfaces are selected Consistent based on the following characteristics: Under the PoD, the hard-scaping materials will be  Minimal porosity to ensure low maintenance appropriately low maintenance – they will be requirements complementary to proposed building materials and will  Complementary to proposed building materials contain recycled materials as much as practicable.

 Contain recycled materials, such as recycled aggregates as much as possible

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. Ensuring stormwater and rainwater is captured and Consistent reused for landscape irrigation where possible The PoD includes design criteria that requires that the QWBIRD will incorporate water sensitive urban design techniques where practicable to capture rainwater.

. Ensuring cycling and active transport modes are Consistent supported through the provision of facilities including cycling racks and storage facilities The PoD includes design criteria that requires that the QWBIRD will provide bicycle racks throughout the public realm.

 Inviting

 Views and edges

 Development promotes an active and safe public realm and ensures protection of important views by:

. Establishing and maintaining culturally important sight Consistent lines and view corridors from Miller Park, the core development and the Riverside Promenade towards the Under the PoD, the view corridor from Miller Park will Brisbane River and beyond be maintained.

Sub-Precinct 1a will establish new view corridors from the core development, along the river foreshore and towards the Brisbane River.

. Providing embellishments such as viewing platforms Consistent and landscape treatments, to signify and enhance these views The PoD includes design criteria that requires that the QWBIRD will provide a number of new viewing platforms which will enhance existing and future views.

. Creating predominantly active and urban edges along Consistent street frontages and public realm areas which promote safety and activation through casual surveillance of The PoD includes design criteria that requires that the public areas. QWBIRD will provide predominately activated edges, particularly along the full length of George Street, the majority of William Street and the river foreshore.

. Recognising important visual desire lines and views Consistent through the site including that through Queens Park towards Miller Park and along William Street Under the PoD, the significant views and vistas of and through Queen’s Gardens and Miller Park will be maintained.

The sightlines of William Street will be maintained. The significant component of this view corridor is from the Treasury Building to the start of the government precinct. This will be maintained. While it is

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

acknowledged that the view corridor ends with Parliament House, the view of Parliament House is obscured from view for the full length of William Street by the large fig tree.

 Where delivering primary active frontages, development:

. Reinforces pedestrian priority by including co-location of Consistent access and egress for entries, services areas and car parks The PoD includes design criteria that requires that the QWBIRD co-locate parking and servicing, aiming to consolidate the facilities for a number of the buildings.

The IRD, the Government Printing Office, the Former DPI building and the Commissariat Store will share car parking beneath the IRD itself, in Sub-Precinct 1a.

The former Treasury Building and the former Land Administration Building will utilise the existing car parking beneath Queen’s Gardens, which will be accessed George Street (entry) and William Street (exit). These two buildings will utilise the existing servicing access from Queens Wharf Road.

The Mansions will share car parking and servicing for Precinct 3.

. Creates highly permeable and articulated building Consistent facades at the ground level to promote surveillance of adjoining streets and public spaces Under the PoD, where there are new buildings, the active frontages will be permeable and articulated to create visual interest and amenity of the ground plane, in addition to improving casual surveillance and comply with the principles of CPTED.

The heritage facades will not be altered to create articulation. The uses will promote permeability as they will be open to the public, rather than closed for government uses only as the current situation.

. Incorporates glazing and elements that activate the  Consistent ground plane during the day and night The PoD includes criteria for appropriate glazing and finishes which will appropriately activate the ground plane.

. Ensures car parking is sleeved by active uses  Consistent

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Under the PoD, the design of future development will accommodate the topographical change in the precinct, providing activated edges throughout the precinct to sleeve any parking, access and circulation

. Ensures key entry points integrate awnings to provide Consistent shelter and announce the entrance to buildings from the public realm Under the PoD, new buildings will integrate awnings along the road reserves and will create significant and inviting entrances to the buildings.

The heritage buildings will not be altered to provide awnings as it is not considered appropriate to alter them.

. Ensures facades are well detailed and articulated by  Consistent frequent access points. Under the PoD, where there are new buildings, the active frontages will be permeable and articulated to create visual interest and amenity of the ground plane, in addition to improving casual surveillance and comply with the principles of CPTED.

 Where delivering secondary active frontages, development:

. Ensures pedestrian priority is considered in the first  Consistent instance including co-location of access and egress for entries, services areas and car parks The pedestrian network has been considered as a priority as part of the PoD, moving the footpath to avoid any potential conflicts with vehicle access and egress, to locations which can be more readily sleeved by active uses to promote a vibrant pedestrian experience.

. Ensures buildings directly address the street and/or  Consistent public realm by providing casual surveillance Under the PoD, future buildings will directly address the street.

 Ensures car parking is not visible from the public Consistent realm Under the PoD, car parking levels will not be visible from the public realm where practicable.

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. Ensures key entry points integrate awnings to provide  Consistent shelter and announce the entrance to buildings from the public realm Under the PoD, new buildings will integrate awnings along the road reserves and will create significant and inviting entrances to the buildings.

The heritage buildings will not be altered to provide awnings.

. Ensures facades are well detailed and articulated by  Consistent regular access points. Under the PoD, where there are new buildings, the active frontages will be permeable and articulated to create visual interest and amenity of the ground plane, in addition to improving casual surveillance and comply with the principles of CPTED.

 Where delivering other frontages, development:

. Ensures built form addresses the street and/or public  Consistent realm, however a wider variety of setbacks may be included to allow for privacy to be maintained between The PoD will adopt a variety of setback options, to the private and public realms provide for development which is architecturally interesting and is a point of difference. The orientation of the tower forms, particularly where for permanent residential uses, will be varied to maximise the privacy of residents.

. Considers the inclusion of private courtyards, balconies  Consistent and deep planting areas to separate the public and private realms The PoD makes provision for private open space to be provided for residential uses.

. Integrates basements within the building footprints or  Consistent set back from street alignments to allow for deep planting where possible Under the PoD, basements will predominately be located under building footprints where possible.

. Ensures entry points are articulated with architectural Consistent and landscape treatments. Under the PoD, entry points will be architecturally treated. Any landscaping treatments will be provided in accordance with the Landscape Concept Report (Volume 3, Attachment B)

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 Safe and equitable access

 Development delivers a safe and equitable public realm for all users by:

. Incorporating Crime Prevention Through Environmental  Consistent Design (CPTED) principles including lighting to support the safe use of public realm areas at all times Under the PoD, the public realm design adopts the principles of CPTED, and will utilise a variety of methods, including landscaping, treatments and materials and lighting to appropriately incorporate CPTED into the precinct.

. Ensuring compliance with the Disability Discrimination  Consistent Act 1992 (Cwth) in all publicly accessible areas The precinct will be compliant as far as reasonable practicable with relevant legislation in publicly accessible areas.

Refer to the Equitable Access Report (Volume 3, Attachment O).

. Demonstrating innovative solutions to manage the Consistent gradient change from George Street to the Brisbane River and enable access for all users to all public The PoD includes design criteria that requires that the spaces QWBIRD will adopt a number of innovative approaches to overcome the significant topographical change. The precinct will incorporate a number of vertical movement approaches, allowing for accessibility to all aspects of the precinct by all users.

. Demonstrating best practice for inclusion of physical, Consistent visual and audio cues, design of seating, stairs and ramps into the public realm The PoD includes design criteria that requires that the QWBIRD will incorporate a variety of changes in the physical elements of the public realm, including ramps, seating, landscaped amphitheatres, breakout spaces and informal and formal plazas.

. Providing tactile markers along major pedestrian Consistent thoroughfares to ensure equitable access. Tactile markers will be utilised in accordance with the Equitable Access Report (Volume 3, Attachment O).

 Acoustics

 Development achieves an acceptable background noise level in the public realm by:

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

. Incorporating innovative acoustic design measures to  Consistent mitigate the noise impacts from the Riverside Expressway and contribute to the aesthetic appeal of Under the PoD, innovative design measures, including the PDA water features and cascading water, will be utilised to mitigate noise impacts from the REX. More traditional measures including physical barriers will also be considered, however as outlined by in the Acoustic Assessment (Volume 3, Attachment M) given the urban setting, a range of external uses can occur with a louder ambient noise accepted by patrons/users. This is the case with other outdoor spaces across the CBD which continue to be frequented and utilised.

. Ensuring plant and equipment which services the built Consistent form and interfaces with the public realm, is to be designed to mitigate noise levels Under the PoD, plant and other mechanical equipment will be designed to acoustically mitigate any noise emissions.

. Ensuring appropriate acoustic treatment of public realm Consistent areas where public events are being held, especially those areas that are adjacent to or in close proximity to The Acoustic Assessment (Volume 3, Attachment M) residential development. has identified that it is not considered necessary to mitigate the public realm from events as the noise levels will not be significant.

 Pedestrian priority and environment

 Development achieves pedestrian priority and an inviting environment by:

. Providing footpaths, bridges and movement corridors  Consistent throughout the PDA that are wide enough to perform their intended role and function and allow for Under the PoD, the footpaths, bridges and movement comfortable movement in either direction corridors will be fit for purpose and will be able to maintain functionality and movement in both directions.

. Providing streetscape and public realm treatments and  Consistent furniture which allow for rest areas, shaded viewpoints and comfortable ambling through the PDA Under the PoD the public realm and streetscape treatments will be designed to incorporate shelter, furniture and seating for people to utilise throughout the PDA.

. Incorporating continuous awnings over the streetscape  Consistent to provide all-weather protection along primary and secondary frontages, except where on Heritage Places Under the PoD, new buildings will integrate awnings along the road reserves and will create significant and inviting entrances to the buildings.

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The heritage buildings will not be altered to provide awnings as it is not considered appropriate to alter them.

. Ensuring awnings allow for the placement of street Consistent trees. Under the PoD, awnings will be designed to allow for streetscape landscaping.

 Integrated

 Brisbane river

 Development achieves improved integration of the Queen’s Wharf Brisbane PDA with the Brisbane River, the Brisbane City Centre and surrounds by:

 Providing opportunities for recreation activities which Consistent promote greater interaction with the river, for example a boardwalk or facility for other active recreation Under the PoD, the precinct will provide opportunities pursuits for a number of recreational offerings along the river foreshore.

 Integrating the riverside public realm and movement  Consistent network with existing networks, facilities and infrastructure including connectivity to: Under the PoD, the public realm will provide connections to existing infrastructure, entertainment  The Brisbane river; and recreational facilities along the Brisbane River, in  The Brisbane city centre; and the heart of the CBD, the City Botanical Gardens and South Bank.  Any potential cross river connection to south bank parklands.

. Ensuring the Bicentennial Bikeway is upgraded to  Consistent provide improved amenity, safety and a legible movement corridor alongside the river for pedestrians, Under the PoD, Sub-Precincts 1c, d, e and g and 4b commuters and cyclists from Victoria Bridge to the provide for dedicated cyclist and shared Botanical Gardens cyclist/pedestrian pathways and enable a safe and legible movement corridor to be provided alongside the river from the Victoria Bridge to the Botanical Gardens

. Providing additional access points to the river's edge Consistent which are accessible by all users. Under the PoD, Sub-Precincts 1f, 1g and 1k will provide a number of new access points to the river, where direct access can be maintained, or new view and vantage points can be appreciated.

 Built form interface

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 Development enhances the relationship between the public realm and the built form by:

. Demonstrating appropriate edge treatments adjacent to Consistent heritage buildings The PoD includes design criteria that requires that the precinct will adopt appropriate edge treatments around the heritage buildings.

. Maximising visual permeability where building over Consistent William Street The PoD includes controls to maintain visual amenity of William Street when considering the detail of the building on William Street built over the road.

The finishes of a building will be of high quality. These will be detailed in subsequent applications.

The clearance of the building to the underside of the structure (excluding cladding, architectural elements, services, lighting, signage etc) will be a minimum of 12m, as specified in the PoD. The design of the building above William Street will be to incorporate active uses around the periphery, to achieve a visually permeable facade. It is noted however that the proposed pedestrian connections over William Street are proposed at a clearance of 6m.

. Incorporating sustainable design principles into the Consistent public realm which interface with the subtropical built form The PoD includes design criteria that requires that the QWBIRD will use a variety of sustainable design principles in the public realm. These are discussed further in the Environmental Assessment Report (Volume 3, Attachment F).

. Demonstrating a material and texture palette which is Consistent commensurate to that of the built form Under the PoD, the public realm will utilise a palette which will be complementary to the built form. Indicative palates are included in the Landscape Concept Report (Volume 3, Attachment B).

. Providing ample natural light and cross ventilation Consistent through public spaces The design of the PoD will provide for appropriate natural light and ventilation throughout the QWBIRD.

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. Ensuring building entrances and forecourts at Consistent designated gateways: Under the PoD, new building entrances will be  Provide a prominent statement within the public designed to be prominent and visually appealing. realm

 Frame public realm areas and plazas The entrances of these buildings will provide wayfinding cues, to create a legible public realm.  Are distinct and legible Particularly in Sub-Precinct 1a, these will clearly define  Clearly define ingress and egress points to the pda access points from the main public realm into the resort.  Respond to the surrounding hard and soft landscape elements The entrances will integrate a variety of landscaping treatments to bring the subtropical climate from the outside to the inside.

. Ensuring on primary active frontages or where new built Consistent form interfaces with public realm, buildings are predominately built to the front property boundary line or The PoD will adopt a variety of setback options, to setbacks may be increased at the footpath and public provide for an architecturally interesting development realm area to allow for outdoor dining areas considerate of the functionality of public realm areas.

. Incorporating long-hour and active use tenancies on the Consistent ground floor and where streets and laneways will be overlooked. Under the PoD, ground floor uses will be a wide variety, with a range of opening hours which will be determined to be appropriate to encourage an active precinct throughout the day and into the night.

 Wayfinding

 Development improves legibility and accessibility in the PDA by:

. Incorporating logical, legible and intuitive wayfinding Consistent principles into primary and secondary public pathways  Under the PoD, the new thoroughfares and cross block links through the site will be legible and assist in wayfinding. Signage will be provided where appropriate.

. Integrating with primary and secondary pathways in the Consistent local area that are outside the PDA Under the PoD, the connections will integrate with the surrounding street and pedestrian networks.

. Ensuring primary and secondary public pathways utilise Consistent surface treatments, self-navigation tools and limited signage to ensure these paths look distinctly different Under the PoD, the materials and finishes of the public from service routes and other non-public routes realm will comply with the Landscape Concept Report (Volume 3, Attachment B), which provides an

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

indicative palette of materials and finishes for each Sub-Precinct.

. Utilising physical and visual cues such as landscape Consistent and other wayfinding elements which signify movement in and out of the PDA. The PoD includes design criteria that requires that the precinct will encourage intuitive wayfinding through the design of the precinct, and will use physical cues through landscaping treatments and design where possible.

 Public transport

 Development achieves appropriate access to public transport services throughout the PDA by:

. Demonstrating that all modes of public transport can Consistent interact with and support pedestrian movements in the area The various public transport options located in and around the site will be supported by the public realm and movement network within the QWBIRD.

. Enabling functional and legible connections to key Consistent destinations within the PDA and the wider Brisbane City Centre The PoD includes design criteria that requires that the precinct will provide new cross block links and movement connections which will integrate with other key areas of the city, including the heart of the CBD, the Queen Street Mall, and South Bank Parklands.

. Ensuring public transport nodes are supported by Consistent attractive, sheltered waiting areas which are safe and provide informative timetabling information. Under the PoD, the existing shelters and associated facilities at the North Quay and QUT CityCat terminals are maintained by the development, and the public realm will include appropriate shelter and timetabling information at designated bus stops.

 Diverse

 Spaces and experiences

 Development of public realm spaces in the Queen’s Wharf Brisbane PDA delivers diverse experiences by:

. Providing a range of different well-connected spaces Consistent that vary in size, format, location and are complementary to each other The PoD includes design criteria that requires that the public realm will deliver a variety of spaces, which will serve different purposes and functions. These spaces will be for movement, casual entertainment and recreation, event plazas which can be used for

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temporary events, food and drink outlets and general occupation of the spaces.

. Remaining publicly accessible at all times Consistent acknowledging the need for intermittent closures for events The PoD includes design criteria that requires that the public realm, particularly on the ground levels and foreshore, will remain publicly accessible at all times. Unless otherwise necessary for specific events.

. Accommodating different experiences including Consistent performances, markets, events and activities The PoD includes design criteria that requires that the public realm will deliver a variety of spaces, which will serve different purposes and functions. These spaces will be for movement, casual entertainment and recreation, event plazas which can be used for temporary events.

. Providing infrastructure for power, water, lighting, public Consistent facilities, shade structures and furniture The PoD includes design criteria that requires that the public realm will be serviced by all necessary infrastructure and will include a variety of shade structures and lighting.

. Incorporating flexible and adaptable spaces that are Consistent usable day and night and suitable for of a range of events and activation The PoD includes design criteria that requires that the public realm will deliver a variety of spaces, which will serve different purposes and functions and be usable during the day and into the night. These spaces will be for movement, casual entertainment and recreation, event plazas which can be used for temporary events, food and drink outlets and general occupation of the spaces.

. Providing shade trees and deep planting Consistent

The PoD includes design criteria that requires that the precinct will deliver shade trees and deep planting.

. Retaining significant trees where possible Consistent

The PoD includes design criteria that requires that the precinct does not contain any significant landscape trees. The significant vegetation along the foreshore,

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being the mangroves, will be retained as much as practicable.

. Increasing opportunities for play including active and Consistent passive recreation in the public realm network and engagement with the river. The PoD includes design criteria that requires that the public realm includes opportunities for a variety of recreation, both passive and active, and will provide opportunities for recreation activities with the river.

 Public space typologies

 Development delivers at a minimum, the following key public space typologies:

. Public plazas Consistent

. Riverside promenade including new green space The PoD includes design criteria that requires that the existing parks QWBIRD will include a number of different elements to the public realm, including a new riverside foreshore, . Gateways revitalising existing parks, gateways into the precinct and from the precinct to other locations, and laneways . laneways. such as Stephens Lane.

 Public plazas

 Development in the Queen’s Wharf Brisbane PDA provides a primary public plaza area adjacent to the river’s edge which becomes a key destination and focal point for the PDA and greater Brisbane that:

. Is capable of hosting large-scale outdoor performances, Consistent viewing of sporting or other events Under the PoD, the public plazas will be capable of hosting a variety of different events and sizes.

. Takes advantage of the riverside location Consistent

Under the PoD, the plazas will predominately located around the river foreshore, and will be designed to orientate ones vision towards these views.

. Incorporates edge activation, shade structures and Consistent subtropical planting Under the PoD, the public plazas will be activated and include a variety of forms of shade structures and subtropical planting. Further details on this can be found in the Landscape Concept Plan and Report in Volume 3, Attachment B of this application.

. Addresses the interface with the Riverside Expressway Consistent and surrounding uses

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Under the PoD, the public plazas will address the interface with the REX, adopting noise attenuation strategies where possible, either as part of the public realm or as part of the REX.

. Achieves strong connections and linkages to the river Consistent promenade, South Bank Parklands and the core integrated resort development. Under the PoD, the public plazas at the Queen's Wharf Road level will have vertical movement connections linking to the pedestrian bridge and South Bank, and the surrounding river foreshore and the IRD itself.

 Development in the PDA provides secondary public plaza areas that deliver high amenity spaces which vary from intimate courtyard spaces to activated, highly visible plazas that:

. Provide appropriate shade and shelter Consistent

Under the PoD, the public plazas will provide appropriate shade and shelter.

. Are attractive and well-lit spaces Consistent

Under the PoD, the public plazas will be attractive, with high quality design and landscaping, and be well lit to support casual surveillance.

. Integrate hard and soft landscape elements with the Consistent built form Under the PoD, the public plazas will include a variety of hard and soft landscape elements in accordance with the Landscape Concept Report (Volume 3, Attachment B) of this application.

. Are accessible for all users Consistent

Under the PoD, the public plazas will have universal access.

. Promote water sensitive urban design Consistent

Under the PoD, water sensitive urban design techniques will be adopted throughout the public realm.

. Integrate public art where appropriate Consistent

Under the PoD, public art, both permanent and temporary opportunities will be included throughout the

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public realm in accordance with the Public Art Report (Volume 3, Attachment V) of this application.

. Provide adequate public amenities Consistent

Under the PoD, appropriate controls are established to allow for the provision of public amenities within plaza areas.

 Riverside Promenade including new green space

 Development in the PDA provides a Riverside Promenade that:

. Activates the north bank of the Brisbane River and Consistent provides a key linkage from North Quay to the City Botanic Gardens Under the PoD, the river foreshore will be re-vitalised and activated, transforming it from a derelict unsightly area into a thriving, attractive precinct. The precinct will provide key linkages to the City Botanical Gardens and South Bank.

. Caters for pedestrians and bicycles and is of a scale, Consistent width and configuration which is capable of acting as a shared user facility Under the PoD, the river foreshore will be able to cater for both pedestrians and cyclists. Part of the river foreshore will be a shared ‘go-slow’ zone, to allow maintenance and emergency services vehicles to continue to access the area.

. Incorporates safe vantage points during events and Consistent include focal nodes to create interest and variety Under the PoD, the river foreshore will provide a number of new viewing platforms along the length of the component delivered out into the river, which will be able to be utilised for vantage points for events, such as River Fire.

. Provides opportunities for active recreation Consistent

Under the PoD, the public realm includes opportunities for a variety of recreation, both passive and active, and will provide opportunities for recreation activities with the river.

. Demonstrates a clear interface with the primary public Consistent plaza Under the PoD, the river foreshore will be intuitively integrated with the main public plaza in Sub-Precinct 1d.

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. Provides seating areas and new green spaces along Consistent the river front Under the PoD, the river foreshore will include new seating, shelter and new green spaces.

. Provides opportunities for water access Consistent

Under the PoD, the river foreshore will include opportunities for water access, including revitalising the existing landings, and providing opportunities for non-motorised watercraft recreation such as kayaks.

. Addresses the interface with the Riverside Expressway Consistent

Under the PoD, the public plazas will address the interface with the REX, adopting noise attenuation strategies where possible, either as part of the public realm or as part of the REX.

 Existing parks

 Development in the PDA ensures that Queens Park and Miller Park are maintained and enhanced by:

. Preserving their location, size and function as valuable Consistent publicly accessible green space in this part of the Brisbane City Centre Under the PoD, Queen’s Gardens and Miller Park will be maintained, with their function as vital green spaces in this part of the City Centre acknowledged. Any future development in Queen’s Gardens and Miller Park will be undertaken in accordance with the relevant CMP. Refer to the Conservation Management Plans (Volume 3, Attachment D).

. Improving connectivity to the surrounding area and the Consistent core of the PDA through form, materials and interpretation Under the PoD, the connectivity of both parks, particularly Miller Park, will be improved. Heritage interpretation of the parks will be provided in accordance with the interpretation strategy developed for the whole precinct.

. Maximising their location and amenity to provide Consistent improved access from the Brisbane City Centre Under the PoD, the two parks, particularly Queen’s Gardens, will be revitalised to continue a vital linkage between the City Centre and the QWBIRD.

. Preserving views from them to the Brisbane River and Consistent beyond

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Under the PoD, the existing views and vistas to and from these parks will be undisturbed.

. Ensuring Miller Park maintains an important visual link Consistent from Queens Park to South Bank Parklands and the former State Library to the Commissariat Store The PoD criteria require that Miller Park be maintained as a visual link between Miller Park and surrounding heritage buildings and places.

. Providing new opportunities for passive recreation Consistent

Under the PoD, Queen’s Gardens particularly will include new opportunities for different varieties of recreation. The topography of Miller Park makes it difficult to provide recreation activities. The park will be transformed into terraced amphitheatre, which will respect the heritage significance of the park, rather than making it another, flat park.

 Gateways

 Development in the PDA establishes designated public realm gateways that:

. Seamlessly transition and integrate into the built form Consistent and surrounding city landscape Under the PoD, the QWBIRD will provide gateways that will transition into the built form, and will not be visually obtrusive unless statement pieces.

. Incorporate appropriate hard and soft landscaping and Consistent other surface treatments Under the PoD, the gateways will utilise a variety of hard and soft landscaping and finishes.

. Create an engaging and inviting space Consistent

Under the PoD, the gateways will lead into engaging and inviting public spaces

. Provide clear sight lines to improve visual amenity Consistent

Under the PoD, the gateways will provide clear sightlines to improve visual amenity and create visual cues to assist movement through the precinct.

. Provide strong visual cues such as angles and curves Consistent

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

Under the PoD, the gateways will provide clear sightlines to improve visual amenity and create visual cues to assist movement through the precinct.

. Provide structural elements, sculptures or arbours Consistent

Under the PoD, gateways will incorporate a variety of structural elements in the design, which may include sculptures or arbours.

. Deliver clearly identifiable entry, corner or arrival points Consistent into the PDA where appropriate Under the PoD, the gateways will include significant arrival points, which will be visually attractive and identifiable.

 Laneways

 Development in the PDA creates vibrant laneways that:

. Provide safe, legible pedestrian linkages Consistent

Under the PoD, the laneways will integrate into the surrounding pedestrian movement network, providing vibrant, legible laneways.

. Are designed as high quality street environments Consistent incorporating activation at the edges Under the PoD, the laneways will be high quality environments, with active uses at the edges, particularly on the street fronts.

. Provide opportunities for art and creativity Consistent

Under the PoD, public art opportunities will be provided throughout the QWBIRD. See the Public Art Report (Volume 3, Attachment V).

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

APPENDIX F STATE ASSESSMENT REFERRAL AGENCY AND STATE DEVELOPMENT ASSESSMENT PROVISIONS CHECKLIST

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

Matter of Type Referral Relevant Relevant Module and Codes Interest Required Provisions Sustainable Planning Regulation 2009

Regional Plans MCU No Schedule 7, Module 2: Regional Plans Table 3, Item 12 2.1 SEQ Regional Plan

RoL No Schedule 7, Table 2, Item 39

Aquaculture MCU No Schedule 7, Module 3: Aquaculture Table 2, Item 28 3.1 Aquaculture state code

Environmentally MCU No Schedule 7, Module 4: Environmentally relevant relevant Table 2, Item 1 activities activities 4.1 Concurrence environmentally relevant activity state code

Wild river area Op. No Schedule 7, Module 4: Environmentally relevant – certain Works Table 2, Item 42 activities agricultural or 4.1 Concurrence environmentally relevant animal MCU No Schedule 7, activity state code husbandry Table 2, Item 41 activities

Fish habitat Build. No Schedule 7, Module 5: Fisheries resources area – works or Works Table 2, Item 25 5.1 Development in or adjacent to a declared other fish habitat area state code development in Op. No Schedule 7, or adjoining Works Table 2, Item 26

Marine plants – Op. No Schedule 7, Module 5: Fisheries resources removal, Works Table 2, Item 30 5.3 Removal, destruction or damage of marine destruction or plants state code damage RoL YES Schedule 7, Table 2, Item 31

MCU YES Schedule 7, Table 2, Item 32

No Schedule 7, Table 3, Item 25

RoL N/A Schedule 7, Module 8: Native vegetation clearing Table 2, Item 4

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Native Op. N/A Schedule 7, 8.1 Queensland vegetation management state Code vegetation Works Table 2, Item 5 clearing MCU No Schedule 7, Table 3, Item 10

Queensland Build. YES Schedule 7, Module 9: Queensland heritage heritage Works Table 1, Item 12 9.1 Queensland Heritage Place state code

Various No Schedule 7, Dev. Table 2, Item 19

Tidal works or Op. No Schedule 7, Module 10: Coastal protection

development in Works Table 2, Item 13 10.1 Tidal works, or development in a coastal a coastal management district state code management Schedule 7, Module 14: Maritime safety district Table 2, Item 15 14.1 Marine safety state code

RoL No Schedule 7, Module 10: Coastal protection Table 2, Item 14 10.1 Tidal works or development in a coastal management district state code MCU YES Schedule 7, Table 3, Item 5

Build. No Schedule 7, Works Table 1, Item 11

Water – taking Op. No Schedule 7, Module 7: Water resources or interfering Works Table 2, Item 9 7.1 Sustainable management of water with resources state code Schedule 7, Table 2, Item 10

Watercourse or All No Schedule 7, Module 7: Water resources lake – removal aspects Table 2, Item 12 7.2 Removal of quarry material state code of quarry of Dev. material

Particular Op. No Schedule 7, Module 7: Water resources Levees Works Table 3, Item 48 7.3 Particular levees state code

Waterway Op. YES Schedule 7, Module 5: Fisheries resources barrier works – Works Table 2, Item 29 5.2 Constructing or raising waterway barrier constructing or works in fish habitats state code raising

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

Wetland – land RoL N/A Schedule 7, Module 11: Wetland protection and wild in or near Table 2, Item river areas 43A 11.1 Wetland protection area state code

MCU No Schedule 7, Table 3, Item 21A

Op. N/A Schedule 7, Works Table 2, Item 43B

Major hazard MCU No Schedule 7, Module 13: Major hazard facilities facilities Table 2, Item 8 13.1 Major hazard facilities state code

Particular Dams Op. N/A Schedule 7, Module 16: Particular dams Works Table 2, Item 11 16.1 Referable dams state code

Public Build. No Schedule 7, Module 18: State transport infrastructure passenger Works Table 1, Item 14 protection transport 18.1 Filling, excavation and structures state code

RoL No Schedule 7, Module 1: Community amenity

Table 2, Item 33 1.1 Managing noise and vibration impacts from transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.2 Transport Infrastructure and network design state code

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

MCU or YES Schedule 7, Module 1: Community amenity Op. Table 3, Item 14 1.1 Managing noise and vibration impacts from Works transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.2 Transport Infrastructure and network design state code

Railways Build. No Schedule 7, Module 1: Community amenity Works Table 1, Item 16 1.1 Managing noise and vibration impacts from transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code

MCU No Schedule 7, Module 1: Community amenity

Table 3, Item 1.1 Managing noise and vibration impacts from 15A transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.2 Transport Infrastructure and network design state code

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

Op. No Schedule 7, Module 18: State transport infrastructure Works Table 3, Item protection 15B 18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code

RoL No Schedule 7, Module 1: Community amenity Table 2, Item 34 1.1 Managing noise and vibration impacts from transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.2 Transport infrastructure and network design state code

State-controlled Build. No Schedule 7, Module 18: State transport infrastructure road Works Table 1, Item 8 protection 18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code

RoL YES Schedule 7, Module 1: Community amenity

Table 2, Item 2 1.1 Managing noise and vibration impacts from transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.1 Access to state-controlled road state code

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

19.2 Transport infrastructure and network design state code

Op. No Schedule 7, Module 18: State transport infrastructure Works Table 2, Item 3 protection 18.1 Filling, excavation and structures state Schedule 7, code Table 3, Item 1A 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.1 Access to state-controlled road state code

MCU YES Schedule 7, Module 1: Community amenity

Table 3, Item 1 1.1 Managing noise and vibration impacts from transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.1 Access to state-controlled road state code 19.2 Transport infrastructure and network design state code

State transport Various YES Schedule 7, Module 17: Public and active transport

infrastructure Aspects Table 3, Item 2 17.1 Public passenger transport state code (thresholds) of Dev. Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.2 Transport infrastructure and network design state code

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

State-controlled RoL YES Schedule 7, Module 1: Community amenity transport Table 2, Item 1.1 Managing noise and vibration impacts from tunnels 34A transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.2 Transport infrastructure and network design state code

MCU YES Schedule 7, Module 1: Community amenity Table 3, Item 1.1 Managing noise and vibration impacts from 15C transport corridors state code 1.2 Managing air and lighting impacts from transport corridors state code Module 18: State transport infrastructure protection

18.1 Filling, excavation and structures state code 18.2 Stormwater and drainage impacts on state transport infrastructure state code Module 19: State transport network functionality

19.2 Transport infrastructure and network design state code

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

APPENDIX G STATE DEVELOPMENT ASSESSMENT PROVISIONS MODULES

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

MODULE 1: COMMUNITY AMENITY

1.1 MANAGING NOISE AND VIBRATION IMPACTS FROM TRANSPORT CORRIDORS STATE CODE PREPARED BY ACOUSTIC LOGIC CONSULTANCY PTY LTD Table 1.1.1: Building Work and Material Change of Use

Performance outcomes Acceptable outcomes Response

Residential buildings near a state-controlled road or type 1 multi modal corridor

 PO1 Development involving an  AO1.1 All facades of an  Due to being a high rise accommodation activity achieves accommodation activity exposed to development adjacent to REX where acceptable noise levels for noise from a state-controlled road or facade noise is exceeded already, residents and visitors by mitigating type 1 multi-modal corridor meet the the objectives of PO1 will be adverse impacts on the following external noise criteria#: achieved by controlling internal development from noise generated noise levels using an acoustically by a state-controlled road or a type ≤60 dB(A) L10 (18 hour) facade rated facade, to achieve P1 of QDC 1 multi-modal corridor. corrected (measured L90 (8 hour) free MP4.4. Refer to Section 2.1.1 and field between 10 pm and 6 am ≤40 2.1.7 of the Acoustic Report dB(A))

≤63 dB(A) L10 (18 hour) facade

corrected (measured L90 (8 hour) free field between 10 pm and 6 am >40 dB(A)).

And

 AO1.2 Every private open space in an Traffic noise levels over the whole accommodation activity exposed to site exceed the criteria already, noise from a state-controlled road or however, there are considerable type 1 multi-modal corridor meets the areas where the criteria can be met following external noise criteria#: and which the residents can access. On that basis, SDAP performance ≤57 dB(A) L10 (18 hour) free field outcome is proposed to be achieved (measured L90 (18 hour) free field in accordance to Section 2.1.1.3 and between 6 am and 12 midnight ≤45 2.1.7 of the Acoustic Report dB(A))

≤60 dB(A) L10 (18 hour) free field

(measured L90 (18 hour) free field between 6 am and 12 midnight >45 dB(A)).

And

 AO1.3 Every passive recreation area Traffic noise levels over the whole in an accommodation activity exposed site exceed the criteria already, to noise from a state-controlled road however, there are considerable

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

or type 1 multi-modal corridor meets areas where the criteria can be met the following external noise criteria#: and which the residents can access. On that basis, SDAP performance 63 dB(A) L10 (12 hour) free field outcome is proposed to be achieved (between 6 am and 6 pm). in accordance to Section 2.1.1.3 and 2.1.7 of the Acoustic Report And

 AO1.4 Every habitable room in an  The objectives of PO1 will be accommodation activity (other than a achieved by controlling internal residential building), exposed to noise noise levels by using an acoustically from a state-controlled road or type 1 rated facade, to achieve P1 of QDC multi-modal corridor meets the MP4.4. This will be applied to both, following internal noise criteria#: residential and accommodation activities (other than residential). ≤35 dB(A) Leq (1 hour) (maximum hour Refer to Section 2.1.1 and 2.1.7 of over 24 hours). the Acoustic Report

Note: Noise levels from a state- controlled road or type 1 multi-modal corridor are to be measured in accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

Editor’s note: Habitable rooms of residential buildings located within a transport noise corridor must comply with the Queensland Development Code MP4.4 Buildings in a transport noise corridor, Queensland Government, 2010. Transport noise corridors are mapped on the Department of Infrastructure, Local Government and Planning’s State Planning Policy Interactive Mapping System.

 Accommodation buildings near a railway (with 15 or more passing trains per day) or a type 2 multi modal corridor

 PO2 Development involving an  AO2.1 All facades of an  Not applicable accommodation activity achieves accommodation activity exposed to acceptable noise levels for noise from a railway with 15 or more residents and visitors by mitigating passing trains per day or a type 2 adverse impacts on the multi-modal corridor meet the development from noise generated following external noise criteria#:

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

by a railway with 15 or more ≤65 dB(A) Leq (24 hour) facade passing trains per day or a type 2 corrected multi-modal corridor ≤87 dB(A) (single event maximum sound pressure level) facade corrected.

And

 AO2.2 Every private open space and Not applicable passive recreation area exposed to noise from a railway with 15 or more passing trains per day or type 2 multi- modal corridor meets the following external noise criteria#:

≤62 dB(A) Leq (24 hour) free field

≤84 dB(A) (single event maximum sound pressure level) free field.

And

 AO2.3 Every habitable room in an  Not applicable accommodation activity (other than a residential building) exposed to noise from a railway with 15 or more passing trains per day or a type 2 multi-modal corridor meets the following internal noise criteria#:

≤45 dB(A) single event maximum sound pressure level (railway).

Note: Noise levels from railways or type 2 multi-modal corridors are to be measured in accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

corridors are mapped on the Department of Infrastructure, Local Government and Planning’s State Planning Policy Interactive Mapping System.

 Accommodation activities near a busway or light rail

 PO3 Development involving an  AO3.1 All facades of an  Not applicable accommodation activity achieves accommodation activity exposed to acceptable noise levels for noise from a busway or light rail meet residents and visitors by mitigating the following external noise criteria#: adverse impacts on the development from noise generated ≤55 dB(A) Leq (1 hour) facade by a busway or light rail. corrected (maximum hour between 6 am and 10 pm)

≤50 dB(A) Leq (1 hour) facade corrected (maximum hour between 10 pm and 6 am)

≤64 dB(A) Lmax facade corrected (between 10 pm and 6 am).

And

 AO3.2 Every private open space and Not applicable passive recreation area in an accommodation activity exposed to noise from a busway or light rail meets the following external noise criteria#:

≤52 dB(A) Leq (1 hour) free field (maximum hour between 6 am and 10 pm)

≤66 dB(A) Lmax free field.

And

 AO3.3 Every habitable room of an  Not applicable accommodation activity exposed to noise from a busway or light rail meets the following internal noise criteria#:

≤35 dB(A) Leq (1 hour) (maximum hour over 24 hours).

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

Note: Noise levels from a busway or light rail are to be measured in accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

 Particular development near a state-controlled road or type 1 multi modal corridor

 PO4 Development involving a:  AO4.1 All facades of buildings for a  Not applicable – no child care or child care centre or educational educational establishment is child care centre, or establishment exposed to noise from currently specified state-controlled roads or type 1 multi- educational establishment modal corridors meet the following achieves acceptable noise levels external noise criteria#: for workers and patrons by ≤58 dB(A) L10 (1 hour) facade mitigating adverse impacts on the corrected (maximum hour during development from noise generated normal opening hours). by a state-controlled road or a type

1 multi-modal corridor. And

 AO4.2 Outdoor education areas and Not applicable – no child care or outdoor play areas exposed to noise educational establishment is from a state-controlled road or type 1 currently specified multi-modal corridor meet the following external noise criteria#:

≤63 dB(A) L10 (12 hours) free field (between 6 am and 6 pm).

And

 AO4.3 Indoor education areas and  Not applicable – no child care or indoor play areas in a childcare centre educational establishment is or educational establishment exposed currently specified to noise from a state-controlled road or type 1 multi-modal corridor meet the following internal noise criteria#:

≤35 dB(A) Leq (1 hour) (maximum hour during opening hours).

Note: Noise levels from state- controlled roads or type 1 multi-modal corridors are to be measured in

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

 PO5 Development involving a  AO5.1 All facades of buildings for a  Not applicable – no hospital hospital achieves acceptable noise hospital exposed to noise from state- proposed levels for workers and patrons by controlled roads or type 1 multi-modal mitigating adverse impacts on the corridors meet the following external development from noise generated noise criteria#: by a state-controlled road or a type 1 multi-modal corridor. ≤58 dB(A) L10 (1 hour) facade corrected (maximum hour during normal opening hours).

And

 AO5.2 Patient care areas exposed to Not applicable – no hospital noise from a state-controlled road or proposed type 1 multi-modal corridor meet the following internal noise criteria#:

≤35 dB(A) Leq (1 hour) (maximum hour during opening hours).

Note: Noise levels from state- controlled roads or type 1 multi-modal corridors are to be measured in accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

 Particular development near a railway (with 15 or more passing trains per day) or a type 2 multi modal corridor

 PO6 Development involving a:  AO6.1 All facades of buildings in a  Not applicable – no child care or child care centre or educational educational establishment is child care centre, or establishment exposed to noise from currently specified a railway with 15 or more passing educational establishment trains per day or a type 2 multi-modal achieves acceptable noise levels corridor meet the following external for workers and patrons by noise criteria#: mitigating adverse impacts on the ≤65 dB(A) Leq (1 hour) facade development from noise generated corrected (maximum hour during by a railway with 15 or more normal opening hours)

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

passing trains per day or a type 2 ≤87 dB(A) (single event maximum multi-modal corridor. sound pressure level) facade corrected.

And

 AO6.2 Outdoor education area and  Not applicable – no child care or outdoor play area exposed to noise educational establishment is from a railway with 15 or more currently specified passing trains per day or a type 2 multi-modal corridor meet the following external noise criteria#:

≤62 dB(A) Leq (12 hour) free field (between 6 am and 6 pm)

≤84 dB(A) (single event maximum sound pressure level) free field.

And

 AO6.3 Sleeping rooms in a child care Not applicable – no child care or centre exposed to noise from a educational establishment is railway with 15 or more passing trains currently specified per day or a type 2 multi-modal corridor meet the following internal noise criteria#:

≤45 dB(A) single event maximum sound pressure level.

And

 AO6.4 Indoor education areas and  Not applicable – no child care or indoor play areas exposed to noise educational establishment is from a railway with 15 or more currently specified passing trains per day or a type 2 multi-modal corridor meet the following internal noise criteria#:

≤50 dB(A) single event maximum sound pressure level.

Note: Noise levels from railways or type 2 multi-modal corridors are measured in accordance with AS1055.1–1997 Acoustics –

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Description and measurement of environmental noise.

 PO7 Development involving a  AO7.1 All facades of buildings for a  Not applicable – no hospital hospital achieves acceptable noise hospital exposed to noise from a proposed levels for workers and patrons by railway with 15 or more passing trains mitigating adverse impacts on the per day or a type 2 multi-modal development from noise generated corridor meet the following external by a railway with 15 or more noise criteria#: passing trains per day or a type 2 multi-modal corridor.  ≤65 dB(A) Leq (1 hour) facade corrected (maximum hour during normal opening hours); and

 ≤87 dB(A) (single event maximum sound pressure level) facade corrected.

And

 AO7.2 Ward areas exposed to noise Not applicable – no hospital from a railway with 15 or more proposed passing trains per day or a type 2 multi-modal corridor meet the following internal noise criteria#:

≤45 dB(A) single event maximum sound pressure level.

And

 AO7.3 Patient care areas (other than Not applicable – no hospital ward areas) exposed to noise from a proposed railway with 15 or more passing trains per day or a type 2 multi-modal corridor meet the following internal noise criteria#:

≤50 dB(A) single event maximum sound pressure level.

Note: Noise levels from railways or type 2 multi-modal corridors are measured in accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 Particular development near a busway or light rail

 PO8 Development involving a:  AO8.1 All facades of buildings for a  Not applicable – no child care or child care centre or educational educational establishment is child care centre, or establishment exposed to noise from currently specified a busway or light rail meet the educational establishment following external noise criteria#: achieves acceptable noise levels ≤55 dB(A) Leq (1 hour) facade for workers and patrons by corrected (maximum hour during mitigating adverse impacts on the normal opening hours). development from noise generated

by a busway or light rail. And

 AO8.2 Outdoor education areas and Not applicable – no child care or outdoor play areas exposed to noise educational establishment is from a busway or light rail meet the currently specified following external noise criteria#:

≤52 dB(A) Leq (1 hour) free field (maximum hour during normal opening hours)

≤66 dB(A) Lmax free field (during normal opening hours).

And

 AO8.3 Indoor education areas and  Not applicable – no child care or indoor play areas exposed to noise educational establishment is from a busway or light rail meet the currently specified following internal noise criteria#:

≤35 dB(A) Leq (1 hour) (maximum hour during opening hours).

Note: Areas exposed to noise from a busway or light rail are measured in accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

 PO9 Development involving a  AO9.1 All facades of buildings for a  Not applicable – no hospital hospital achieves acceptable noise hospital exposed to noise from a proposed levels for workers and patients by busway or light rail meet the following mitigating adverse impacts on the external noise criteria#:

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

development from noise generated ≤55 dB(A) Leq (1 hour) facade by a busway or light rail. corrected (maximum hour during normal opening hours).

And

 AO9.2 Patient care areas exposed to Not applicable – no hospital noise from a busway or light rail meet proposed the following internal noise criteria#:

≤35 dB(A) Leq (1 hour) (maximum hour during opening hours).

Note: Areas exposed to noise from a busway or light rail are measured in accordance with AS1055.1–1997 Acoustics – Description and measurement of environmental noise.

 Noise barriers or earth mounds

 PO10 Noise barriers or earth  AO10.1 Where adjacent to a state-  If and where practical and feasible mounds erected to mitigate noise controlled road or type 1 multi-modal only – no specific barriers currently from transport operations and corridor, noise barriers and earth determined infrastructure are designed, sited mounds are designed, sited and and constructed to: constructed in accordance with Chapter 7 Integrated Noise Barrier maintain safe operation and Design of the Transport Noise maintenance of state transport Management Code of Practice – infrastructure Volume 1 Road Traffic Noise, Department of Transport and Main minimise impacts on surrounding Roads, 2013. properties Or complement the surrounding local

environment  AO10.2 Where adjacent to a railway Not applicable or type 2 multi-modal corridor, noise maintain fauna movement barriers and earth mounds are corridors where appropriate designed, sited and constructed in accordance with the Civil Engineering Technical Requirement — CIVIL-SR- 014 Design of noise barriers adjacent to railways, Queensland Rail, 2011.

 AO10.3 No acceptable outcome is  Not applicable prescribed for noise barriers and earth

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

mounds adjacent to a busway or light rail.

 Vibration

 PO11 Development mitigates  No acceptable outcome is prescribed. Refer to Vibration analysis by adverse impacts on the others. development from vibration generated by transport operations and infrastructure.

1.2 MANAGING AIR AND LIGHTING IMPACTS FROM TRANSPORT CORRIDORS STATE CODE PREPARED BY ASK CONSULTING AND URBIS PTY LTD Table 1.2.1: Building Work, Material Change of Use and Reconfiguring a Lot

Performance outcomes Acceptable outcomes Response

Air quality

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Performance outcomes Acceptable outcomes Response

 PO1 Development involving sensitive AO1.1 Every private open space and Complies development achieves acceptable passive recreation area of an levels of air quality for occupiers or accommodation activity meets the air Compliance with the objectives can be users of the development by mitigating quality objectives in the Environmental achieved by adherence to separation adverse impacts on the development Protection (Air) Policy 2008 for the distances and the implementation of from air emissions generated by state following indicators: control measures specified either in transport infrastructure. this report or determined by detailed,  Carbon monoxide design-specific modelling.

 Nitrogen dioxide Sensitive uses are to be located outside identified constraint buffers or  Sulphur dioxide provided with fresh air ventilation with  Photochemical oxidants remote or filtered intakes.

 Respirable particulate matter Compliance of diesel generators is to (pm10) be achieved through location of exhausts and control technologies.  Fine particulate matter (pm2.5)

 Lead Short-term dust emissions from demolition and construction will be  Toluene managed by good practice.

 Formaldehyde Ongoing compliance is to be achieved

 Xylenes. through appropriate design and ongoing management. AND

 AO1.2 Every outdoor education area and passive recreation area of an educational establishment, childcare centre and hospital, meets the air quality objectives in the Environmental Protection (Air) Policy 2008 for the following indicators:

 Carbon monoxide

 Nitrogen dioxide

 Sulphur dioxide

 Photochemical oxidants

 Respirable particulate matter (pm10)

 Fine particulate matter (pm2.5)

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

Performance outcomes Acceptable outcomes Response

 Lead

 Toluene

 Formaldehyde

 Xylenes.

 Lighting impacts

 PO2 Development involving an  AO2.1 Buildings for an  Will Comply accommodation activity or hospital accommodation activity or hospital are achieves acceptable levels of amenity designed, sited and constructed to Any development will include for residents and patients by mitigating incorporate treatments to attenuate treatments to mitigate the impacts of lighting impacts from state transport ingress of artificial lighting from state lighting from the REX between 10pm infrastructure. transport infrastructure during the and 6am. hours of 10 pm – 6 am.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

MODULE 5: FISHERIES RESOURCES PREPARED BY ARUP GROUP

5.1 DEVELOPMENT IN A DECLARED FISH HABITAT AREA STATE CODE Table 5.1.1: All development completely or partly within a declared fish habitat area

Performance outcomes Acceptable outcomes Response

PO1 There is a demonstrated right AO1.1 Development is for public  Not Applicable to propose development in the infrastructure that has no alternative declared fish habitat area. viable route that does not require works The QWBIRD is not within a declared on tidal land or fish habitats. fish habitat area. Editor’s note: Further guidance on rights in the context of fisheries Or resources and fish habitats is provided in the policy provisions of AO1.2 Works are for a legitimate public Management of declared fish health or safety issue and the applicant habitat areas (FHMOP 002) is an entity or acting on behalf of an Department of Primary Industries entity. and Fisheries, 2008. Or

 AO1.3 The following can be demonstrated:

Tenure is held for the land directly abutting the declared fish habitat area.

Tenure has been granted over the area of work or a resource entitlement or resource allocation has been granted for the resource being developed.

 PO2 Development is only  AO2.1 Development is for one of the  Not Applicable undertaken for a prescribed purpose following purposes: in a declared fish habitat area and, The QWBIRD is not within a declared does not significantly impact on the  Restoring the fish habitat or fish habitat area. natural condition of fish habitat and natural processes

natural processes of the area.  Managing fisheries resources or fish habitat Editor’s note: Further guidance on prescribed development purposes in  Researching, including a declared fish habitat area is monitoring or educating provided in the policy provisions of Management of declared fish  Ensuring public health or safety

habitat areas (FHMOP 002)  Providing public infrastructure to Department of Primary Industries facilitate fishing and Fisheries, 2008.  Providing subterranean public infrastructure if the surface of

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

the area can be restored, after the completion of the works or activity, to its condition before the performance of the works or activity

 Constructing a temporary structure

 Maintaining a structure that was constructed before the area was declared to be a fish habitat area

 Maintaining a structure, other than a structure mentioned in paragraph (8) that has been lawfully constructed

 If the land is in a management b area — constructing a permanent structure on tidal land or within the management area, or depositing material for beach replenishment in the management area.

Editor’s note: A resource allocation authority is required under the Fisheries Act 1994 before development can proceed.

 PO3 The development will not  AO3.1 Suitable habitat conditions,  Not Applicable increase the risk of mortality, including but not limited to water and disease or injury, or compromise the sediment quality, will be maintained to The QWBIRD is not within a declared health and productivity of fisheries sustain the health and condition of fish habitat area. resources. fisheries resources within all fish

habitats.

And

 AO3.2 Herbicides are not used on, and will not drift onto, tidal land or wetlands or into waterways.

And

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 AO3.3 Fish will not become trapped or stranded as a result of development.

 AO3.4 Risks of fish stranding occurring have been identified and are demonstrably manageable.

 PO4 Development maintains or  AO4.1 The development does not  Not Applicable enhances community access to impact on existing infrastructure or fisheries resources and fish existing community access The QWBIRD is not within a declared habitats, such as through fishing arrangements for declared fish habitat fish habitat area. access and linkages between the areas.

commercial fishery and infrastructure, services and facilities. Or

 AO4.2 The development improves community access to fisheries resources and fish habitats (e.g. provision of public fishing platforms, public boardwalks).

 PO5 Development that has the  AO5.1 Affected fisheries, and the  Not Applicable potential to impact the operations impacts on those fisheries, are and productivity of Queensland identified. The QWBIRD is not within a declared commercial or recreational fisheries fish habitat area. mitigates any adverse impacts due And

to adjustment of fisheries.  AO5.2 Fair and reasonable Editor’s note: The Guideline on compensation to commercial fishers is fisheries adjustment provides advice determined. for proponents on relevant fisheries And adjustment processes and is available by request from the  AO5.3 The impact of the development Department of Agriculture and on commercial fisheries and Fisheries. recreational fishers is mitigated.

 Restoring the fish habitat or natural processes

 PO6 Development that is restoring AO6.1 Restoration work will not result Not Applicable the fish habitat or natural processes in the substitution of fish habitats. The QWBIRD is not within a declared And fish habitat area.

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

minimises impacts on the declared AO6.2 Prior to restoration works, the fish habitat area. area of disturbance does not show evidence of adequate natural recovery Editor’s note: Development to restore fish habitat areas includes: And

reinstating tidal profiles for allowing AO6.3 Restoration works are restoration of marine plant specifically for the benefit of fish communities habitats, fisheries productivity and natural ecological processes within the restoring tidal flows and inundation declared fish habitat area. patterns. And Editor’s note: The vast majority of restoration works are likely to be  AO6.4 Restoration works are authorised self-assessable works undertaken in disturbed areas that are under the self-assessable code in degraded condition and the works MP06 – Minor impact works in a will result in increased fisheries declared fish habitat area or productivity. involving the removal, destruction or damage of marine plants, And Agriculture, Fisheries and Forestry,  AO6.5 Proposed restoration works are 2013, with an endorsed restoration feasible, are likely to be successful, and plan (no development application the benefits of the restoration works required). outweigh the impacts of conducting the work.

And

 AO6.6 Any restoration proposed in a declared fish habitat area includes a post-works monitoring and maintenance program appropriate for the scale of the restoration works.

 PO7 Excess sediment from  AO7.1 Excess sediment from  Not Applicable restoration or marine plants that are restoration is disposed of lawfully required for a restoration project are outside of the boundaries of a declared The QWBIRD is not within a declared obtained and managed to avoid fish habitat area. fish habitat area. further disturbance within the

declared fish habitat area. And

 AO7.2 Marine plants for revegetation purposes are obtained from within a declared fish habitat area only if:

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

no alternative source of marine plants from outside the declared fish habitat area is feasible

the removal of marine plants is assessed to have minimal impact on the declared fish habitat area

the marine plants are to satisfy local provenance.

Editor’s note: Vegetation to be used within a restoration project should comply with any relevant provisions of the National policy for the translocation of live aquatic organisms. See Management and protection of marine plants and other tidal fish habitats (FHMOP 001), Department of Primary Industries and Fisheries, 2007 for specific guidance on marine plant translocation.

 PO8 Benthic disturbance, as a  AO8.1 Surface sediment type is  Not Applicable result of development in a fish restored to match the surrounding or habitat area enables the area to be pre-works sediment profile to aid The QWBIRD is not within a declared restored to the condition and profile recolonisation by flora and fauna. fish habitat area. that existed before the disturbance

from development. And

Editor’s note: Such disturbances  AO8.2 Any disturbance to waterway include but are not limited to those banks is suitably protected from associated with provision of erosion. subterranean infrastructure, or And temporary structures.  AO8.3 The total surface area of substrate disturbance is minimised (for example, corridor width trench and any adjacent temporary spoil stockpile).

 PO9 Development resulting in  AO9.1 Run-off and leachate from  Not Applicable drainage or disturbance of acid disturbed or oxidised acid sulfate soils sulfate soil prevents adverse is contained, treated and not released The QWBIRD is not within a declared impacts on fisheries resources and to a waterway or other fish habitat. fish habitat area. fish habitats. And

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 AO9.2 Management of acid sulfate soil is consistent with the current version of the Queensland acid sulfate soils technical manual: Soil management guidelines, Department of Natural Resources and Mines, 2002.

Editor’s note: Queensland acid sulfate soil technical manual: Soil management guidelines, Department of Natural Resources and Mines, 2002 provides further guidance on the management of acid sulfate soils.

 Managing fisheries resources or fish habitats

 PO10 Management of fisheries  AO10.1 There is a demonstrated  Not Applicable resources or fish habitats in a overriding need for development that declared fish habitat area benefits involves managing fisheries resources The QWBIRD is not within a declared or minimises impacts on the or fish habitat within the declared fish fish habitat area. declared fish habitat area. habitat area.

And

 AO10.2 Management of fisheries resources or fish habitat in a declared fish habitat area is undertaken by the state or community groups for public benefit.

And

 AO10.3 Management of fisheries resources or fish habitats benefits the declared fish habitat area.

Editor’s note: Such management may include managing public access, controlling marine pests or improving water quality.

 Researching, including monitoring or educating

 PO11 Development to support  AO11.1 Development for education or Not Applicable research, including monitoring or research is directly related to education educating, within the declared fish or research about one or more of the following, and is necessary to achieve

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

habitat area minimises impacts on the desired educational or research The QWBIRD is not within a declared the declared fish habitat area. outcome: fish habitat area.

Editor’s note: Research and  Fish or fisheries monitoring works may be self-  Fish habitat assessable works under the self- assessable code MP05: Works for  General biological or ecosystem educational, research or monitoring values or processes within the purposes in a declared fish habitat area area or involving the removal, destruction or damage of marine  Survey works for existing plants, Department of Employment, property boundary definition Economic Development and and investigation of impacts of Innovation, 2011. development on the declared fish habitat area.

And

 AO11.2 For permanent educational structures (for example, educational signs or boardwalks) within a declared fish habitat area, the:

 Structure is publicly owned and for public benefit

 Educational benefits justify the impacts, or

 The structure is strategically located to achieve a high level of community use, benefit or awareness.

 AO11.3 Works for education or research:

 are limited in nature, frequency and extent

 Are temporary

 Allow for the fish habitat to quickly recover through natural processes without any requirement for restoration works

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 Allow for the fish habitat to be restored, if relevant, at the completion of the project.

 Ensuring public health or safety

 PO12 Development that is ensuring AO12.1 Works for a public health issue Not Applicable public health or safety (other than are: works for mosquito control) within The QWBIRD is not within a declared the declared fish habitat minimises formally endorsed by Queensland fish habitat area. impacts on the declared fish habitat Health or the relevant local government

area. necessary, as all alternative options that do not require works in a declared fish habitat area have been considered and are not viable or not achievable in the available timeframes for an urgent response to the public health issue.

And

 AO12.2 Works for a public safety purpose have no viable alternative options and are only for:

 Signage or aids to navigation to warn the public of a safety hazard (for example, within a waterway to warn of submerged rocks, crocodiles, marine stingers)

 Preventing an impending public safety issue (for example, beach cleaning to remove dangerous items such as syringes)

 Removal of a hazard to public safety that has resulted from a specific unforeseen event (for example, a fallen tree that is a danger to safe navigation, sediment deposited by a flood that is a danger to safe access to a public boat ramp; clean-up of an oil spill)

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 Construction of a public marine stinger net to enable safe community use of the declared fish habitat area

 Placement of a cyclone mooring identified under a cyclone contingency plan by the harbour master or controlling port authority or corporation, and located in accordance with a cyclone mooring plan.

 Public infrastructure to facilitate fishing

 PO13 Development that is public  AO13.1 There is a demonstrated  Not Applicable infrastructure to facilitate fishing overriding need for public infrastructure minimises impacts on the declared to facilitate fishing, the development The QWBIRD is not within a declared fish habitat area. has a direct link to the activity of fishing fish habitat area. and:

 is a public jetty, pontoon, boat ramp or fishing platform

 The proposed location has been identified as the most suitable through a strategic planning document

 Associated infrastructure that does not have a physical requirement to be within a declared fish habitat area is not located in the declared fish habitat area (for example, boat trailer parks, car parks, rest rooms).

And

 AO13.2 The structure does not require dredging within the declared fish habitat area for access.

 Providing subterranean public infrastructure

 PO14 Development that is providing AO14.1 Works for the construction of Not Applicable subterranean public infrastructure to subterranean public infrastructure will: transect the declared fish habitat

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

area minimises impacts on the  Be placed below the existing The QWBIRD is not within a declared declared fish habitat area. substrate surface level fish habitat area.

 Have no viable alternative route that does not require works within a declared fish habitat area

 Allow satisfactory restoration of the substrate surface.

 Constructing a temporary structure

 PO15 Development for a temporary AO15.1 A temporary structure is  Not Applicable structure minimises impacts on the located in part of the declared fish declared fish habitat area. habitat area for which the applicant can The QWBIRD is not within a declared demonstrate a level of ‘rights’ or fish habitat area. interests.

And

 AO15.2 A temporary structure has a

documented and measurably lesser impact on the declared fish habitat area than all other reasonable options.

And

 AO15.3 The temporary structure is for a public benefit project.

And

 AO15.4 A temporary structure is in place for no more than six weeks.

 AO15.5 Structures with a demonstrated

negligible impact (for example, a temporary pipeline placed on the substrate surface of a declared fish habitat area where there is no damage through access or any outflow from the

pipe into the area) may be left in place

for up to six months.

And

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 AO15.6 A temporary structure is appropriately designed such that all of its components are contained within the approved area and can be completely

removed from the declared fish habitat area within six weeks of completion of works.

And

 AO15.7 To minimise impacts on the declared fish habitat area, a temporary structure is in place only at a time that

avoids or minimises conflict with known fish migration periods (if relevant to the structure type and design proposed).

And

 AO15.8 A temporary waterway barrier that prevents tidal flow is not be left in place for longer than 30 business days.

And

 AO15.9 Once the structure is removed, the tidal profile is restored to allow natural recolonisation by marine plants and fauna.

 Maintenance of structures

 PO16 Maintenance of a structure in AO16.1 Maintenance works includes: Not Applicable or partially in a declared fish habitat area minimises impacts on the  The trimming of marine plants, The QWBIRD is not within a declared declared fish habitat area. immediately adjacent to the fish habitat area. relevant structure, that impinge Editor’s note: The relevant structure on the safe use of that being maintained may be a structure, or structure that was constructed  Temporary disturbance of the before the area was declared to be declared fish habitat area for a declared fish habitat area. the purpose of accessing the Editor’s note: Some maintenance structure (for example, an works may be self-assessable access track), provided the works under the self-assessable disturbance is necessary and code MP02: Maintenance works on minimised the disturbed area existing lawful structures in a will be satisfactorily restored

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

declared fish habitat area or within 14 days of conclusion of involving the removal, destruction or maintenance works, or damage of marine plants,  Relocation or exchange of the Department of Agriculture, Fisheries structure, if there is a clear net and Forestry, 2013. benefit to the declared fish habitat area.

 Certain permanent structures and beach replenishment within the declared fish habitat area management B area only

 PO17 Development that is  AO17.1 A permanent structure:  Not Applicable constructing a permanent structure within a declared fish habitat area  is proposed in a part of the The QWBIRD is not within a declared (management B area) only declared fish habitat area where fish habitat area. minimises impacts on the declared the applicant can demonstrate a

fish habitat area. legal right or interest over that part of the declared fish habitat area that is greater than the legal right or interest of another member of the community;

 Has a demonstrated overriding requirement to be in the declared fish habitat area;

 Is demonstrated to be of the smallest size necessary to serve the overriding functional requirement; and

 Has a measurably lower level of predicted impact on the declared fish habitat area than all other reasonable options.

 PO18 Development that is  AO18.1 Beach replenishment in a  Not Applicable depositing material for beach declared fish habitat area: replenishment in a declared fish The QWBIRD is not within a declared habitat area (management B area  Is carried out in the fish habitat area. only) minimises impacts on the management B area and the

declared fish habitat area. applicant can demonstrate a level of rights for the area

 Is for the control of existing or imminent erosion

 Is carried out on a high-energy, sandy sediment shoreline with

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

biological communities adapted to mobile sediments

 Does not create terrestrial land for the placement of structures (for example, park infrastructure), unless for a sacrificial dune or beach where this forms an integral part of erosion control design and will minimise the frequency and impact of ongoing erosion control activities on the declared fish habitat area and all other reasonable options would have a greater impact on the management B area.

And

 AO18.2 The beach replenishment:

 Sources suitable replenishment material from a distance of greater than 100 metres* outside a declared fish habitat area or from works within a declared fish habitat area that have been authorised for another purpose;

 Identifies a source of replenishment material for future maintenance;

 Does not involve dredging or use of other techniques such as ‘beach scraping or sand pushing’ to obtain replenishment material within a declared fish habitat area; and

 Will not require maintenance more often than every two years.

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*Editor’s note: Excluding where sediment is sourced from a navigation channel.

 Boardwalks

 PO19 Development that is for a  AO19.1 The benefits of the boardwalk Not Applicable boardwalk in a declared fish habitat will outweigh any adverse impacts to area minimises impacts on the the declared fish habitat area. The QWBIRD is not within a declared declared fish habitat area. fish habitat area. And

 AO19.2 The boardwalk will be:

 Publicly owned and for public benefit

 Strategically located to achieve a high level of community use or benefit or awareness of the fish habit area

 For education or for providing public access to prevent uncontrolled disturbance of the declared fish habitat area.

And

 AO19.3 The boardwalk will:

 Have pedestrian decking surfaces that allow a minimum of 40 per cent light penetration to the substrate

 Maintain existing tidal hydrology.

 Editor’s note: guidance on how to meet the acceptable outcomes is included in fisheries guidelines for fish- friendly structures (fhg 006), department of primary industries and fisheries, 2006.

 Bridges

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 PO20 For a development for a  AO20.1 Bridges in a declared fish  Not Applicable bridge in a declared fish habitat habitat area are located in the area (management B area only): management B area of the declared The QWBIRD is not within a declared fish habitat area. fish habitat area.  The development minimises impacts on the declared fish And habitat area  AO20.2 The bridge is located on or  There is an overriding need between lands for which the applicant for the bridge to be located can demonstrate rights. in the management b area. And

 AO20.3 The bridge:

 Abutments are outside the management B area

 Is supported on piles only (not culverts, pipes or causeways) and the number of bridge piles within the management B area is minimised

 Is designed to direct all water run-off from the surface of the bridge for treatment outside the declared fish habitat area

 Has minimal impacts on vessel access upstream from the declared fish habitat area.

 Dredging or extracting sediment (for restoring fish habitats or natural processes)

 PO21 Dredging or extracting in a  AO21.1 Dredging or extracting  Not Applicable declared fish habitat area restores sediment from a declared fish habitat fish habitats or natural processes. area is only for the purpose of restoring The QWBIRD is not within a declared fish habitats or natural processes. fish habitat area. Editor’s note: Applicants should review MP06 – Minor impact works in a declared fish habitat are or involving the removal, destruction or damage of marine plants—a self- assessable code may be applicable and not require a development application. See also prescribed development purpose—Restoring the fish habitat or natural processes.

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 Fishing platforms

 PO22 Development that is for a  AO22.1 The proposed location for a  Not Applicable public fishing platform in a declared public fishing platform in a declared fish fish habitat area minimise impacts habitat area: The QWBIRD is not within a declared on the declared fish habitat area. fish habitat area.  Has been assessed to the most the most suitable location through a strategic planning approach

 Reflects an existing community requirement for the structure, which has been demonstrated and documented

 Is supported by an incorporated recreational fishing group for the area.

And

 AO22.2 Public fishing platforms in a declared fish habitat area:

 Do not require dredging

 Have pedestrian decking surfaces that allow a minimum of 40 per cent light penetration.

 PO23 Development that is for a  AO23.1 Private fishing platforms in a  Not Applicable private fish platform in a declared declared fish habitat area are located fish habitat area minimises impacts within management B areas of the The QWBIRD is not within a declared on the declared fish habitat area. declared fish habitat areas only. fish habitat area.

And

 AO23.2 Private fishing platforms:

 Originate from a lot adjoining the declared fish habitat area for which the applicant can demonstrate rights

 Do not extend from a lot that already has a jetty, pontoon or boat ramp.

And

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 AO23.3 Private fishing platforms:

 Do not require dredging

 Do not adversely affect navigation for community access to the declared fish habitat area

 Have a total permanent footprint of less than 40 square metres

 Do not extend through a marine plant fringe of more than 15 metres in width (measured perpendicular to the shore)

 Have pedestrian decking surfaces that allow a minimum of 40 per cent light penetration.

 Industrial water inlets or outlets

 PO24 Industrial water inlet or outlet AO24.1 Industrial water inlet or outlet Not Applicable structures are compatible with the structures may be located in a management B area, and minimise management B area if: The QWBIRD is not within a declared impacts on management B areas. fish habitat area.  The structures, including intake or discharge pipes and necessary associated pipes and transfer pipes, originate from adjoining land for which the applicant can demonstrate rights

 Fish health and productivity and the potential use of exposed fish for food or aquaculture purposes are not reasonably expected to be compromised by the proposed use of the structure

 Alternatives for reuse and or disposal outside the declared fish habitat area are impractical.

And

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 AO24.2 Industrial water inlet or outlet structures:

 Use only buried pipelines, surface laid pipeline systems or elephant trunk systems

 Do not require intake channels or dredging unless the excavation is necessary to install a buried pipeline and the substratum surface of the declared fish habitat area is satisfactorily restored

 Have an intake or outlet volume of water that has minimal impact on natural hydrology within the declared fish habitat area.

 Jetties, pontoons and boat ramps (public) — management A and B areas

 PO25 Development that is for a  AO25.1 Public jetties, pontoons and  Not Applicable public jetty, pontoon or boat ramp in boat ramps have: a declared fish habitat area The QWBIRD is not within a declared minimises impacts on the declared  A direct link to the activity of fish habitat area. fish habitat area. fishing

 A proposed location that has been identified as the most suitable through a strategic planning approach

 A demonstrated existing community requirement for the structure.

And

 AO25.2 Public jetties, pontoons and boat ramps:

 Do not require additional dredging within the declared fish habitat area for access

 Do not include associated infrastructure that does not have a physical requirement to

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

be within a declared fish habitat area

 Have vessel staging areas that are appropriate for the size of the boat ramp

 Have pedestrian decking surfaces that allow a minimum of 40 per cent light penetration.

 PO26 Development that is for a  AO26.1 Private jetties, pontoons and  Not Applicable private jetty, pontoon or boat ramp boat ramps are located within in a declared fish habitat area management B areas of declared fish The QWBIRD is not within a declared minimises impacts on the declared habitat areas only. fish habitat area. fish habitat area. And

 AO26.2 Private jetties, pontoons and boat ramps:

 Originate from an adjoining lot for which the applicant can demonstrate rights

 Do not extend from a lot that already has a jetty, pontoon, boat ramp or adjacent mooring unless the new structure is replacing an existing structure.

And

 AO26.3 Private jetties, pontoons and boat ramps:

 Do not require dredging to use the structure

 Have a total permanent footprint of less than 40 square metres

 Extend through a marine plant fringe less than 15 metres wide measured perpendicular to the shore (jetties and pontoons) and the jetty or pontoon access walkway is less than 2 metres wide

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 For boat ramps – extend through a mangrove fringe less than 3 metres wide measured perpendicular to the shore, and the total area of marine plant disturbance required for construction is less than 45 square metres

 Have pedestrian decking surfaces that allow a minimum of 40 per cent light penetration

 Do not adversely affect navigation.

 Marina and port facilities — management A and B areas

 PO27 Development is not a marina No acceptable outcome is prescribed. Not Applicable or port. The QWBIRD is not within a declared fish habitat area.

 Moorings (public or cyclone)

 PO28 Development that is for public AO28.1 Vessel moorings located in the Not Applicable vessel or cyclone moorings in a declared fish habitat area demonstrate declared fish habitat area minimises an overriding community need. The QWBIRD is not within a declared impacts on the declared fish habitat fish habitat area. area. And

Note: Moorings for restoration  AO28.2 Cyclone mooring are: purposes are likely to be authorised  Specifically identified under the under MP06 – Minor impact works relevant port cyclone in a declared fish habitat are or contingency plan by the involving the removal, destruction or controlling authority (for damage of marine plants, example, a port authority) Department of Agriculture, Fisheries and Forestry, 2013 as an endorsed  Located in accordance with any rehabilitation plan. cyclone mooring plan (identifying current and future demand) prepared by the controlling authority

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 Only used during a cyclone event or other genuine emergency situation

 Available for use by other vessels when authorised by the relevant regional harbour master in the event of a cyclone.

 AO28.3 Moorings for restoring the fish habitat or natural processes of the declared fish habitat area:

 Are a component of a project aimed at restoring a particular habitat type within the declared fish habitat area (such as a coral habitat) that has been degraded through vessel anchor damage

 Are public moorings

 Comply with the criteria under restoration of fish habitats: fisheries guidelines for marine areas (fhg 002), department of primary industries, 1998.

 PO29 Development that is for  AO29.1 Private vessel moorings are  Not Applicable private vessel moorings in a only located in management B areas of declared fish habitat area minimises declared fish habitat areas. The QWBIRD is not within a declared impacts on the declared fish habitat fish habitat area. area. And

Editor’s note: Where appropriate,  AO29.2 A private vessel mooring in a designated moorings areas (DMAs) management B area: are in place to accommodate private  Is located directly adjacent to a and individual moorings. lot for which the applicant can Editor’s note: Environmentally demonstrate rights friendly moorings (EFM) in a DMA  Is not located adjacent to a lot within a management B area are that already has a jetty, authorised under self-assessable pontoon, boat ramp or adjacent

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

code Minor impact works in a mooring, unless the mooring is declared fish habitat area or replacing these structures involving the removal, destruction or  Is entirely within an extension of damage of marine plants (MP06) the side boundaries of the Department of Agriculture, Fisheries applicant’s property and on the and Forestry, 2013. same side of the waterway as the premises

 Will not interfere with foreshore access

 Has an environmentally friendly mooring design

 Does not require dredging to use the mooring.

 AO29.3 A private vessel mooring in a management B area:

 Is located within a government approved designated mooring area

 Has an environmentally friendly mooring design

 Does not require dredging to use the mooring.

 Mosquito control – management A and B areas

 PO30 Development that is works for AO30.1 For works for mosquito control Not Applicable mosquito control in a declared fish in a declared fish habitat area, there is habitat area minimises impacts on an overriding need for the works. The QWBIRD is not within a declared the declared fish habitat area. fish habitat area. And Note: MP06 – Minor impact works in a declared fish habitat area or  AO30.2 Works for mosquito control: involving the removal, destruction or  Do not include works for the damage of marine plants, control of other nuisance pest Department of Agriculture, Fisheries insect species (for example, and Forestry, 2013, authorises, and midges) includes particular requirements for, self-assessable works for mosquito  Are identified as required to be control for public health purposes. carried out in the declared fish habitat area under a mosquito

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Editor’s note: An approval is not management plan developed in required for pest management using accordance with the mosquito pesticides or biological control of management code of practice mosquitoes undertaken in for Queensland, local accordance with The lawful use of government association of physical, pesticide and biological Queensland, 2012. controls in a declared fish habitat Note: Guidance on how to meet the area (FHACoP01), Department of acceptable outcomes is available in the Primary Industries and Fisheries, Mosquito management code of practice 2005. for Queensland, Local Government Association of Queensland, 2012.

And

 AO30.3 Runnelling works will comply with the policy guidelines in Departmental procedures for permit applications assessment and approvals for insect pest control in coastal wetlands (FHMOP 003), Department of Primary Industries, 1996. A runnel must include:

 Increase tidal flushing

 Follow lines of natural water flow

 Be no deeper than 30 centimetres

 Have a 3:1 width: depth ratio

 A spoon shape with gently sloping concave sides

 Be designed to appropriately manage and dispose of acid sulfate soils.

 Aids to navigation

 PO31 Development that is for  AO31.1 The location of the aid to  Not Applicable constructing an aid to navigation in navigation is: a declared fish habitat area The QWBIRD is not within a declared minimises impacts on the declared  Endorsed in writing by Maritime fish habitat area. fish habitat area. Safety Queensland

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 Necessary, as all alternative options that do not require works in a declared fish habitat area have been considered, and are not viable or do not achieve timeframes for an urgent response to a public safety hazard.

 Overhead electricity and communication cables

 PO32 Development that is for  AO32.1 Overhead electricity and  Not Applicable overhead electricity and communication cables: communication cables in a declared The QWBIRD is not within a declared fish habitat area minimises impacts  Span the declared fish habitat fish habitat area. on the declared fish habitat area area, or

 If it is not possible to scan the declared fish habitat area— are located in the management b area.

And

 AO32.2 For overhead electricity and communication cables:

 Rights over the works area can be demonstrated (for example, a power infrastructure easement)

 Future maintenance of the cables and their support infrastructure will not involve major adverse impacts on the declared fish habitat area.

And

 AO32.3 The development:

 Minimises impacts through measures, such as using the maximum cable span length and minimising disturbance required for access

 Involves no permanent filling (for example, the construction of

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

permanent raised pads for the support structures or access causeways)

 Ensure that any associated warning signs do not require marine plant disturbance, unless this would compromise the purpose of the warning sign.

 Reclamation — management B areas only

 PO33 Filling of tidal land is only to AO33.1 Filling of tidal land as a result Not Applicable occur as a result of beach of beach replenishment may occur in a replenishment in management B management B area if: The QWBIRD is not within a declared areas. fish habitat area.  All other reasonable options would have greater measurable impact on the management B area

 The filled land is not for the placement of structures or infrastructure

 The filled land is to be a sacrificial dune or beach that is an integral part of erosion control design, and will minimise the frequency or impact of ongoing replenishment or other erosion control activities on the management B area.

 Revetments, groynes and gabions (managing fisheries resources or fish habitat)

 PO34 Revetments, groynes and  AO34.1 Revetments, groynes and  Not Applicable gabions for the purpose of gabions for the purpose of managing managing fisheries resources or fish fisheries resources or fish habitat: The QWBIRD is not within a declared habitat in a declared fish habitat fish habitat area. area are designed and located to  Are constructed as part of a

minimise impacts on the declared government agency or fish habitat area. community group project to manage fisheries resources or fish habitats, or

 Are for a fisheries or fish habitat management purpose, or

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 Are undertaken by a government agency or community groups for public benefit, or

 Ensure feasible and measurable benefits outweigh the associated impacts.

And

 AO34.2 Erosion control structures in management B areas:

 Result in no further permanent loss of fish habitats beyond the footprint of the structure

 Include rehabilitation of disturbed fish habitats to the greatest extent possible.

 Revetments, groynes and gabions (erosion control)

 PO35 Revetments, groynes and  AO35.1 Revetments, groynes and  Not Applicable gabions built for erosion control in a gabions built for erosion control are declared fish habitat minimise located in management B areas of The QWBIRD is not within a declared impacts on the declared fish habitat declared fish habitat areas. fish habitat area. area. And Editor’s note: From a fish habitat

perspective, erosion protection  AO35.2 Erosion control structures are: structures (for example, gabions)  Located in a part of the that also serve to maintain or management B area for which establish bank vegetation (for the applicant can demonstrate a example, mangroves) may have level of rights or interests (for greater benefit than structures example, adjoining property) focused at only achieving erosion protection. In addition, filled  Located where there is geotextile fabric may have benefits evidence of significant erosion, over harder materials in some or there is an immediate threat circumstances, including easier of significant erosion, which removal where required. would result in the loss of one

or more of the following— Editor’s note:

 The opportunity preserve the Further detail on fish-friendly ability to use the land for its structures is provided in Fisheries existing or approved purpose

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guidelines for fish-friendly structures  Infrastructure, structures or (FHG 006), Department of Primary buildings that are not Industries and Fisheries, 2006 for a expendable or not able to be discussion of the benefits of relocated

geotextile fabric.  Located where there is an

Further detail on erosion control and inadequate erosion buffer zone regularisation is provided in Tidal and managed retreat is not fish habitats, erosion control and possible beach replenishment (FHMOP 010),  The best available erosion Department of Primary Industries management solution from both and Fisheries, 2007. the erosion management and fish habitat management perspectives.

And

 AO35.3 Erosion control structures:

 Include minimal regularisation of the foreshore boundary required to maintain a consistent alignment with adjacent properties as part of an erosion control strategy for the location

 Result in no further permanent loss of fish habitats beyond the footprint of the structure

 Include rehabilitation of disturbed fish habitats to the greatest extent possible.

 Signs

 PO36 Signs in a declared fish  AO36.1 For signs in a declared fish  Not Applicable habitat minimise impacts on the habitat area, there is an overriding declared fish habitat area. community benefit involved in locating The QWBIRD is not within a declared the sign in the declared fish habitat fish habitat area. area if they are for:

 Warning the public of a hazard or danger, or

 Research or education:

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 Where the educational benefits outweigh any impacts

 Where strategically located to achieve a high level of community use or benefit or awareness.

And

 AO36.2 Signs do not involve disturbance of marine plants unless this would compromise the purpose of a warning sign (for example, the viewing arc).

 Stormwater outlets

 PO37 Stormwater outlets built in a AO37.1 Stormwater outlets are located Not Applicable declared fish habitat area are in management B areas of declared fish designed and located to minimise habitat areas. The QWBIRD is not within a declared impacts on the declared fish habitat fish habitat area. area. And

 AO37.2 Stormwater outlet structures:

 Originate from adjoining land for which the applicant can demonstrate rights

 Are only used if stormwater storage, reuse and disposal on terrestrial land outside the declared fish habitat area is impractical.

And

 AO37.3 The stormwater outlets:

 Incorporate current best practice water quality treatment techniques or apparatus

 Incorporate measures (for example, retention basins) upstream of the declared fish habitat area to reduce water velocities and discharge

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volumes (for example, retention basins).

 Tidal aquaculture — management A and B areas

 PO38 Development that is tidal  AO38.1 Placing of structures that  Not Applicable aquaculture is not supported in constitute tidal works within licensed declared fish habitat areas. oyster areas in management B areas The QWBIRD is not within a declared Complies with the Oyster industry fish habitat area. management plan for Moreton Bay

Marine Park, Department of Primary Industries and Fisheries, 2008.

 Water impoundment structures (permanent) — management A and B areas

 PO39 Development is not for a  No acceptable outcome prescribed.  Not Applicable permanent dam, weir, bund or other water impoundment structure in a The QWBIRD is not within a declared declared fish habitat area. fish habitat area.

 All development – environmental offsets

 PO40 Impacts to declared fish  AO40.1 Residual impact to declared  Not Applicable habitat areas or legally secured fish habitat areas or legally secured offset areas for declared fish habitat offset areas for declared fish habitat The QWBIRD is not within a declared areas, including the fisheries areas, including the fisheries resources fish habitat area. resources and fish habitats that they and fish habitats that they contain, is

contain, are avoided or mitigated comprehensively and accurately and an environmental offset is documented to demonstrate that provided for any significant residual impacts are avoided or, where this impact. cannot be reasonably achieved, impacts are minimised.

 AO40.2 Where residual impact to declared fish habitat areas or legally secured offset areas for declared fish habitat areas, including the fisheries resources and fish habitats that they contain, is accurately documented and it cannot be demonstrated that impact can be reasonably avoided or minimised, an environmental offset is provided for any significant residual impact.

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Editor’s note: Applications for development should identify whether there is likely to be a significant residual impact and a need for an environmental offset having regard to Section 3.7 (Declared fish habitat areas and highly protected zones of State marine parks) of the Significant Residual Impact Guideline and the relevant Queensland Environmental Offsets Policy.

 Additional requirements for development within a strategic environmental area

 PO41 Where clearing of marine  AO41.1 Clearing of marine plants or  Not Applicable plants or legally secured offset legally secured offset areas for marine areas for marine plants cannot be plants is reasonably minimised and an The QWBIRD is not within a declared avoided and the extent of clearing environmental offset is provided for any fish habitat area. has been minimised, an significant residual impact from the

environmental offset is provided for clearing. any significant residual impact from the clearing. And

 AO41.2 Clearing of marine plants is limited to the minimum area required for the works and to allow for maintenance.

 PO42 Natural regeneration of any AO42.1 There is no impediment to the Not Applicable cleared or work area is facilitated natural regeneration of native plant wherever possible. species in the area of clearing and The QWBIRD is not within a declared works following completion of works. fish habitat area.

 PO43 Development avoids or  No acceptable outcome is prescribed. Not Applicable minimises adverse impacts on fish passage during works and the The QWBIRD is not within a declared carrying out of the activity. fish habitat area.

 PO44 Development avoids or  AO44.1 Works are located, designed Not Applicable minimises impacts on fish habitat and constructed to minimise impacts on values. fish habitat values and function. The QWBIRD is not within a declared fish habitat area.

 PO45 Development avoids or  No acceptable outcome is prescribed. Not Applicable minimises impacts on natural

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drainage lines or flow paths, both The QWBIRD is not within a declared during construction and operation. fish habitat area.

 PO46 Development avoids or  AO46.1 Development demonstrates  Not Applicable minimises any adverse impacts best practice environmental from pollutants on environmental management to meet relevant The QWBIRD is not within a declared values and water quality objectives environmental values and water quality fish habitat area. for receiving waters (surface and objectives of the Environmental

groundwater) on-site or leaving a Protection (Water) Policy. site. Or

 AO46.2 All stormwater, wastewater, discharges and overflows leaving the site are:

 Treated to the quality of the receiving waters prior to discharge, or

 Reclaimed or re-used such that there is no export of pollutants to receiving waters.

CONSTRUCTING OR RAISING WATERWAY BARRIER WORKS IN FISH HABITATS STATE CODE

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Table 5.2.1: Operational Work

Performance outcomes Acceptable outcomes Response

All assessable waterway barrier works

 PO1 The development will not  AO1.1 The development ensures that Complies increase the risk of mortality, one or more of the following is disease or injury or compromise the achieved: Works that will comprise a barrier to health and productivity of fisheries fish movement for the QWB PDA will resources.  The waterway barrier works not cause a total barrier to fish includes a fish way that movement. The reclamation works, adequately provides for the boardwalks and improved revetment movement of fish across the will slightly narrow the width of the barrier works, or river and the single pier for the new pedestrian bridge will provide a  The movement of fish across negligible partial waterway barrier. the waterway barrier works is, The movement of fish will not be adequately provided for in blocked. another way, or A fish way is not necessary as there  The height of the waterway will not be a potential for fish passage barrier works allows enough to be totally blocked. water to flow across the barrier works to adequately provide for the movement of fish across the barrier works, or

 The waterway barrier works is intended to exist only for a temporary period, and the level of disruption to fish movement in the area is acceptable, or

 It is not necessary or desirable, for the best management, use, development or protection of fisheries resources or fish habitats, for the waterway barrier works to provide for the movement of fish across the barrier works.

And  AO1.2 Suitable habitat conditions, such Complies as water and sediment quality, will be maintained to sustain the health and Protection of water quality has been condition of fisheries resources within defined in this EAR and will be all fish habitats. communicated to designers during future design stages. Measures will

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

And be implemented during construction to mitigate the transport of sediment from activities that may disturb marine and riparian sediments. An Erosion and Sediment Control Framework has also been prepared for the POD application which sets out the erosion risk and minimum controls for managing these impacts.

 AO1.3 Cumulative effects of waterway Complies barrier works do not impede fish movements, and will not affect The development associated with the reproductive success, health or QWB PDA will not cause a total mortality by depleting fish energy barrier to fish movement in the long reserves. term. Temporary impacts associate with construction will be managed And through Construction EMPs and will not lead to a long term decline in water quality or fish habitats..

 AO1.4 Fish will not become trapped or Complies stranded as a result of development. There is a potential for fish to be Or trapped or stranded during the reclamation works and between in- stream sediment curtains used for ESC. Procedures have been listed in the EMPF that require the DAF Fish Salvage Guidelines to be followed during any construction activities that may cause fish to be trapped.

 AO1.5 Risks of fish stranding occurring Complies have been identified and are demonstrably manageable. Risks of fish stranding are associated with the reclamation and any temporary ESC controls placed in the river. Impacts are negligible and can be effectively managed during construction.

 PO2 Development maintains or  AO2.1 The development does not  Complies enhances the community access to impact on existing infrastructure or fisheries resources and fish access required by commercial or Available logbook data is not habitats, through for example fishing recreational fishing. sufficiently detailed to determine how access and linkages between many individual operators frequently fish in the vicinity of the PDA

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commercial fisheries and (Kingston 2004, DEEDI 2011). infrastructure, services and facilities. However, it is likely that most fishing effort is concentrated further downstream in the estuary mouth and shallow inshore areas, rather than in the main channel (BAC 2007).

The development will not impact upon existing infrastructure or access required by commercial fishing.

 PO3 Development that has the  AO3.1 Affected fisheries and the  Complies potential to impact on the operations impacts on those fisheries are and productivity of commercial or identified. The QWB PDA will not have an recreational fisheries mitigates any impact on the operation or adverse impacts due to adjustment And productivity of any fisheries within and of fisheries.  AO3.2 Fair and reasonable downstream from the project. compensation to commercial fishers is The predominant commercial fishery Editor’s note: The Guideline on determined. fisheries adjustment provides advice operating in the area is the River and for proponents on relevant fisheries And Inshore Beam Trawl Fishery, which targets crustaceans (primarily adjustment processes and is  AO3.3 The impact of the development banana, bay and school prawns); available by request from the on commercial fisheries and although some species of fish and Department of Agriculture and recreational fishers is mitigated. Fisheries. molluscs caught as bycatch are often retained. Trawling can occur within the Brisbane River up to the Victoria Bridge, however rarely extends as far as this

Any impacts on downstream areas used for trawling will be negligible, with appropriate controls used to mitigate erosion and sediment plumes.

 PO4 When the purpose of a  AO4.1 At the end of the viable  Not applicable waterway barrier is no longer operation of the development, the relevant, or the design life of the waterway barrier (and where The marine elements of the QWB structure is complete and the appropriate any fish way) will be PDA have a design life of 50 and 100 structure is not intended to be re- removed from the waterway and fish years. There is no intention to lifted, the waterway barrier will be habitats and fish passage will be remove or dismantle any of the removed. reinstated to previous or better levels. elements that constitute a partial waterway barrier, such as Or boardwalks, rock revetments, reclamation areas and the pedestrian bridge.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Temporary waterway barriers such as silt curtains and sediment booms will cause negligible impacts to the bed level of the river.

 AO4.2 If the barrier remains in place, Complies fish passage provision in accordance with the approved design and operation The partial waterway barriers is maintained as long as the barrier associated with the QWB PDA will be remains. permanent structure and will not be remove. Fish passage through the reach of the Brisbane River will be maintained.

 PO5 Development demonstrates  AO5.1 The development is supported Complies appropriate rights and an overriding by a statutory instrument (for example, public need for the development, regional plans made under the Act, The QWD PDA has been declared including consideration of any Shoreline Erosion Management Plan under the Economic Development Act impacts beyond the footprint of the (SEMP), coordinated project approval 2012, and S3.5.5 Environment and constructed development. under the State Development and Sustainability of the QWB PDA Public Works Organisation Act 1971), Development Scheme requires that Editor’s note: For example, dams and the impact on fish habitats have the design, siting and layout of the and weirs affect fish habitats up and been properly considered. development respects the downstream from the structure by environment and supports sustainable pooling and restricting water flows. And outcomes.

This EAR has considered impacts to fish habitat and marine ecology. Impacts on fish habitats and recommended mitigation measures are detailed in Chapter 7 of this EAR.

 AO5.2 The following can be  Complies demonstrated: Appropriate tenure mechanisms will  Tenure is held for the land be in place to ensure DBC has directly abutting the waterway development and operation rights where the works will be carried over the PDA and QWB precinct. A out and has the applicant has Tenure Strategy has been prepared full riparian access rights on as part of the POD (POD Volume 3 both sides of the barrier Attachment Q).

 Tenure has been granted over the area of work, or

 Resource allocation or resource entitlement has been granted

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for the resource being developed.

And  AO5.3 Development is for public  Complies infrastructure. The elements of the development that Or will constitute partial waterway barriers (reclamation, boardwalks, pedestrian bridge) are all for public realm infrastructure.

 AO5.4 Development is for public  Complies infrastructure for which there is no alternative viable route that does not The alignment of the pedestrian require waterway barrier works. bridge has been designed to connect two areas of public realm – proposed Or parks and buildings on QWB and existing South Bank parklands.

The infrastructure associated with the boardwalks and reclamation areas have been located to improve the public access to the river foreshores, while still protecting areas of fish habitat and mangroves.

 AO5.5 Development is for a legitimate Not applicable public health or safety issue and the applicant is an entity or acting on behalf The development of the QWB site is of an entity. not for a public health or safety issue.

 PO6 Development minimises  AO6.1 Where multiple waterway barrier Not applicable stream crossings. works are demonstrated to be essential, these are located a minimum Only a single waterway barrier that is of 100 metres apart (including existing a ‘stream crossing’ is proposed. This structures). crossing is a pedestrian bridge that forms a partial waterway barrier with a single pier located in the river channel. The new bridge will be located over 200m downstream from the Victoria Bridge crossing and over 700m upstream from the Goodwill Bridge.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 PO7 Development avoids non-  AO7.1 The development does not  Complies essential hardening or unnatural involve the channelisation of modification of channels. meandering waterways. The QWB PDA does not involve the channelization of meandering And waterways.

 AO7.2 Where channels need to be  Complies significantly modified, the development simulates natural watercourses by The QWB PDA does not involve any including meanders, pools, riffles, significant modification of any shaded and open sections, deep and channels. The reclamation works will shallow sections, and different types of slightly reduce the width of the substrata. Natural features such as rock Brisbane River along the QWB outcrops and boulders are retained or section, however it will still retain a recreated. channel width of over 220m.

 PO8 Impacts on water quality in  AO8.1 Development involves erosion Not applicable declared fish habitat areas are and sediment control measures. minimised. QWB PDA is not within a declared Editor’s note: Erosion and sediment fish habitat area. control should be in accordance with the Best practice erosion and sediment control guidelines, International Erosion Control Association Australasia, 2008.

 PO9 Development resulting in  AO9.1 Run-off and leachate from  Complies drainage or disturbance of acid disturbed or oxidised acid sulfate soils sulfate soil is managed to prevent is contained, treated and not released Preliminary investigations have impacts on fisheries resources and to a waterway or other fish habitat in established the presence of acid fish habitats. accordance with the Queensland acid sulfate soils within the QWB PDA, sulfate soils technical manual: Soil and an Acid Sulfate Soil Management Plan will be prepared for the management guidelines, Department of management of any acid sulfate soils Natural Resources and Mines, 2002. disturbed during construction. This ASS MP will be prepared in accordance with the current version of the Soil Management Guidelines (DNRM).

All development – environmental offsets

 PO10 Impact to fish passage or  AO10.1 Residual impact to fish  Not applicable legally secured offset areas for fish passage or legally secured offset areas passage is avoided, or mitigated for fish passage, including the fisheries There will be no residual impact to and an environmental offset is resources and fish habitat they contain, fish passage, as all waterway barrier provided for any significant residual is comprehensively and accurately works within the QWB PDA will be impact. documented to demonstrate that impact partial barrier only and will not permanently reduce the level of fish

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is avoided or, where this cannot be passage provided in the Brisbane achieved, that impacts are minimised. River.

Or  AO10.2 Where residual impact to fish Not applicable passage or legally secured offset areas for fish passage, including the fisheries While waterways providing for fish resources and fish habitats they passage are identified as prescribed contain, is accurately documented and environmental matters and are it cannot be demonstrated that impact present within the QWB PDA, under can be reasonably avoided or the Environmental Offsets Regulation minimised, an environmental offset is 2014, Section 5(3)(c) and 5(3)(d) provided for any significant residual these are not considered to be a impact. prescribed environmental matter when in an urban area. Editor’s note: Applications for development should identify whether Under the Offsets Act an offset for there is likely to be a significant residual significant residual impact to marine impact and a need for an environmental plants or waterways cannot be offset having regard to Section 3.8 conditioned. (Waterway providing for fish passage) of the Significant Residual Impact Guideline and the relevant Queensland Environmental Offsets Policy.

Incorporation of fish ways

 PO11 Where the waterway barrier No acceptable outcome is prescribed. Not applicable works will be a barrier to fish movement, provisions are made for The works in the Brisbane River will adequate fish movement by be partial waterway barriers and will incorporating a fish way or fish ways cause a barrier to fish movement. for the works.

 PO12 Any fish way proposed as  AO12.1 A person or entity that is  Not applicable part of the development is suitably qualified and experienced in demonstrated to be a feasible and fish passage biology and fish way A fish way is not proposed as part of reliable solution that will provide design and delivery demonstrates and the QWB development. adequate fish passage. verifies that any fish way design will provide adequate fish passage. Editor’s note: Further information about the importance of fish And passage and design considerations can be found in the book From sea AO12.2 Development uses a fish way to source: International guidance for design that has been successfully the restoration of fish migration implemented under similar conditions highways. (such as flows and fish communities) and has been demonstrated to provide

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

adequate fish passage through actual scientific monitoring.

And

 AO12.3 Development provides for the installation of monitoring equipment, such as traps and lifting equipment, access for monitoring, and a monitoring program of sufficient rigour to:

 Demonstrate the success of the fish way and fish passage at the site

 Provide the basis for optimising operation of the works and fish way.

And

 AO12.4 The fish way design maximises flexibility for future adjustments that may be needed once in place.

And

 AO12.5 The owner or operator demonstrates the means and commitment to promptly rectify any faults found in the fish way during commissioning, monitoring and operation, if these lead to inadequacies in the fish movement that are provided.

And

 AO12.6 Any tailwater control structures such as a gauging weir, rock bar or stream crossings are fitted with a fish way or designed to allow fish passage.

And  AO12.7 Any existing in-stream structure downstream of the proposed waterway barrier works, which increases the barrier effect to fish passage through changes in flow

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characteristics, is fitted with adequate fish passage facilities.

 PO13 Lateral (upstream and  AO13.1 More than one fish way is  Not applicable downstream) and longitudinal fish provided, for example, to provide up movement is provided for. and downstream fish passage or to A fish way is not proposed as part of provide fish passage under a range of the QWB development. flow regimes.

 PO14 Any fish way is be capable of AO14.1 The operational range of a fish Not applicable operating whenever there is flow in way is sufficient having regard to the the waterway (inflow or release), the hydrology of the site and the fish A fish way is not proposed as part of dam is above dead storage level, movement characteristics (in particular the QWB development. and the fish way will be operational timing of movements in relation to

for as long as the waterway barrier seasons and hydrographs). is in position. And  AO14.2 The lower operational range of the fish way is down to at least 0.5 metres below minimum headwater drawdown level (dead storage or minimum off-take level, whichever is lower) and to at least 0.5 metres below minimum tail water level at the site.

And  AO14.3 Upstream and downstream fish ways will be operated whenever there are inflows into the impoundment or release out of the impoundment, and during overtopping events.

And  AO14.4 All releases are directed firstly through the fish way as a priority over the outlet works, with the fish way being operated whenever a release is made through it, regardless of whether the release volume is less than the optimal minimum release for fish way operation.

And

 AO14.5 The fish way is designed such that non-operation duration (for example, less than two weeks) and incidents due to maintenance issues

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(for example, siltation, debris, breakdowns, sourcing of parts) are minimised.

And

 AO14.6 Fish ways are monitored and maintained to ensure that the fish way is operational at all times.

 PO15 Any fish way, and all  AO15.1 Development ensures that  Not applicable associated componentry are mechanisms are in place to ensure that designed to be durable, reliable and operational issues in fish ways are A fish way is not proposed as part of adequately protected from damage promptly rectified for the life of the fish the QWB development. from high flow and flood events, to way.

prevent or minimise non-operation. And

 AO15.2 The quality of materials and components for construction of the fish way are appropriate for the intended service life of the fish way.

 PO16 Any fish way is located in a AO16.1 Modelling demonstrates, by  Not applicable position and manner that maximise showing the likely flow patterns and the attraction and movement of fish, adjacent to the fish way entrance that A fish way is not proposed as part of while also enabling access for the location of the fish way entrance is the QWB development. monitoring, maintenance and optimal for fish attraction across the

operating purposes. operational range of the fish way.

And

 AO16.2 Outlet works are adjacent to the fish way, but are positioned and designed so as not to interfere with fish access and attraction to the fish way entrance during outlet releases.

And

 AO16.3 Spillway overtopping flows initiate and terminate adjacent to the fish way or are directed parallel to the fish way entrance.

And

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 AO16.4 Spillway flows are transferred to fish way releases as soon as possible during a flow recession.

And  AO16.5 There is a continuous attraction flow at all times at the fish way entrance when the fish way is operating.

And  AO16.6 Attraction flow velocities are sufficient and variable to attract the whole fish community.

And  AO16.7 Appropriate light levels are maintained at fish way entrances.

And  AO16.8 Additional means of fish attraction are included in the fish way design if appropriate.

And  AO16.9 The fish way entrance is accessible under all flow conditions within its operating range.

And  AO16.10 Fish attracted to the spillway are able to access the fish way without having to swim back downstream.

And  AO16.11 Water supply for the fish ways and attraction flows are sourced from surface quality water or equivalent quality water.

And  AO16.12 There are adequate holding chamber dimensions for the fish biomass (for lock, lift, trap and transfer type fish ways).

And

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 AO16.13 The fish way has adequate hydraulic conditions for all fish within and throughout the fish ways.

 PO17 The seasonal and flow-  AO17.1 The fish way design, operation Not applicable related biomass of the fish and capacity will avoid or acceptably community at the location of the minimise failure to pass any members A fish way is not proposed as part of waterway barrier works has been of the fish community, for example, due the QWB development. surveyed, and has been catered for to size, class or swimming ability.

in the design of the fish way. And  AO17.2 Future increases in fish biomass are quantified and catered for in the design of the fish way (for example, in capacity or flexibility of operation).

 PO18 Fish ways and other means AO18.1 The seasonal and flow-related Not applicable of fish passage at waterway barrier composition of the fish community at works cater for the whole fish the location of the waterway barrier A fish way is not proposed as part of community taking into account works is well understood and catered the QWB development. species, size classes, life-stages for.

and swimming abilities. And  AO18.2 The fish way design, operation and capacity will avoid or acceptably minimise any delays in fish movement.

 PO19 Development does not  AO19.1 All pathways providing fish  Not applicable increase the risk of mortality, passage at a proposed waterway disease or injury, or compromise the barrier works are safe for fish to pass. A fish way is not proposed as part of health and productivity in fish. the QWB development. And

 AO19.2 Fish passage will not adversely impact on the wellbeing of fish.

And  AO19.3 The designs of all components of waterway barriers, including but not limited to spillway, stilling basin, apron and dissipation structures, are developed and implemented with safe downstream fish passage as a key design consideration.

Note: A stepped spillway (including sheet pile weirs) is not an acceptable

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solution as high mortalities and injuries to fish have been associated with such designs.

And  AO19.4 There is adequate minimum tailwater depth at the toe of the spillway (for example, stilling basin) at commencement to spill (for example, 30 per cent of the head difference).

And  AO19.5 Intake and outlet works adjacent to the waterway barrier are screened or otherwise designed and placed to prevent fish passing through or becoming trapped in these works.

And  AO19.6 Intake screen dimensions are such that small fish are not drawn through the outlet works and velocities are low enough that fish are not impinged or entrained on the screens.

And  AO19.7 The fish way exit is located so as to avoid entrainment in any outlet work screens and avoid fish being washed back over the spillway during overtopping.

And  AO19.8 Cover is provided for fish moving from the exit.

And  AO19.9 Fish exit upstream and downstream fish ways at the water level over the full range of tailwater and headwater levels.

And  AO19.10 Trash and debris are excluded from the upstream fish way exit and downstream fish way entrance

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

with designs that ensure that fish can access the exits and entrances, and that the fish way(s) are not blocked or damaged by trash or debris.

And  AO19.11 Adequate minimum depth is maintained through the fish way.

And  AO19.12 The risk of fish kills arising from the works are minimised (for example, through entrapment of fish upstream or between works).

And  AO19.13 Contingency plans in case of mechanical or electrical failure of fish ways are in place.

And  AO19.14 The fish way design, operation and capacity will avoid or acceptably minimise predation within and upon the fish community using the fish way.

Inherent barrier design and provision of fish passage

 PO20 Fish passage is provided for: AO20.1 Development avoids or  Complies minimises loss of, or modification to,  In the inherent design of the fish habitat. Areas of important fish habitat within waterway barrier works; and the QWB PDA area have been And mapped and impacts avoided and  Over the in-situ life of the minimised where possible. There will barrier in that position be some impacts to areas of low and through adequate poor quality fish habitat for the construction and reclamation works. Impacts maintenance of the barrier. associated with the boardwalk construction have been minimised by locating the alignment along the outer edge of the moderate quality mangroves where possible. The alignment of the pedestrian bridge will not impact on any areas of important fish habitat. Installation of the central

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

pier will disturb some areas of sub- tidal benthic habitat only.

 AO20.2 The drownout characteristics of Not applicable the waterway barrier allow for adequate fish passage at the site. The section of the river and the partial waterway barriers area always And subject to flow. There are essentially no ‘drownout’ conditions. The proposed waterway barriers are not causeways or weirs.

 AO20.3 At drownout, the conditions at Not applicable the barrier are such that: The section of the river and the partial  The tailwater and headwater waterway barriers area always levels across the weir are subject to flow. There are essentially essentially equal no ‘drownout’ conditions. The proposed waterway barriers are not  Velocities are sufficiently low for causeways or weirs. fish passage (e.g. 0.3 metres/second) at or close to the edge of the spillway crest

 The weir is fully submerged to a sufficient depth to allow for fish passage, and for the species and size classes of fish moving through the site to cross the weir

 To the degree that provides for adequate fish passage at the site.

And  AO20.4 The frequency, timing and  Not applicable duration of drownout conditions are adequate for the movement The section of the river and the partial requirements of the fish community waterway barriers area always moving past the barrier. subject to flow. There are essentially no ‘drownout’ conditions. The And proposed waterway barriers are not causeways or weirs.

 AO20.5 Delays to fish passage when Not applicable there are flows in the system but no fish passage in the rising hydrograph are accurately defined for the design, and

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

avoided or limited to a maximum of There will always be flows in this three days. section of the Brisbane River.

And  AO20.6 In assessing whether the  Complies inherent barrier design provides adequate fish passage, impacts on The elements that may be a partial lateral and longitudinal fish movement waterway barrier do not block lateral are considered. or longitudinal fish movement.

 PO21 The use of floodgates is  AO21.1 There is an overriding need for Not applicable avoided or minimised. new floodgates, and other alternatives are unviable. There are no floodgates in the QWB PDA. And

 AO21.2 Hydraulic conditions through the floodgates are adequate for fish passage.

And  AO21.3 Floodgates are designed and operated as (tidally activated) automatic floodgates.

And  AO21.4 The invert of the floodgate is at bed level.

And  AO21.5 Floodgates allow for fish passage over an adequate duration of the tidal cycle.

And  AO21.6 The operation of the floodgate will not result in impacts on water quality that may impact on fish or fish habitat.

 PO22 Waterway barriers that are  AO22.1 A bridge that is designed to  Complies bridges are designed, constructed allow adequate fish passage is and maintained to provide adequate preferentially installed to a culvert. No culvert crossing are proposed fish passage for the site and: across the Brisbane River. And  Fish passage is provided for AO22.2 In-stream bridge structures  Complies the life of the crossing; such as piles are minimised.

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 Hydraulic conditions (depth, And The amount of in-stream structures velocities and turbulence) are limited to those required to from the downstream to the construct the accepted QWBIRD upstream limit of the design. This includes piles to support structure allow for fish the Goodwill Extension boardwalk, passage of all fish new wharves at North Quay and the attempting to move through reclamation area and boardwalk area the crossing at all flows up for areas of public open space. to the drown out of the structure  AO22.3 Bridge support piles are not  Complies constructed within the low-flow channel Editor’s note: For guidance on when or so that they constrict the edges of Only a single bridge pier is proposed a bridge is and is not considered to the low-flow channel. for the pedestrian bridge and it is be waterway barrier work see the located in the main channel of the Department of Agriculture, Fisheries And river and does not significantly and Forestry 2014 fact sheets constrict the edges of the channel. Maintaining Fish Passage in  AO22.4 Bridge abutments do not  Complies Queensland: What is a Waterway extend into the waterway beyond the Barrier Work? What is not a toes of the banks. Bridge foundations are located above Waterway Barrier Work? the high banks on both sides of the And river.

 AO22.5 Bank revetment works do not Complies extend into the waterway beyond the toes of the banks. No bank revetment works are proposed for the pedestrian bridge. And  AO22.6 Permanent access or erosion Complies control structures within the main channel adjacent to the bridge are set Current bridge design has progressed at or below bed level, roughened to to a schematic design only and details approximately simulate natural bed for erosion control and scour conditions, and maintained so that protection will ensure that A022.6 is there are no drops in elevation at their implemented. edges or joins with the stream bed.

 PO23 Waterway barriers that are  AO23.1 Culverts are only installed  Not applicable culverts provide adequate fish where the site conditions do not allow passage for the site, and: for a bridge. No culvert crossings are proposed across the Brisbane River.  Fish passage is provided for And the life of the crossing  AO23.2 The combined width of the culvert cell apertures are equal to 100  Hydraulic conditions (depth, velocities and turbulence) per cent of the main channel width. from the downstream to the And

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

upstream limit of the  AO23.3 The culvert crossing and structure allow for fish associated erosion protection structures passage of all fish are installed at no steeper gradient than attempting to move through the waterway bed gradient. the crossing at all flows up to the drownout of the And structure.  AO23.4 For the life of the culvert crossing, relative levels of the culvert

invert, apron and scour protection and Editor’s note: For guidance see the the stream bed are kept so that there Department of Agriculture, Fisheries are no drops in elevation at their and Forestry 2014 Fact Sheet respective joins. Maintaining Fish Passage in Queensland: What is a Waterway And Barrier Work?  AO23.5 The base of the culvert is:

 Buried a minimum of 300 millimetres to allow bed material to deposit and reform the natural bed on top of the culvert base, or

 The base of the culvert is the stream bed, or

 The base of the culvert cell is roughened throughout the culvert floor to approximately simulate natural bed conditions.

And

 AO23.6 The outermost culvert cells incorporate roughening elements such as baffles on their bankside sidewalls.

And  AO23.7 Roughening elements are installed on the upstream wingwalls on both banks to the height of the upstream obvert or the full height of the wingwall.

And  AO23.8 Roughening elements provide a contiguous lower velocity zone (no greater than 0.3 metres/second) for at

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least 100 millimetres width from the wall through the length of the culvert and wingwalls.

And  AO23.9 In-stream scour protection structures are roughened throughout to approximately simulate natural bed conditions.

And  AO23.10 Culvert alignment to the stream flow minimises water turbulence.

And  AO23.11 There is sufficient light at the entrance to and through the culvert so that fish are not discouraged by a sudden descent into darkness.

And  AO23.12 The depth of cover above the culvert is as low as structurally possible, except where culverts have an average recurrence interval (ARI) greater than 50 years.

And  AO23.13 For culvert crossings designed with a flood immunity >ARI 50, fish passage is provided up to culvert capacity.

And  AO23.14 Adequate design (for example, culvert aperture) and maintenance measures are in place for the life of the crossing to keep crossings clear of blockages through a regular inspection program in order to retain fish passage through the crossing.

And

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 AO23.15 Crossings within the bed and banks do not incorporate culverts.

 PO24 Waterway crossings other  AO24.1 The crossing is built at or  Not applicable than bridges or culverts provide below bed level so that the surface of adequate fish passage for the site the crossing is no higher than the There are no other waterway and: stream bed at the site. crossings proposed other than the pedestrian bridge.  Fish passage is provided for And the life of the crossing  AO24.2 For the life of the crossing, relative levels of the crossing, any bed  Hydraulic conditions (depth, erosion or scour protection and the velocities and turbulence) from the downstream to the stream bed are kept so that there are no drops in elevation at their respective upstream limit of the structure allow for fish joins. passage of all fish And attempting to move through  AO24.3 The crossing and associated the crossing at all flows up erosion protection structures are to the drownout of the installed at no steeper gradient than the structure. waterway bed gradient.

Editor’s note: For guidance on when And a waterway crossing is not  AO24.4 The crossing and associated considered to be waterway barrier erosion protection structures are work see the Department of roughened throughout to approximately Agriculture, Fisheries and Forestry simulate natural bed conditions. 2014 fact sheet Maintaining Fish Passage in Queensland: What is And not a Waterway Barrier Work?  AO24.5 The lowest point of the crossing is installed at the level of the lowest point of the natural stream bed (pre-construction), within the footprint of the proposed crossing.

And  AO24.6 There is a height difference from the lowest point of the crossing to the edges of the low flow section of the crossing to channel water into the low flow section.

And  AO24.7 The level of the remainder of the crossing is no higher than the

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

lowest point of the natural stream bed outside of the low flow channel.

 PO25 All waterway barriers are  AO25.1 Hydraulic conditions (depth,  Not applicable designed, constructed and velocities and turbulence) from the maintained to provide adequate fish downstream to the upstream limit of the There are no other waterway passage for the site and fish structure allow for fish passage of all crossings proposed other than the passage is provided for the life of fish attempting to move through the pedestrian bridge. the barrier. barrier at all flows up to the drownout of the structure.

And  AO25.2 Aperture size of openings (for example, at screens or trash racks) ensures adequate fish passage.

And  AO25.3 Hydraulic conditions are such that adequate fish passage is provided.

And  AO25.4 Flows across, or releases out of, the structure are such that adequate fish passage is provided in terms of timing, frequency and duration, as well as water volume and depth.

And  AO25.5 Water quality across the barrier allows for fish passage.

Temporary waterway barrier works

 PO26 The temporary waterway  AO26.1 Temporary waterway barrier  Performance solution barrier works will exist only for a works can be in place at a given site for temporary period and cause a no more than 12 months. It is likely that in-stream works for the minimal and acceptable disruption QWB development will exceed 12 to fish movement in the area, during And months. During these works there will the period of installation. be a requirement to ensure that adequate erosion and sediment Editor’s note: Code for self control structures are in place to assessable development Temporary minimise the transport of material in waterway barrier works (WWBW02), the river. Silt curtains and sediment Department of Employment, booms will be limited to the direct Economic Development and zone of impact to reduce the spread

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Innovation, 2010 and the GIS data of sediment. They will not completely layer ‘Queensland Waterways for block the river. Waterway Barrier Works’ provide guidance on the length of time that AO26.2 In tidal waters, to ensure  Complies a temporary barrier may be significant impacts on upstream and Any temporary barriers, such as silt acceptable in particular streams. downstream habitats are avoided, the temporary waterway barrier works will curtains or access bridges/platforms not completely block the waterway for will not completely block the river at more than three weeks, unless steps any time. taken to ensure water exchange occurs (such as breaching of the bund or pumping water), to prevent upstream marine plants and benthos being submerged in freshwater, or the barrier is sufficiently permeable.

And  AO26.3 Delays to fish movement are Complies avoided at times when fish are known to be undertaking upstream spawning Any temporary waterway barriers will migrations, even on very small or zero not cause a delay to fish movement flow events or river rises. Waterway for spawning migrations as no barrier works are scheduled out of this complete barrier will occur. period, or other provision for fish movement is made (for example, the use of a partial barrier, periodic barrier, stream diversion or fish way).

And  AO26.4 Where there are species at the Complies site that require downstream movement during works, provisions are made to There will be no complete barrier to allow those species to move the river channel and any fish that downstream. need to move around the works will be able to do so. And  AO26.5 Water diversion around the site Complies or through the barrier is implemented if the barrier is in position for more than Water will naturally divert around any four weeks, and there is any flow in the temporary waterway barrier without system for the purpose of ensuring that the need to pump vegetation die-off, decomposition and associated reduction in water quality does not become an issue upstream of the barrier, in areas where there is more than 30 per cent coverage of

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

terrestrial grasses within the ponded area.

And  AO26.6 Where there are aquatic  Complies macrophytes immediately downstream of the barrier and those macrophytes The field investigation did not observe would ordinarily be submerged or any aquatic macrophytes during partially submerged, water will need to survey work. be passed across the barrier at all times to avoid their desiccation.

And  AO26.7 On removal of a temporary  Complies barrier, full movement for fish is reinstated. Fish movement will be maintained following the removal of the And temporary structures and barriers.

 AO26.8 On removal of a temporary  Complies barrier, the waterway bed and banks are returned to their original profile and Any impacts to the bed and banks of stability, so that long-term fish the river, as a result of the installation movement at the site is not of any temporary waterway barriers compromised. will be minimal. No changes to the profile of the river bed will occur from the placement of anchors or weights for silt curtains. Any temporary platforms will also have piers that can be removed without changing the profile of the bed so that there will be impacts to fish movement.

 PO27 Fish movement is required  AO27.1 Development provides for  Complies past temporary waterway barrier adequate fish movement through the works where the duration of the incorporation of a fish way or fish ways In-stream controls and temporary barrier is greater than that allowed for the works. structures will be within the river for for under the code for self- greater than 180 days. None of these assessable development Temporary And barriers will form a complete barrier to waterway barrier works (WWBW02), fish movement across the river. Department of Agriculture, Fisheries Where there is the potential for fish to and Forestry, April 2013. be trapped within these controls and structures, procedures from the DAF Editor’s note: Code for self- Fish Salvage Guidelines in the assessable development Temporary CEMP. waterway barrier works (WWBW02), Department of Agriculture, Fisheries AO27.2 The barrier:  Complies

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

and Forestry, April 2013 and the  Is a partial barrier Any temporary waterway barriers GIS data layer ‘Queensland during construction will only be partial  Does not constrict the area or waterways for waterway barrier barriers to contain any sediment and flows of a low flow channel works’ provide guidance on the contaminants and for temporary acceptable length of time that a  All work will be completed (and access. They will not constrict any temporary barrier may remain in the barrier removed) during low low flows. The flow regime within the place in particular streams. flows when the flow will be Brisbane River is relevantly consistent contained wholly within a low when outside flood events. flow channel. This would require a predictable flow regime where the likelihood of flow events during the works is very small (for example a 1 in 20 year probability).

And  AO27.3 The barrier is opened  Performance solution periodically every five days for at least 48 hours to allow fish movement and Opening the barriers associated with water exchange. sediment curtains may not be possible as this would contradict their And purpose. Any trapped fish will be salvaged, where possible and released into adjacent areas that are not impounded.

 AO27.4 Fish movement is provided for Not applicable via a stream diversion. A stream diversion is not required.

 PO28 Erosion control elements of AO28.1 The use of gabions is avoided Complies the temporary waterway barrier to prevent fish entrapment on receding works do not impact on fish flows. Gabions are not proposed. passage.

 PO29 Fish passage is not  AO29.1 It is demonstrated through an Not applicable necessary or desirable, for the best appropriate level of scientifically management, use, development or designed and executed fish survey by a Fish passage is necessary and protection of fisheries resources or suitably qualified and experienced provided for. fish habitats, for the temporary entity that there are no fish in the area waterway barrier works to provide during any flow regimes. for the movement of fish across the barrier works. And

 AO29.2 The conditions at the site  Not applicable causing fish to be absent are not able

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

Editor’s note: ‘Other barriers’ to be remediated while the proposed Fish passage is necessary and referred to in the Fisheries Act 1994 barrier is in place. provided for. may be applied to existing natural barriers that preclude upstream fish Or movement. Provision of upstream AO29.3 There are other barriers in the Not applicable fish movement at barrier works on area where the waterway barrier works the site of a waterfall that does not is, or is to be, located which prevent Fish passage is necessary and drownout is not necessary, movement of fish located in the area. provided for. providing that the works do not impact on climbing fish species (for And example, with the installation of  AO29.4 Other barriers in the area of the Not applicable smooth surfaces or overhangs). waterway barrier works could not reasonably be expected to be modified Fish passage is necessary and or removed in the future to restore fish provided for. passage.

And  AO29.5 Fish passage is not provided Not applicable where this would introduce fish (including non-endemic fish or noxious Fish passage is necessary and fish) into an area where these species provided for. were not previously found, and this would be more detrimental to the existing fish community than the effect of the barrier.

Construction

 PO30 The construction of waterway AO30.1 Work does not commence  Performance solution barrier works does not limit the during times of elevated flows. movement or wellbeing of fish. Due to the large scale of this And development there is likely to be the requirement for works within the river to be carried out during the wet season. Mitigation measures will need to be incorporated into the construction EMP for minimising impacts associated with elevated flows and storm events, storm tides.

 AO30.2 Excavation work in unbunded Performance solution tidal areas is to be scheduled to occur within two hours either side of low tide. This is not likely to be possible due to the amount of construction works And within the QWB development. In- stream erosion controls will be installed to contain any disturbed

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

sediments to avoid transport on tidal currents.

 AO30.3 In-stream work is scheduled for Performance solution the driest time of the year. This will not be possible due to the And construction program. Mitigation measures have been proposed in this EAR, the EMPF to reduce the risk of impacts to fish and fish habitats

 AO30.4 In-stream construction is  Complies completed as quickly as possible to lessen the impact on fish and habitats, Construction work will be completed and timed to minimise conflict with fish as quickly as possible. As no migrations. complete waterway barrier is proposed, there will be limited And impacts to migrations.

 AO30.5 Routes for the developments Complies are planned to minimise the impact on fish passage and fish habitat (for Works associated with waterway example, roads and railways minimise barriers have been planned as areas crossings and avoid crossings in of public open space. Any additional environmentally sensitive areas). construction access will not require additional bridge crossings and can be completed from the land side or from temporary platforms and/or barges.

 PO31 The development does not  AO31.1 Removal of stream-bank  Complies cause, or minimises direct or vegetation and disturbance to the indirect disturbance to the bed and natural banks and bed of the waterway Removal of vegetation on the bank of banks adjacent to the approved is avoided or minimised. the river will be minimised to that footprint of works. necessary to undertake the works. And  AO31.2 Disturbance to the outer bank Complies of waterway beds during work and while gaining access is minimised. The outer banks of the Brisbane River in this location are largely modified And with pathways, rock revetments and other construction surfaces. Any disturbance for construction access will be rectified and enhanced as part of the development of the QWB site.

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 AO31.3 Heavy machinery is excluded Complies from fragile areas and areas which host fisheries resources. There are no fragile, environmentally sensitive areas within or adjacent to And the QWB PDA.

 AO31.4 After completion of the in-  Complies stream works, all areas of the bed and banks of the waterway that are outside Recommendations have been of the approved permanent footprint of proposed in the POD EAR that areas the works, and which have been of temporary disturbance are subject disturbed as a result of the construction to mangrove restoration and or raising of the waterway barrier revegetation works where the tidal works, are returned to their original profile allows it. Other areas of profile and stabilised to promote disturbance outside the footprint of regeneration of natural fish habitats. the permanent elements will be minimal and involve impacts to poor And condition, sub-tidal benthic habitats.

 AO31.5 By the completion of works, the Performance solution profiles of the bed and banks are reinstated to natural stream profiles and The stream profiles are not currently stability. in a natural condition within the PDA and the development of the QWB And PDA will result in constructed and landscaped enhancements to the foreshore areas. Foreshore elements of the PDA have been designed for relevant standards to withstand erosion, flood and storm tide events..

 AO31.6 The waterway bed will be  Complies retained with natural substrate, or reconstructed with substrate Areas within the Brisbane River that comparable to the natural substrate will not be subject to permanent size and consistency. foreshore and marine development works will retain the natural and And existing bed profile.

 AO31.7 Vegetation and cover will be  Complies rapidly re-established so that the native plant community at the site can recover For areas of mangrove regeneration or be enhanced (for example, by using in the patch around the Goodwill native species). Extension it is proposed to use Grey Mangroves and River Mangrove And seeds sourced from the adjacent areas of retained mangroves. Chapter 7 of this EAR also provides

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

detail about species selection for revegetation woks in tidal and riparian section of the QWB PDA.

 AO31.8 Fish habitats, including  Complies fisheries resource values, will be able to naturally regenerate to pre-works Fish habitats that will be retained conditions. include areas of inter-tidal mangrove forest in moderate condition. There is Editor’s note: Monitoring of the success currently evidence of regeneration in of fish habitat regeneration, within and these areas and this capacity to adjacent to the work site, will be a naturally regenerate will not be development permit condition. reduced by the development. Monitoring of the health and condition of areas of retained mangroves will also be carried out.

Additional requirements for development within a strategic environmental area

 PO32 Sediment and other polluting AO32.1 During construction:  Not applicable material must be captured during environmental safety measures such as construction and operation of a silt curtains are used to capture QWB PDA is not within a strategic waterway barrier. sediments, environmental area.

materials that are pollutants (such as debris, chemicals, or construction material) are not stored in the stream bed, unless they are to be used immediately.

And  AO32.2 After construction the stream bed and banks are protected to prevent erosion or slumping, by ensuring:

 The waterway bed is lined with the original top soil retained during the construction

 Materials that are pollutants (such as debris, chemicals, or construction material) are removed from the location and appropriately treated and disposed of as waste outside the strategic environmental area

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– for example to a managed landfill

 Temporary barriers are removed after use and the natural materials either returned to their original location in the strategic environmental area, or if not taken from the strategic environmental area, appropriately treated and disposed of as waste outside the strategic environmental area – for example to a managed landfill.

 PO33 The works do not impede fish AO33.1 Works (except temporary  Not applicable passage particularly during critical works required for less than 20 periods that are important for business days) that are not drowned QWB PDA is not within a strategic breeding, feeding, nursery and out regularly must contain a fish way, environmental area. recruitment of indigenous fish the design of which is approved by the species. Department of Agriculture and Fisheries.

And  AO33.2 Any fish way must be operational at all times except where natural flows would have prevented fish passage.

And

 AO33.3 In the case of drought, any fish trapped in the impoundment must be rescued.

And

 AO33.4 Vegetation and cover is retained or replaced to pre-work levels and conditions.

And

 AO33.5 All works are constructed during periods when fish passage is least affected.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 PO34 Development avoids or  AO34.1 Development demonstrates  Not applicable minimises any adverse impacts on best practice environmental environmental values and water management to meet relevant QWB PDA is not within a strategic quality objectives for receiving environmental values and water quality environmental area. waters (surface and groundwater) objectives of the Environmental on-site or leaving a site from Protection (Water) Policy. pollutants. Or

 AO34.2 All stormwater, wastewater, discharges and overflows leaving the site are:

 Treated to the quality of the receiving waters prior to discharge, or

 Reclaimed or re-used such that there is no export of pollutants to receiving waters.

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5.3 REMOVAL, DESTRUCTION OR DAMAGE OF MARINE PLANTS STATE CODE Table 5.3.1: Operational Work (including Operational Work as part of a Material Change of Use or Reconfiguring a Lot)

Performance outcomes Acceptable outcomes Response

PO1 Development avoids and  AO1.1 A buffer surrounding fish  Performance solution protects fish habitats and fisheries habitats is provided and has a minimum resources. width of: It is not possible to provide a buffer of 50m from areas of tidal fish habitats For tidal fish habitats— and deliver the required land reclamation and boardwalks for public  100 metres above highest realm improvements. These astronomical tide outside an elements are a requirement of the urban area, or PDA Development Scheme prepared

 50 metres above highest by the State. astronomical tide within an Where possible the design has urban area avoided areas of moderate quality fish Non-tidal fish habitats— habitats and the majority of permanent impacts will be to low  50 metres above bankfull width quality areas of fish habitat. outside an urban area or Retention of areas of moderate quality habitat has been achieved by  25 metres above bankfull width locating the Goodwill Extension within an urban area. boardwalk on the outer edge of this Editor’s note: Guidelines to assist with patch were possible. determining the appropriate buffer widths:

Fisheries guidelines for fish habitat buffer zones (FHG 003), Department of Primary Industries, 2000.

Queensland wetland buffer planning guideline, Department of Natural Resources and Mines, 2011.

 PO2 There is a demonstrated right AO2.1 The development is supported Complies to propose development within or by a statutory instrument (for example, adjacent to the public fish habitats regional plans made under the Act, QWB is a PDA declared under the and fisheries resources. Shoreline Erosion Management Plan Queensland Economic Development (SEMP), coordinated project approval Act 2012 and the proposal by DBC is Editor’s note: Further guidance on under the State Development and in accordance with the approved rights in context of fisheries Public Works Organisation Act 1971), Development Scheme prepared by resources and fish habitats is and the impacts on fish habitats have the State. provided in the policy provisions of been properly considered. Management of declared fish habitat areas (FHMOP 002), Or

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Department of Primary Industries  AO2.2 Development is for public and Fisheries, 2008. infrastructure.

 AO2.3 Development is for public infrastructure for which there is no alternative viable route that does not require works on tidal land or fish habitats.

 AO2.4 Development is for a legitimate public health or safety issue, and the applicant is an entity or acting on behalf of an entity.

 AO2.5 The following can be demonstrated:

 Tenure is held for the land directly abutting the tidal land and has full riparian access rights, or

 Tenure has been granted over the area of work, or

 Resource entitlement or resource allocation has been granted for the resource being developed, or

 For private development work that is a jetty, pontoon or boat ramp, no other maritime access structure adjoins the property.

 PO3 There is an overriding  AO3.1 Development is for maritime  Performance solution functional requirement for the infrastructure (for example, jetty, boat development or part of the ramp, moorings). Elements of the QWB such as the development to be located on tidal boardwalk, jetties and boat landings lands. Or have an overriding need to be located on tidal land as they are functionally Editor’s note: Development  AO3.2 Development is lineal or nodal required to be located in these areas. components that have a functional infrastructure required to cross or be located within a waterway or tidal area

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requirement to be located over fish (for example, bridge, culvert crossing, The QWB POD has been developed habitats are acceptable. For stormwater outlet, pipeline). in response to the Development example car park areas (including Scheme prepared by the State. A key for boat ramps), parklands, marina Or element of the Development Scheme offices, spoil disposal or amenity is the provision of public realm open  AO3.3 The access is required for the facilities do not depend on their space of a greater area on the construction of the marine or lineal location to be on or over tidal lands northern bank of the river. To achieve infrastructure. to function, where alternatives of this the QWB design includes an area lesser impact exist. of reclamation to extend out beyond the Riverside Expressway. To meet the requirements of the Development Scheme there is an overriding need to locate this area of public open space on reclaimed tidal land.

 PO4 Development maintains or  AO4.1 The development does not  Complies enhances community access to impact on existing infrastructure or fisheries resources and fish access required by fishing sectors. The QWB PDA will not impact on habitats, such as through fishing existing infrastructure or access access and linkages between the required by fishing the commercial commercial fishery and fishing. The development will infrastructure, services and facilities. enhance the general community’s access to fisheries resources by enhancing opportunities to interact with the river.

 PO5 Development that has the  AO5.1 Affected fisheries, and the  Complies potential to impact on the operations impacts on those fisheries, are and productivity of Queensland identified. The QWB development will not commercial or recreational fisheries impact on the operation and mitigates any adverse impacts due And productivity of a Queensland to adjustment of fisheries. commercial fishery.  AO5.2 Fair and reasonable compensation to commercial fishers is The predominant commercial fishery determined. operating in the area is the River and Inshore Beam Trawl Fishery, which And targets crustaceans (primarily banana, bay and school prawns);  AO5.3 The impact of the development although some species of fish and on commercial fisheries and molluscs caught as bycatch are often recreational fishers is mitigated. retained. Trawling can occur within Editor’s note: The Guideline on the Brisbane River up to the Victoria fisheries adjustment provides advice for Bridge, although they rarely operate proponents on relevant fisheries that far upstream. adjustment processes and is available The QWB PDA will not have an impact on the operation or

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

by request from the Department of productivity of this or other Fisheries Agriculture and Fisheries. in the area.

 PO6 The development will not  AO6.1 Fish will not become trapped or Complies increase the risk of mortality, stranded as a result of development. disease or injury, or compromise the The risk of fish becoming trapped in health and productivity of fisheries And reclamation areas and in temporary resources. erosion control structures will be mitigated through procedures in the Construction EMP. Reference will be made to the DAF Fish Salvage Guidelines.

 AO6.2 Risks of fish stranding occurring Complies have been identified, and are demonstrably manageable. Risks of fish stranding may occur during reclamation activities and And installation of temporary sediment booms.

 AO6.3 Suitable habitat conditions, such Complies as water and sediment quality, will be maintained to sustain the health and The protection of water quality as well condition of fisheries resources within as inter-tidal and sub-tidal benthic all fish habitats. habitats has been summarised in the EAR and EMPF. And Mitigation measures to capture and minimise sediment transport in the river have been provided in the EMPF Measures

 AO6.4 Herbicides are not used on, and Complies will not drift onto, tidal land or wetlands, or within waterways. If herbicides are proposed to be used during any removal of exotic or pest plants within riparian zones they are to be safe for use within waterways. Procedures for the application of herbicides are to be targeted and include controlled application methods.

 PO7 Development resulting in  AO7.1 Run-off and leachate from  Complies drainage or disturbance of acid disturbed or oxidised acid sulfate soils sulfate soil is managed to prevent is contained and treated, and not Procedures and management plans impacts on fisheries resources and released to a waterway or other fish will be developed to ensure the fish habitats. habitat. management of any actual or potential acid sulfate soils. These will

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Editor’s note: Management of acid ensure that any exposed ASS will be sulfate soil is consistent with the current treated in-situ or removed for Queensland acid sulfate soil technical treatment so that acidic runoff or manual: Soil management guidelines, leachate is released into the Brisbane Department of Natural Resources and River. Mines, 2002. Preliminary investigations have established the presence of acid sulfate soils within the QWB PDA. An Acid Sulfate Soil Management Plan will be prepared for the management of any acid sulfate soils disturbed during construction.

 PO8 Development of, or adjacent  AO8.1 The development does not  Complies to, fish habitats avoids the directly impact fish habitats and is unnecessary loss, degradation or located: The development of the QWB site will fragmentation of fish habitats and impact on areas of fish habitat, their values and the loss of fish  Above the highest astronomical including mangroves, benthic and the movement. tide for tidal fish habitat, or water column. There is limited habitat value in the benthic environments,  Above bankfull width for non- Editor’s note: For more information, however the area of mangrove forests tidal fish habitats (freshwater). refer to relevant fish habitat does have some value. management operational policies Or and fish habitat guidelines: During the design of the marine  AO8.2 Where impacts on fish habitats aspects of the development Management and protection of cannot be avoided, development meets mangrove habitats have been marine plants and other tidal fish the following criteria: mapped and assessed for their habitats (FHMOP 001), Department ecological and fisheries values. The of Primary Industries and Fisheries,  The location, design and work majority of the moderate condition 2007 methods will result in the mangroves have been retained, with smallest impact possible to fish most of the impacts on low quality Tidal fish habitats, erosion control habitats mangrove habitats. and beach replenishment (FHMOP 010), Department of Primary  Development does not increase The proposed works are also unlikely Industries and Fisheries, 2007 the risk of transfer of, or impacts to result in pest fish species being from, pest fish and other imported into the river. There are no Dredging, extraction and spoil relevant pest species constructed lakes or ponds that may disposal activities (FHMOP 004),  Tidal and freshwater inundation be stocked with fish. Department of Primary Industries, and drainage patterns, extent 1998 Apart from the reclamation area the and timing are maintained such tidal sections of the site will maintain that ecological processes Departmental procedures for permit regular flushing. Opportunities to continue applications assessment and include a lower area in the approvals for insect pest control in  Works or development will not reclamation zone to enable tidal wetlands (FHMOP 003), restrict fish access to fish flushing and planting of mangroves habitats or fisheries resources will also be investigated..

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Department of Primary Industries,  Tidal or freshwater fish habitats 1996 will not be substituted for another type of habitat, for Fisheries guidelines for fish-friendly example, creation of mangrove structures (FHG 006), Department communities from other tidal of Primary Industries and Fisheries, fish habitats 2006  Works are undertaken to avoid both seagrass flowering periods and fish spawning and migration periods

 Impacts are mitigated where possible.

 Public infrastructure to facilitate fishing

 PO9 Development provides public AO9.1 Structures over tidal land are  Not applicable use and access to fisheries located over areas naturally devoid of resources. marine plants, or areas that have The QWB development does not undergone existing disturbance or involve infrastructure that is designed degradation. to facilitate fishing.

And

 AO9.2 Development that is public infrastructure to facilitate fishing has a direct link to the activity of fishing, and:

 Is a public jetty, pontoon, boat ramp or fishing platform

 The proposed location has been identified as the most suitable through a strategic planning approach

 There is an existing community requirement for the structure

 The development will result in the smallest impact possible to fish habitats.

And

 AO9.3 Avoidance of disturbance, whether that disturbance is permanent

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or temporary, for access paths, tracks or dredging navigable access.

And

 AO9.4 If development results in fish habitat disturbance, there is an overriding requirement for the development to be located within the tidal land, wetlands or a waterway.

And

 AO9.5 The long-term operability and impact of the use of the development will not require additional new development and associated impacts will not result in the need for dredge navigation access to the proposed jetty in the future.

 Public infrastructure (linear and nodal)

 PO10 Development provides a  AO10.1 The applicant is an entity or  Complies public benefit. has the authority to act on behalf of an entity. DBC has entered into contractual arrangements with the State Government to deliver QWB.

 PO11 There is an overriding  AO11.1 There is no other viable  Complies requirement for the development to alternative route that does not require be located on tidal land or other fish works on tidal land or fish habitats. The QWB PDA was declared by habitats. Economic Development Queensland And to facilitate the planning and delivery of the QWB Integrated Resort  AO11.2 The development has a Development. It is located within the functional requirement to be located on Brisbane CBD. There are no tidal land, within a waterway or over fish alternatives to this location and the habitats. development over tidal lands is required to provide the desired improvements to public open space.

 Public infrastructure – waterway crossings

 PO12 Development maintains  AO12.1 Bridge crossings are designed Complies existing tidal inundation and with abutments above the highest drainage patterns and extent. astronomical tide. Bridge foundations on either side of the bank are located well above HAT.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

And

 AO12.2 Culvert crossing are designed Not applicable with the size and number of culverts such that it is the entire width of the There are no culvert crossing waterway, the obvert being above the proposed. highest astronomical tide and the invert being equal to natural bed level, or a maximum of 300 millimetres below natural bed level.

And

 AO12.3 Development is a bed level  Not applicable crossing of 15 metres in width or less. There are no bed level crossings proposed.

 PO13 Development provides for fish No acceptable outcome is prescribed. Complies passage. The works will not result in a complete barrier to fish passage.

 Public infrastructure – pipeline or subterranean infrastructure

 PO14 Public infrastructure that is a AO14.1 The public infrastructure will be Not applicable pipeline or subterranean placed below the existing natural infrastructure maintains existing substrate surface level, and natural The project does not involve a public tidal hydrology, including inundation substrate and surface levels will be pipeline or subterranean infrastructure and drainage patterns and extent. reinstated. that will impact on marine plants.

And

 AO14.2 The public infrastructure will  Not applicable not cause waterway bed or bank scour or waterway bed or bank erosion. The project does not involve a public pipeline or subterranean infrastructure that will impact on marine plants.

 Public infrastructure – dredging or extracting sediment

 PO15 Works for public infrastructure AO15.1 Works for public infrastructure Not applicable that are dredging or extracting are for capital dredging, are proposed material are undertaken so as to by a public entity and are for a The project does not involve capital avoid impacts on marine plants. demonstrated need. dredging.

And

 AO15.2 Works are maintenance dredging consistent with a previously

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lawfully dredged area, or otherwise approved profiles for navigational purposes.

And

 AO15.3 Works are undertaken to avoid Not applicable both seagrass flowering periods and fish spawning and migration periods. There are no seagrass located within or adjacent to the QWB PDA.

 PO16 Disposal of dredge spoil is  AO16.1 Dredge spoil is not disposed of Not applicable undertaken in a manner that avoids on tidal land. impacts on marine plants. The project does not involve Or dredging.

 AO16.2 Spoil disposal will occur at a designated, approved spoil disposal site.

 AO16.3 Spoil disposal occurs as part of a beach replenishment program supported by a strategic planning process.

 Private infrastructure – dredging or extracting sediment

 PO17 Works for dredging or  AO17.1 Works for private infrastructure Not applicable extracting sediment for private will provide public or community benefit. infrastructure are only undertaken The elements of the development of where there is an overriding public And the QWB PDA that will impact on need exists for the work marine plants is not private  AO17.2 The works are a component of infrastructure. private development works and there is an overriding public need for the dredging component of the development to occur.

And

 AO17.3 The development is supported by a statutory instrument (for example, regional plans made under the Act, Shoreline Erosion Management Plan (SEMP), coordinated project approval under the State Development and Public Works Organisation Act 1971),

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

and the impact on fish habitats have been properly considered.

Editor’s note:

For example, private marina facilities or development that is open to the general public and facilitates public access for fishing purposes and future maintenance dredging is within the approved footprint of the facility, and is the least impact option based on fisheries resources and fish habitats.

Dredging for access to private structures is not supported.

 Public infrastructure – erosion control and beach replenishment

 PO18 Public infrastructure for  AO18.1 Public infrastructure for erosion Not applicable erosion and beach replenishment and beach control replenishment works is provided to address provides an erosion buffer zone and The project does not involve erosion existing significant and imminent facilitates managed retreat. and beach replenishment. erosion, maintain natural shoreline and foreshore processes and Editor’s note: Further guidance on existing fish habitat values. erosion control is provided in Tidal fish habitats, erosion control and beach Editor’s note: Further detail on replenishment (FHMOP 010), erosion control is provided in Tidal Department of Primary Industries and fish habitats, erosion control and Fisheries, 2007. beach replenishment (FHMOP 010), Department of Primary Industries And and Fisheries, 2007  AO18.2 The cause of shoreline and foreshore erosion is identified and treated.

And

 AO18.3 Development provides a riparian buffer zone with a minimum width of:

For tidal fish habitats:

 100 metres above the highest astronomical tide outside an urban area, or

URBIS VOLUME 1 PLANNING AND DESIGN REPORT APPENDICES

 50 metres above the highest astronomical tide within an urban area

For non-tidal fish habitats:

 50 metres above bankfull width outside an urban area, or

 25 metres above bankfull width an urban area.

And

 AO18.4 An erosion control structure is provided to address a short-term significant erosion risk that will result in the loss of buildings, structures or infrastructure that are not expendable or relocatable.

And

 AO18.5 Erosion control works:

 Minimise disturbance to fish habitats and fisheries resources

 Result in no further loss of fish habitats (for example, through reclamation of tidal land)

 Maximise fish habitat enhancement or creation through fish friendly design

 Minimise disruption to community use of the area.

And

 AO18.6 Erosion control structures:

 Are located where the applicant can demonstrate a level of rights or interest

 Are located parallel to the shoreline and as far landward

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as possible. Minor regularisation may be supported

 Are located landward of, or adjoining, the existing land profile

 Incorporate fish-friendly design.

And

 AO18.7 Development does not involve the placement of sand on soft-sediment shorelines to create an artificial beach unless the site has a demonstrable history of sand placement for public recreation purposes.

 PO19 Erosion control and beach  AO19.1 Minor filling is required to  Not applicable replenishment that requires filling of regularise a shoreline or foreshore as tidal land is avoided where possible, part of erosion control activities. The project does not involve erosion and impact on tidal land is and beach replenishment. minimised. And

 AO19.2 Filling of tidal land is for the creation of dune or beach above highest astronomical tide and the filling:

 Is part of an erosion control strategy, or

 Does not create terrestrial land for the placement of structures or for terrestrial activities, or

 Is an integral part of the erosion control design, or

 Will minimise replenishment frequency or impact to fish habitats, or

 Will remove the need for other erosion control works that will have a greater impact on fish habitats.

And

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 AO19.3 Placement of sand is required for the effective functioning of an erosion control structure.

 Private development work

 PO20 Maritime infrastructure  AO20.1 Structures over tidal land are Not applicable providing for private access avoids located over areas that are naturally impacts on marine plants and fish devoid of marine plants. The elements of the development of habitat. the QWB PDA that will impact on Or marine plants is not private infrastructure.  AO20.2 Development work associated with a private jetty or pontoon has a maximum marine plant disturbance area of 30 square metres. The marine plant disturbance area has a maximum width of two metres along the shoreline (highest astronomical tide height) and a maximum length of 15 metres from the shoreline (perpendicular).

 AO20.3 Private development work that is a boat ramp has a maximum marine plant disturbance area of 45 square metres. The area below the highest astronomical tide is not to exceed 45 square metres (that is, no other fish habitats are to be disturbed or modified).

And

 AO20.4 The long-term operability and impact of the use of the development will not require additional new development and associated impacts, for example, a proposed private jetty will not result in the need to dredge navigation access to the proposed jetty in the future.

And

 AO20.5 Only one maritime access structure will adjoin the property.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 Temporary development

 PO21 The design of the temporary AO21.1 Temporary development:  Complies development results in the smallest possible disturbance to fish habitat  Will have lesser impact on the The majority of the QWB and fisheries resources. tidal lands or fish habitats than development that will impact on all other reasonable options marine plants is not temporary development. There may be a  Is designed to minimise impacts potential for some temporary to fish habitat and fisheries construction impacts to areas of productivity mangroves during the construction of  Will be in place or undertaken the boardwalk and reclamation areas. for the shortest possible time, Recommendations for mangrove having regard to the nature of restoration works have been provided the development in this EAR.  Is designed to avoid filling or reclamation of tidal lands

 Can and will be completely removed from tidal land and fish habitats

 Will be carried out during a time that avoids or minimises conflict with known fish migration or spawning periods.

And

 AO21.2 Disturbed land profiles will be restored to allow original inundation and drainage patterns.

And

 AO21.3 The development provides for regeneration or restoration of fish habitat and fisheries resource values.

And

 AO21.4 The development will not result in the permanent substitution of fish habitat.

And

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 AO21.5 The development provides for a post-works monitoring and maintenance program.

 Public health or safety

 PO22 Development that is ensuring AO22.1 Development for a public  Not applicable public health or safety is undertaken health issue: in a manner that minimises impacts QWB PDA is not development for a on fish habitat and fisheries  Is endorsed in writing by public health issue. resources. Queensland Health or the relevant local government Note: The following are not  Is necessary, as all alternative considered public health or safety options that do not require issues: removal or disturbance of  Management of ‘nuisance’ marine plants have been issues (for example, biting considered and are not viable or midge control, or the achievable in the available management of odours from timeframes for an adequate decaying vegetation) response to the public health issue  Foreshore erosion, unless its control is required as a  If the development is for a long- short-term emergency term response with permanent response to a catastrophic or ongoing impacts to fish event that presents an habitats—ensures an agreed immediate threat to public program to identify and safety through undermining implement measures to reduce of dwellings or the impacts of the response infrastructure. In such over time on the area. cases, the emergency And provisions of the sustainable planning act 2009 may  AO22.2 Development for a public apply. Where possible, safety purpose has no viable alternative erosion management options and is for: measures should be developed prior to public signage or aids to warn the public of a safety becoming an issue. safety hazard (for example, within a waterway to warn of submerged rocks,  Capital dredging for crocodiles, marine stingers), or navigation. preventing an impending public safety issue (for example, beach cleaning to remove dangerous items such as syringes), or

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

the mitigation of a hazard to public safety that has resulted from a specific unforseen event (for example, a fallen tree that is a danger to safe navigation), or

placement of a cyclone mooring identified under a cyclone contingency plan by the harbour master or controlling port authority or corporation, and is located in accordance with the plan.

 Restoration works

 PO23 Restoration works to reinstate AO23.1 Works will not result in  Not applicable fish habitats, fisheries productivity additional fish habitat disturbance, and natural ecological processes to removal or degradation. Where restoration works are a pre-existing natural condition are proposed in areas of temporary undertaken in a manner that And disturbance and in areas that are mitigates impacts on marine plants currently degraded, they can be  AO23.2 Land profiles are restored to and fish habitats. planned and managed without original inundation and drainage requiring additional impacts to marine Editor’s note: For further guidance patterns. plants. refer to Restoration of fish habitats: And Fisheries guidelines for marine The restoration works will not require changes to bank and bed profiles areas (FHG 002), Department of  AO23.3 Works are undertaken to within areas of mangrove habitat. Primary Industries, 1998. encourage fish habitats and fisheries Part of the restoration strategies will Restoration works authorised resource values to naturally regenerate. through an endorsed restoration also involve removal of litter and plan under the code for self- And debris, as well as minor surface assessable development MP06 – profiling to encourage natural Minor impact works in a declared  AO23.4 Fish habitat restoration work colonisation by mangroves. fish habitat area or involving the will not result in the substitution of fish Restoration works will be targeted to removal, destruction or damage of habitats. providing a mangrove forest and will marine plants, Department of  AO23.5 Physical restoration of fish not result in different fish habitats Agriculture, Fisheries and Forestry, habitats (for example, replanting) is being established. Naturally 2013, do not require a development undertaken where natural regeneration occurring mangrove species in the permit. is, or is likely to be, unsuccessful. Brisbane River will be selected for any planting works and be limited to And Grey Mangrove, River Mangrove and Milky Mangrove. These plants will be  AO23.6 Permanent structures (for sourced from as close as possible to example, boardwalk) to facilitate the restoration areas. restoration works:

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provide a means of managing an A Mangrove Rehabilitation and identified impact or degrading process Restoration Plan will be prepared that will guide the implementation of these retain natural ecological processes actions and outline the monitoring and management requirements. are the least impact alternative available.

And

 AO23.7 Works include a post-works monitoring and maintenance program, appropriate for the scale of the restoration works.

And

 AO23.8 Marine plants used in restoration works are collected within a 100 kilometre radius of the site to maintain the genetic integrity of the restoration-site and local marine plant communities.

 Works for aesthetic purposes or to provide for views

 PO24 Removal, trimming or  AO24.1 Works are undertaken in  Not applicable damage to marine plants to provide accordance with a mangrove views or for aesthetic purposes is management strategy endorsed by Pruning of mangroves will be required undertaken in a manner that Fisheries Queensland. around the boardwalk to maintain maintains the integrity of fish safe and secure access. habitat.

 All development – environmental offsets

 PO25 Impacts to marine plants or AO25.1 Residual impact to marine  Not applicable legally secured offset areas for plants or legally secured offset areas marine plants are avoided or for marine plants is comprehensively While marine plants and waterways mitigated, and an environmental and accurately documented to providing for fish passage are offset is provided for any significant demonstrate that impact is avoided or, identified as prescribed environmental residual impact. where this cannot be achieved, that matters and are present within the impacts are minimised. QWB PDA, under the Environmental Offsets Regulation 2014, Section Or 5(3)(c) and 5(3)(d) these are not considered to be a prescribed  AO25.2 Where residual impact to environmental matter when in an marine plants or legally secured offset urban area. areas for marine plants is accurately documented and it cannot be

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

demonstrated that impact can be Under the Offsets Act an offset for reasonably avoided or minimised, an significant residual impact to marine environmental offset is provided for any plants or waterways cannot be significant residual impact. conditioned..

Editor’s note: Applications for development should identify whether there is likely to be a significant residual impact and a need for an environmental offset having regard to Section 3.9 (Marine plants) of the Significant Residual Impact Guideline and the relevant Queensland Environmental Offsets Policy.

 Additional requirements for development within a strategic environmental area for specified works

 PO26 Development minimises  AO26.1 Clearing of marine plants is  Not applicable clearing of native marine plants limited to the minimum area required for including beyond the extent of the works and to allow for maintenance. The QWB PDA is not within a Operational Work. Natural strategic environmental area. regeneration of any cleared or work And area is facilitated wherever possible.  AO26.2 There is no impediment to the natural regeneration of native plant species in the area of clearing and works following completion of works.

 PO27 Development avoids or  No acceptable outcome is prescribed. minimises adverse impacts on fish passage during works and the carrying out of the activity.

 PO28 There is nil net loss in marine AO28.1 Any marine plant damaged plants as a result of development. during construction is replaced at the completion of the development with the same species of plant in the disturbed area outside of the footprint of the development.

 PO29 Development does not impact AO29.1 Development in tidal waters is on fish habitat values. located, designed and constructed to ensure that the activities do not impact on fish habitat values and function.

 PO30 Development avoids or  AO30.1 Development demonstrates  Not applicable minimises any adverse impacts best practice environmental from pollutants on environmental management to meet relevant

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values and water quality objectives environmental values and water quality The QWB PDA is not within a for receiving waters (surface and objectives of the Environmental strategic environmental area. groundwater) on-site or leaving a Protection (Water) Policy. site. Or

 AO30.2 All stormwater, wastewater, discharges and overflows leaving the site are:

treated to the quality of the receiving waters prior to discharge, or

reclaimed or re-used such that there is no export of pollutants to receiving waters.

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MODULE 9: QUEENSLAND HERITAGE PREPARED BY URBIS PTY LTD

9.1 QUEENSLAND HERITAGE PLACE STATE CODE Table 9.1.1: All Development

Performance outcomes Acceptable outcomes Response

State Heritage Place (except an archaeological State Heritage Place)

 PO1 Development does not  AO1.1 The features, fabric, contents, Complies destroy or substantially reduce the setting and archaeological potential of cultural heritage significance of a the place, which contribute to cultural The proposed development will State Heritage Place unless there heritage significance, are conserved result in conservation of the Heritage is no prudent and feasible and new fabric or uses are only Places through repairs and alternative to carrying out the introduced if they maintain or enhance maintenance conducted to development. cultural heritage significance. adaptively reuse the buildings in the new development. The project will Editor’s note: allow greater access to heritage buildings in the precinct, and Advice about how to meet this promotion of their cultural acceptable outcome is available in significance. Guideline: Developing Heritage Places – Using the development Conservation Management Plans criteria, Department of Environment have been prepared for State and Heritage Protection 2013. heritage listed items. These documents provide guidance on the It is recommended that a heritage significance of heritage features impact statement be prepared in within the precinct, and how their accordance with Guideline: Preparing heritage values should be best a heritage impact statement, conserved. Department of Environment and Heritage Protection, 2013 to demonstrate compliance with this acceptable outcome.

A conservation management plan may be required for some applications. Refer to Guideline: Conservation management plans, Department of Environment and Heritage Protection, 2013.

Or  AO1.2 Development destroys or  Complies substantially reduces cultural heritage significance only if there is no prudent No Heritage Places are proposed to and feasible alternative. An alternative be demolished. However, as part of the adaptive reuse of buildings

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will not be prudent or feasible if it changes may be proposed that involves: could result in loss of original and significant fabric.  An extraordinary or unacceptable economic cost This part of the Brisbane CBD and to the state, the community, a the buildings located within are section of the community or an currently underutilised and the individual, or development is considered to be of great economic benefit to Brisbane  An extraordinary or and the State. The proposed unacceptable environmental or development will reinvigorate this social disadvantage, or area of the CBD, and promote the  Technical impractibility, or important heritage values of this part of Brisbane.  Risk to public health or safety, or Alternatives:

 Other unusual or unique If the development was not to occur, circumstances. it is possible that the Heritage Places would deteriorate through  Editor’s note: it is deferred maintenance; which would recommended that the indirectly lead to impacts on cultural application present sufficient significance. alternative options to demonstrate there is no The optimum development from a prudent and feasible heritage perspective would involve alternative. no or very minimal loss of original or The alternatives should include: significant fabric. This does not  The option of not proceeding make the buildings appealing to with the development prospective tenants and would likely result in vacant buildings.  The optimum development that would result in the Public Engagement: minimum impact on cultural The following stakeholders have heritage been engaged as part of the  The whole of the proposed heritage component of this project: development, not just the part occurring on the place Queensland Heritage Council

 Options outside the confines DEHP of the proposed development National Trust of Australia  Sale, lease or other form of (Queensland) disposal of all or part of the property if this may favour or Queensland Urban Design and aid conservation. Places panel.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Further guidance is available in Consultation with these groups will Guideline: No prudent and feasible continue for the duration of the alternative, Department of project. Environment and Heritage Protection, 2013.

Editor’s note: A pre-lodgement meeting is recommended to discuss the likely impact of the development proposal early in the process.

Editor’s note: Public engagement should be undertaken, including:

 A process and timetable for dialogue about the proposed development with people and organisations having an interest in the heritage values of the place

 Identifying the relevant people and organisations, informing them about the development proposal, and offering to engage them in the discussion

 Sharing information and engaging in dialogue aimed at reaching a shared position

 Documenting the engagement process and recording community comment (to be included with the application).

Archaeological State Heritage Place

 PO2 Development does not have a AO2.1 There is no potential for the Not Applicable detrimental impact on any development to have a detrimental The proposal Complies with AO2.2 archaeological artefact on an impact on any archaeological artefact archaeological State Heritage on the archaeological state Heritage Place. Place.

 AO2.2 Development on the  Complies archaeological State Heritage Place provides for appropriate management

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of the archaeological artefacts in Development will be undertaken in accordance with the results of an accordance with the Archaeological archaeological investigation. Management Plan prepared for the project. This includes undertaking Editor’s note: Further guidance is archaeological excavation and/or available in the Guideline: monitoring in areas of Archaeological investigations, archaeological potential. Department of Environment and Heritage Protection, 2013.

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MODULE 10: COASTAL PROTECTION PREPARED BY ARUP GROUP

10.1 TIDAL WORKS, OR DEVELOPMENT IN THE COASTAL MANAGEMENT DISTRICT STATE CODE Table 10.1.1: All Development

Performance outcomes Acceptable outcomes Response

PO1 Development in a coastal  AO1.1 Development is located outside Complies hazard area is compatible with the a high coastal hazard area unless it is: level of severity of the coastal The QWB PDA is located within hazard.  Coastal-dependent coastal hazard areas for storm tide development, or inundation and erosion prone areas. Much of the development in areas of  Compatible with inundation due coastal hazard risk can be considered to its nature or function, or coastal dependent development,  Temporary, readily relocatable, including the jetties and boardwalks. or able to be abandoned, or Areas of public realm expansion along the foreshore of the river have  Essential community service also been designed to improve the infrastructure, or access of the public to the river.  Small- to-medium scale tourist The QWB PDA consists of development, or redevelopment of an existing built-up  Redevelopment within an urban area (the Brisbane CBD) and existing built-up urban area, or design considerations have been is redevelopment of built incorporated to ensure protection and structures that cannot be mitigation from coastal hazards. This relocated or abandoned. includes the location of areas of public open space and infrastructure And that can be readily evacuated or abandoned.

The flood assessment prepared for the POD indicates that a storm tide event is wholly contained within the banks of the existing river.

The design of all structures within the erosion prone area have included appropriate measures to mitigate risk associated with erosion and have a 100 year design life.

 AO1.2 Development referred to in  Complies AO1.1(6) avoids being located within a high coastal hazard area, or where this The QWB PDA will ensure design is not practicable, minimises the minimises potential exposure of people and permanent structure to

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exposure of people and permanent coastal hazard areas. Only areas of structures to coastal hazard impacts. foreshore public open space are located within the mapped storm tide and erosion prone area hazards.

 PO2 Development siting, layout and AO2.1 Development within a coastal  Complies access in a coastal hazard area hazard area is located, designed, responds to potential inundation due constructed and operated to maintain or Storm tide inundation will not result in to a defined storm tide event and enhance the community’s resilience to any adverse effects to areas of public minimises associated risks to a defined storm tide event by limiting realm or buildings within the QWB personal safety and property. the exposure of people and structures PDA. Inundation from the upstream to associated impacts. catchment, which has been assessed, is the predominant source of flooding And for the area. A storm tide inundation would have lesser effect due to lower storm tide level. Flooding from storm tide event is also contained within the river banks

 AO2.2 Development mitigates any  Complies residual impacts from storm tide inundation in a coastal hazard area There will be no habitable rooms including by ensuring: located below the storm tide event level. Safe refuge and access from  Habitable rooms of built the foreshore areas, including the structures are located above the boardwalk have been provided, with defined storm tide event level easy egress out of foreshore and any additional freeboard development areas. level that would ordinarily apply in a flood prone area under a As the storm tide events are not likely relevant planning scheme to be higher than the existing river standard, or bank level there are ample evacuation routes all along the foreshore frontage  A safe refuge is available for of the QWB PDA. people within the premises during a defined storm tide event, or

 At least one evacuation route remains passable for emergency evacuations during a defined storm tide event, including consideration of the capacity of the route to support the evacuation of the entire local population within a

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reasonably short timeframe (for example, 12 hours).

And

 AO2.3 Development within a coastal  Complies hazard area is located, designed and constructed to ensure exposed Structures within the coastal hazard structures can sustain flooding from a area, that is all marine structures, will defined storm tide event. have a 100 year design life which includes resilience for flooding and And storm tide inundation. The 100 year design life is related to the substructure and superstructure of all foreshore development.

 AO2.4 Essential community service  Not applicable infrastructure is: No essential community service  Located so that it is not infrastructure will be located in the inundated by a recommended area of mapped storm tide inundation storm tide event specified for hazards. that infrastructure, or

 Located and designed to ensure any components of the infrastructure that are likely to fail to function or may result in contamination when inundated by a storm tide (for example, electrical switch gear and motors, water supply pipeline air valves) are:

 Located above the peak water level for a recommended storm tide event, or

 Designed and constructed to exclude storm tide intrusions or infiltration (including by being located in the ground), or

 Able to temporarily stop functioning during a recommended storm tide event without causing significant

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adverse impacts to the infrastructure or the community.

And

 AO2.5 Emergency services  Not applicable infrastructure and emergency shelters, police facilities, and hospitals and No emergency services infrastructure associated facilities have an emergency will be located in areas of mapped rescue area above the peak water level storm tide hazard. for a recommended storm tide event.

 PO3 Development directly, indirectly AO3.1 Development avoids increasing Complies and cumulatively avoids an the number of premises from which unacceptable increase in the people would need to be evacuated to The QWB development will not severity of the coastal hazard, and prevent death or injury from a defined increase the number of premises that does not significantly increase the storm tide event. will need evacuation in a storm tide potential for damage on the event. premises or to other premises.

 PO4 Development avoids the  AO4.1 Development that involves the Complies release of hazardous materials as a manufacture or storage of hazardous result of a natural hazard event. materials in bulk are designed to: There will be no manufacturing or storage of hazardous materials in Editor’s note: Applications should:  Prevent the intrusion of waters areas of storm tide inundation.. from a defined storm tide event assess the risk of storm tide into structures or facilities inundation releasing or otherwise containing the hazardous exposing hazardous materials, materials, or including appropriate emergency planning and contingency  Ensure hazardous materials measures. remain secured despite inundation, including secure applications are to be supported by from the effects of a report certified by a Registered hydrodynamic forcing Professional Engineer of associated with wave action or Queensland (RPEQ) that flowing water. demonstrates this performance outcome will be achieved.

 PO5 Natural processes and the  AO5.1 Development in an erosion  Complies protective function of landforms and prone area within the coastal vegetation are maintained in coastal management district: The current foreshore area along the hazard areas. QWB PDA has been highly modified maintains vegetation on coastal with rock revetment and constructed landforms where its removal or damage retaining walls forming the river edge. may: The natural coastal processes of sediment movement and channel

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 Destabilise the area and morphology have been previously increase the potential for impacted by the development along erosion, or the river edge in this location.

 Interrupt natural sediment The proposed development of QWB trapping processes or dune or site has been designed to current

land building processes engineering standards to ensure impacts associated with erosion and  Maintains sediment volumes of bank stability are mitigated. dunes and near-shore coastal

landforms, or where a reduction in sediment volumes cannot be avoided, increased risks to development from coastal erosion are mitigated by

location, design, construction

and operating standards  Minimises the need for erosion

control structures or riverbank hardening through location, design and construction standards

 Maintains physical coastal processes outside the development footprint for the development, including

longshore transport of sediment along the coast

 Reduces the risk of shoreline erosion for areas adjacent to the development footprint unless the development is an erosion control structure

 Reduces the risk of shoreline erosion for areas adjacent to

the development footprint to the

maximum extent feasible in the case of erosion control structures.

And

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 AO5.2 Development in a storm tide  Not applicable inundation area is located, designed, constructed and operated to: The QWB PDA is not located in a coastal system that includes dunes.  Maintain dune crest heights, or where a reduction in crest The relatively narrow fringe of

heights cannot be avoided, mangroves and estuarine wetland in the PDA do not protect or buffer the mitigate risks to development from wave overtopping and adjacent land from seal-level rise storm tide inundation impacts or storm tide inundation.

 Maintain or enhance coastal ecosystems and natural features, such as mangroves and coastal wetlands, between

the development and tidal waters, where the coastal ecosystems and natural features protect or buffer communities and infrastructure

from sea-level rise and impacts

from storm tide inundation. And

 AO5.3 Redevelopment of built  Performance solution

structures in the erosion prone area The riverbank within the QWB PDA is within a coastal management district: already completely developed and  Avoids intensifying the use of hardened with rock revetment and/or the premises, or retaining wall structures. The natural protective function of landforms and  Demonstrates that any vegetation have largely been intensification of use will not removed from the site. The result in an increase in the need intensification of the use of the for erosion control structures or foreshore area as public open space riverbank hardening. areas will require erosion control and And river bank protection measures to provide for the required design life of 100 years.

 AO5.4 Development that is coastal  Not applicable

protection work involves, in order of The QWB development is not for priority: coastal protection works.  Beach nourishment undertaken in accordance with a program of beach nourishment works that

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source sediment of a suitable quality and type from outside the active beach system, or

 The construction of an erosion control structure, where it is

demonstrated that installing an

erosion control structure is the only feasible option for protecting permanent structures from coastal erosion and those structures cannot be abandoned or relocated in the event of coastal erosion occurring.

Editor’s note: Applications for coastal protection work should be supported by a report certified by a Registered Professional Engineer of Queensland (RPEQ) that demonstrates how the engineering solution sought by the work will be achieved.

Editor’s note: Applications for erosion control structures should demonstrate the consideration of beach nourishment techniques, and include a statement of why nourishment (in whole or part) has not been adopted as the preferred means of controlling the erosion risk.

And

 AO5.5 Development involving  Complies reclamation: The reclamation works will have  Does not alter, or otherwise negligible impacts on the adjacent minimises impacts on, the bed of the river. The proposed physical characteristics of a methodology for the reclamation waterway or the seabed near works includes the use of a double- the reclamation, including flow sheet pile wall that will be driven regimes, hydrodynamic forces, down to the bedrock. This will tidal water and riverbank provide a smaller excavation footprint stability that alternative solutions for rock revetment or bunding.  Is located outside the active sediment transport area, or

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otherwise maintains sediment The reclamation works will also have transport processes as close as a negligible impact on the natural flow possible to their natural state regimes within the rivers, maintaining a width of over 220m at the site of  Ensures activities associated reclamation. The landform and shape with the operation of the of the reclamation area has also been development maintain the designed to consider effects on flow structure and condition of velocities during flood events, with vegetation communities and curves aligned to the direction of flow. avoid wind and water run-off erosion. The reclamation area will ultimately be an area of public open space with Editor’s note: Applications for areas of hard and soft landscaping. reclamation should be supported by a The final design of this park will report certified by an RPEQ that include stormwater and drainage demonstrates how the engineering infrastructure to manage surface solutions sought by the work will be water quality. achieved

 PO6 Erosion prone areas in a  AO6.1 Development locates built  Performance solution coastal management district are structures outside the part of the maintained as development free coastal management district that is the The QWB development will require buffers, or where permanent erosion prone area unless the development within a CMD, however buildings or structures exist, coastal development is listed under AO1.1 (1) – the majority of all permanent buildings erosion risks are avoided or (4). will be located outside of the erosion mitigated. prone area. Elements that are within And the erosion prone area are tidal dependent structures, such as boardwalks and jetties.

The reclamation area will also be located within the erosion prone area however, the location of this area will not result in increased coastal erosion risk.

 AO6.2 Small to medium scale tourist  Not applicable development is located outside the erosion prone area unless it is The QWB development is not a small redevelopment. to medium scale tourist development.

And

 AO6.3 Coastal-dependent  Not applicable development: The QWB development is not coastal-  Locates, designs and constructs dependent development. relevant buildings or structures

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to withstand coastal erosion impacts, including by use of appropriate foundations, or

 Installs and maintains coastal protection works to mitigate adverse impacts to people and permanent structures from coastal erosion at the location.

And

 AO6.4 Development that is temporary, Complies readily relocatable or able to be abandoned, or essential community There is not coastal building line in service infrastructure: the location of the QWB PDA. The QWB development does not locate  Locates built structures any new habitable buildings beyond landward of an applicable the line of existing habitable buildings. coastal building line, or

 Where there is no coastal building line, locates habitable built structures landward of the alignment of adjacent habitable buildings, or

 Locates lifesaver towers or beach access infrastructure to minimise its impacts on physical coastal processes, or

 Where it is demonstrated that (1) or (2) is not reasonable and (3) does not apply:

 Locates built structures as far landward as practicable

 Uses layout design to minimise the footprint of the development that remains within the erosion prone area.

And

 AO6.5 Redevelopment of existing built Performance solution structures not referred to in AO6.4, and excluding marine development: There is no coastal building line along the QWB PDA and development for

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 Relocates built structures public open space and infrastructure outside that part of the erosion will be located within the erosion prone area that is within the prone area. The foreshore elements coastal management district, or of the project have been designed with a 100 year design life, which  Relocates built structures as far includes appropriate erosion control landward as practicable, and structures. landward of an applicable coastal building line, or

 Where there is no coastal building line:

 Relocates built structures landward of the alignment of adjacent habitable buildings, or

 Uses layout design to minimise the footprint of the development that remains within the erosion prone area, or

 Provides sufficient space seaward of the development within the premises to allow for the construction of erosion control structures.

And

 AO6.6 Redevelopment of built  Complies structures in the erosion prone area within a coastal management district, The redevelopment of the foreshore which results in an intensification of area within the QWB PDA will be use, mitigates the erosion threat to the designed by an RPEQ that development, having regard to: specialises in marine infrastructure. Design life foreshore elements will be  Design and construction 100 years and this will include standards measures for mitigating any erosion..

 Installing and maintaining on- site erosion control structures within the premises if the development is not intended to be temporary.

 PO7 Development avoids or  AO7.1 Coastal protection work that is in Not applicable minimises adverse impacts on the form of beach nourishment uses methods of placement suitable for the location that do not interfere with the

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coastal resources and their values, long-term use of the locality of, or The QWB PDA does not consist of to the maximum extent reasonable. natural values within or neighbouring, beach nourishment. the proposed placement site.

And

 AO7.2 Marine development is located Performance solution and designed to expand on or redevelop existing marine infrastructure The marine development associated unless it is demonstrated that it is not with QWB does not constitute an practicable to co-locate the expansion or redevelopment of development with existing marine existing development. Despite this, infrastructure. the placement of the public realm elements of the project within the And Brisbane River does not significantly impact on coastal resources.

The current condition of the coastal resources underneath the Riverside Expressway is limited and areas of significant value have largely been retained and protected.

 AO7.3 Marine development:  Complies

 Relies on a natural channel of a No dredging is proposed to provide depth adequate for the intended adequate channel depth for vessel vessels, or mooring in the North Quay sub- precinct  Where there are no feasible alternative locations for the facility in the local area that do not require dredging for navigation channel purposes, development is located, designed and operated to minimise the need for capital and maintenance dredging for navigation channel purposes.

And

 AO7.4 Development minimises  Not applicable dredging or the disposal of material in coastal waters during key biological No dredging is proposed as part of events (such as fish aggregations or the QWB development spawning) for species found in the area.

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And

 AO7.5 Measures are to be incorporated Complies as part of siting and design of the development to protect and retain There is currently very limited riparian identified ecological values and vegetation along the northern bank of underlying ecosystem processes within the Brisbane River within the QWB. or adjacent to the development site to The landscape works within the parks the greatest extent practicable. This proposed as part of the QWB includes: development will provide an improved riparian vegetation.  Maintaining or restoring vegetated buffers between The QWB PDA is located within the development and coastal highly developed reach of the waters to the extent practicable, Brisbane River that has very little unless the development is habitat connectivity and low within ports or airports, or is ecological corridor values. marine development The majority of the estuarine wetland  Maintaining or enhancing the area associated with the patch of connectivity of ecosystems in mangroves will be retained. Impacts consideration of the cumulative will be limited to that required to effect of the development in construct the required boardwalk in addition to existing developed the Goodwill Extension sub-precinct. areas

 Retaining coastal wetlands, seagrass beds and other locally important feeding, nesting or breeding sites for native wildlife.

And

 AO7.6 Measures are incorporated as Complies part of siting and design of the development to maintain or enhance Construction phase water quality water quality to achieve the management will be developed in environmental values and water quality accordance with the ESCF. For the objectives outlined in the Environmental operational phase of the Protection (Water) Policy 2009. development, WSUD will be incorporated into the drainage And infrastructure. Initial MUSIC modelling prepared as part of the POD application indicates that runoff from the site can meet the required load based reductions specified in the State Planning Policy.

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 AO7.7 Development avoids the  Complies disturbance of acid sulphate soils, or where it is demonstrated that this is not Actual and potential acid sulphate possible, the disturbance of acid soils have been identified within the sulphate soils is carefully managed to project area and their disturbance minimise and mitigate the adverse cannot be avoided. As construction effects of the disturbance on coastal methodology is finalised, a detailed resources. Acid Sulphate Soils Management Plan will be developed to ensure no discharge of acidic surface water into the Brisbane River.

 PO8 Coastal protection work is  AO8.1 Coastal protection work is only Not applicable undertaken only as a last resort undertaken to protect existing where erosion presents an imminent permanent structures from imminent The QWB development is not coastal threat to public safety or permanent adverse coastal erosion impacts, and protection work. structures. the structures cannot reasonably be relocated or abandoned. Editor’s note: Applications for coastal protection work must be supported And by a report certified by an RPEQ that demonstrates how the  AO8.2 Coastal protection work to  Not applicable engineering solution sought by the protect private structures is undertaken The QWB development is not coastal work will be achieved. on private land to the maximum extent reasonable. protection work.

And

 AO8.3 Coastal protection work does  Not applicable not increase the coastal hazard risk for adjacent areas or properties. The QWB development is not coastal protection work.

 PO9 Development avoids adverse AO9.1 Development:  Complies impacts on matters of state environmental significance, or  Is set back from matters of state Of the MSES identified in the State where this is not reasonably environmental significance Planning Policy, only the wetlands of high ecological significance are possible, impacts are minimised and  Avoids interrupting, interfering mapped as occurring within the QWB an environmental offset is provided or otherwise adversely PDA. The mapping indicates that the for any significant residual impacts impacting underlying natural strip of retained mangroves around to matters of state environmental ecosystem components or the Goodwill Extension area are significance that are prescribed processes and interactions that considered to be high ecological affect or maintain the matters of significance wetlands under the EPP. state environmental significance, such as water The QWB development does not quality, hydrology, result in a significant residual impacts

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geomorphology and biological to any matters of state environmental processes, or significance.

 Incorporates measures as part of its location and design to protect and retain matters of state environmental significance and underlying ecosystem processes within and adjacent to the development site to the greatest extent practicable.

Editor’s note: Applications for development should identify any threatened species or their habitats, or threatened ecosystems that may be affected by the proposal. In particular, applications should identify and describe how the development avoids adverse impacts on any critical life stage ecological processes within or adjacent to the development area.

And

 AO9.2 Where impacts cannot be  Complies reasonably avoided or minimised, an environmental offset is provided for any There is no residual significant impact significant residual impact on matters of to a MSES, when assessed against state environmental significance that the Queensland Significant Residual are prescribed environmental matters Impact Guidelines. Under the SRI caused by the development. Guideline an action is unlikely to have a significant residual impact on a high Editor’s note: Applications for ecological significance wetland if the development should identify anticipated mapped wetland in is determined as losses, and outline what actions are not having ‘high’ or ‘very high’ proposed to be undertaken to offset the conservations values using loss in accordance with the Significant AquaBAMM or an appropriate Residual Impact Guideline and the assessment technique agreed with relevant Queensland Environmental the assessing department. The Offsets Policy. Aquatic Conservation Assessment Report prepared by the Queensland Government, which utilises the AquaBAMM methodology, maps the areas as having medium conservation values. Due to this conservation assessment any action that impacts

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on this area is unlikely to result in a significant residual impact for which an environmental offset could be conditioned.

 PO10 Development maintains or  AO10.1 Development adjacent to state Complies enhances general public access to coastal land or tidal water: or along the foreshore, unless this is The QWB development does not contrary to the protection of coastal  Demonstrates that restrictions restrict public access to state coastal resources or public safety. to public access are necessary land. The foreshore and marine for: elements of the development will enhance opportunities for public  The safe or secure operation of access to the Brisbane River. The development, or development improves access for a  The maintenance of coastal number of public uses, including landforms and coastal habitat pedestrians, recreational open space, dining areas, boat moorings and  Separates residential, tourist event spaces. and retail development from tidal water with public areas or public access facilities, or

 Maintains existing public access (including public access infrastructure that is in the public interest) through the site to the foreshore for:

 Pedestrians, via access points including approved walking tracks, boardwalks and viewing platforms, or

 Vehicles, via access points including approved roads or tracks.

And

 AO10.2 Development adjacent to state Complies coastal land, including land under tidal water: The aspects of the QWB development that are located over tidal water have  Is located and designed to: been designed to allow for safe and unimpeded access. The design of the  Allow safe and unimpeded scheme has considered CPTED access to, over, under or principles to meet the requirements of around built structures located the Development Scheme. on, over or along the foreshore

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 Ensure emergency vehicles can There is no loss of access along the access the area near the foreshore, with improved access development, or achieved through the development of North Quay, The Landing and the  Minimises and offsets any loss Goodwill Extension sub-precincts. of access to and along the foreshore within two kilometres of the existing access points, and the access is located and designed to be consistent with (1)(a) and (b).

And

 AO10.3 Any parts of private  Not applicable development that extend over tidal water are to be designed, constructed There are no private developments and used for marine access purposes located over tidal water. only.

 PO11 Private marine development AO11.1 Private marine development  Not applicable avoids structures attaching to, or and other structures such as decks or extending across, non-tidal state boardwalks for private use do not The QWB PDA is not private marine coastal land abutting tidal waters. attach to, or extend across state coastal development. land that is situated above the high water mark.

Editor’s note: For occupation permits or allocations of State land, refer to the Land Act 1994.

 PO12 Further development of  AO12.1 The design, construction and Not applicable artificial waterways avoids or operation of artificial tidal waterways minimises adverse impacts on maintains the tidal prism volume of the The QWB PDA does not consist of an coastal resources and their values, natural waterway to which it is artificial waterway and does not contribute to: connected.

an increase in the risk of flooding or And erosion  AO12.2 The design, construction and degradation of water quality operation of artificial tidal waterways does not increase risk from flooding. degradation and loss of matters of state environmental significance And (including, but not limited to, coastal  AO12.3 The design, construction and operation of an artificial waterway in

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wetlands, fish habitat areas and connection with the Reconfiguration of migratory species habitat). a Lot ensures:

 Water inlet and outlets structures are of sufficient capacity to maintain the water quality within the waterway

 Water discharged from the artificial waterway protects the environmental values and water quality objectives of the receiving waters

 Dredged material is not disposed of to tidal water beyond the artificial waterway unless there is a beneficial reuse, e.g. Beach nourishment.

Editor’s note: For more information on environmental values and water quality objectives see schedule 1 of the Environment Protection (Water) Policy 2009.

And

 AO12.4 The location of the artificial waterways avoids matters of state environmental significance, or does not result in any significant adverse impact on matters of state environmental significance.

 PO13 Development does not  No acceptable outcome is prescribed. Complies involve reclamation of land below tidal water, other than for the The reclamation required for The purposes of: Landing sub-precinct will be public open space and community coastal-dependent development, infrastructure. public marine development or community infrastructure

strategic ports, boat harbours or strategic airports and aviation facilities, in accordance with a statutory Land Use Plan, where there is a demonstrated net benefit

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for the state or region and no feasible alternative exists

coastal protection work or work necessary to protect coastal resources or physical coastal processes.

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Table 10.1.2: Operational Work

Performance outcomes Acceptable outcomes Response

PO1 Tidal works that is private AO1.1 The location and design of tidal Not applicable marine development does not result works that is private marine in adverse impacts to tidal land. development: The QWB PDA is not private marine development.  Is on private land abutting tidal water and used for property access purposes

 Occupies the minimum area reasonably required for its designed purpose

 Is not to be roofed or otherwise covered

 Does not require the construction of coastal protection works, shoreline or riverbank hardening or dredging for marine access

 Does not adversely impact on public safety or public access and use of the foreshore.

 PO2 Development does not result in AO2.1 The design and construction of Not applicable the disposal of material dredged the artificial waterway includes onsite from an artificial waterway into provisions for drying, re-handling and The QWB development does not coastal waters, with the exception disposal of dredge material on-site to include an artificial waterway. of: facilitate the timely disposal to land or re-use.  Reclamation works

 Coastal protection works

 The maintenance of an existing artificial waterway and the at-sea disposal of material that has previously been approved for the waterway.

 PO3 The design and construction of AO3.1 The design and construction of Not applicable an artificial waterway maintains the artificial waterway provides for sand coastal landforms. bypassing where this is necessary to prevent erosion of adjacent coasts and

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minimise sedimentation of the The QWB development does not waterway. include an artificial waterway.

And

 PO3.2 Clean sand accumulating within an artificial waterway is returned to the active beach system, in preference to disposal on land.

 PO4 Development that involves AO4.1 A management plan for the  Not applicable dredging includes and Complies development: with a management plan that The QWB development does not demonstrates how environmental  Directs the operation of the involve dredging. impacts will be managed and development mitigated, and how the  Identifies disposal methods and requirements of the National disposal sites for the removed assessment guidelines for dredging, material for the construction and Australian Government Department operational phases of the of the Environment, Water, Heritage development and the Arts, 2009, will be met.  Outlines how any adverse

effects from extraction activities on sediment transport

processes or adjacent coastal landforms will be mitigated or otherwise remediated by suitably planned and implemented beach

nourishment and rehabilitation works.

Editor’s note: The suitability of the

dredged sediment for ocean disposal is to follow the assessment of potential contaminants under the National assessment guidelines for dredging, Australian Government Department of

the Environment, Water, Heritage and the Arts, 2009.

And

AO4.2 For land based disposal of dredged material, any area used for storing, dewatering, drying or rehandling

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dredged material as outlined in the dredge management plan is:

 Of sufficient size for the projected volume of dredged material from relevant capital or maintenance dredging

 Protected from future development that would compromise the use of the area for its intended purpose of material storage and dewatering.

And

AO4.3 For at-sea disposal of suitable dredged material, the dredge management plan specifies that material is placed at a dredged material disposal site only if it is demonstrated that it is not feasible to:

 Dispose of the material above the high water mark, if the material is from maintenance works for an existing artificial waterway for which at-sea disposal was previously approved, or

 Keep the dredged material within the active sediment transport system for the locality, or

 Use the material for beach nourishment or another beneficial purpose.

And

AO4.4 For at-sea disposal of dredged material where the marine spoil disposal site is a retentive (i.e. non- dispersive) site, the disposal site identified in the dredge management plan has the capacity to hold and retain

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the material within its boundaries during construction and operation of the development.

Editor’s note: The use of dredged material for a beneficial purpose could include development of port or other marine facilities, use for construction or industrial purposes, or use to create or modify land or waters for an approved environmental outcome (such as creation of a bird roosting site). Further information about beneficial uses is contained in the National assessment guidelines for dredging, Australian Government Department of Environment, Water, Heritage and the Arts, 2009.

 Within a strategic environmental area: riparian and wildlife corridor functions

 PO5 Natural regeneration of any  AO5.1 There is no impediments to the Not applicable cleared or work area is facilitated natural regeneration of native plant wherever possible. species in the area of clearing and The QWB PDA is not within a works following completion of works. strategic environmental area.

 Within a strategic environmental area: hydrological processes

 PO6 Development avoids or  No acceptable outcome is prescribed. Not applicable minimises impacts on natural drainage lines or flow paths, during The QWB PDA is not within a both construction and operation. strategic environmental area.

 Within a strategic environmental area: water quality

 PO7 Development avoids or  AO7.1 Development demonstrates best Not applicable minimises any adverse impacts on practice environmental management to The QWB PDA is not within a environmental values and water meet relevant environmental values strategic environmental area. quality objectives for receiving and water quality objectives of the waters (surface and groundwater) Environmental Protection (Water) from pollutants on-site or leaving a Policy 2009.

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site located in a strategic  AO7.2 All stormwater, wastewater, environmental area. discharges and overflows leaving the site are:

 Treated to the quality of the receiving waters prior to discharge, or

reclaimed or re-used such that there is no export of pollutants to receiving waters.

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MODULE 14: MARITIME SAFETY PREPARED BY ARUP GROUP

14.1 MARITIME SAFETY STATE CODE Table 14.1.1: Operational Work

Performance outcomes Acceptable outcomes Response

Lighting

 PO1 Development avoids lighting  AO1.1 Development ensures that at all Complies that has the potential to interfere times, all lights on or above the with aids to navigation. development site do not interfere with Lighting is designed to illuminate the safe navigation in surrounding proposed foreshore works in a waterways by: manner that does not cause maritime navigation interference such as glare,  Shielding lights to prevent glare flashing, flood lighting and or reflection green/blue/red colours.

 Avoiding flood lighting which may reduce the visibility of aids to navigation

 Avoiding flashing or flickering lights which may be confused with aids to navigation

 Avoiding coloured lights such as green, blue or red lights, which may be confused with aids to navigation.

And

 AO1.2 Lighting Complies with section Complies 3 of AS 4282–1997 Control of the obtrusive effects of outdoor lighting. Proposed Foreshore Works Lighting Complies with section 3 of AS 4282– 1997 Control of the obtrusive effects of outdoor lighting

Aids to navigation

 PO2 Development does not  AO2.1 Development does not remove Complies interfere with aids to navigation. any material that may destabilise an aid to navigation, including ground tackle. Proposed foreshore works are designed in a manner that does not And impact any exiting aids to navigation.

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

 AO2.2 Development does not create  Complies any temporary or permanent obstruction of aids to navigation. Proposed foreshore works are designed in a manner that does not And impact any exiting aids to navigation temporarily or permanently.

 AO2.3 Development keeps sight lines Complies of any aids to navigation which cross the land clear of obstructions. Proposed foreshore works are designed in a manner that does not And impact any exiting sight lines.

 AO2.4 Development ensures ongoing Complies access to aids to navigation for maintenance purposes. Proposed foreshore works are designed in a manner that does not And impact any exiting aids to navigation

 AO2.5 Development does not result in Complies electrical or electro-magnetic emissions which may impede the operation of aids Proposed foreshore works are to navigation. designed in a manner that does not impact any exiting aids to navigation

 PO3 Development does not impede AO3.1 Development ensures navigable Complies the safe movement of vessels in a waterways are open to vessel traffic at navigable waterway. all times. Proposed foreshore works are designed in a manner that does not And impact any exiting navigable waterways. Construction barges are expected to cause minimal impact and that navigable waterways remain open at all times.

 AO3.2 Development, including  Complies structures and any vessel berthed at the structures: Proposed foreshore works are designed in a manner that does not  Does not encroach into, pass impact any exiting navigable corridor. over or under a navigation corridor, or

 Is not located in a high risk maritime development zone.

Editor’s note: Navigation corridor and high risk maritime development zone

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layers are currently unavailable for Gold Coast Waters And

 AO3.3 Development does not limit  Complies either the depth of a navigable waterway or the size of vessels which Proposed foreshore works are can safely navigate the waterway. designed in a manner that does not impact the depth of the existing Editor’s note: Where development navigable waterway. proposes to temporarily or permanently limit the depth of a navigable waterway or the size of vessels which can navigate a waterway, it is recommended that a vessel traffic management plan be provided. It is also recommended a marine execution plan be submitted to the regional harbour master 30 days prior to the commencement of works.

And

 AO3.4 Development involving the  Not applicable demolition of structures in a navigable waterway, including piling, ensures the No demolition proposed as part of entire structure is removed. Foreshore Works.

And

 AO3.5 Structures, including all  Complies freestanding piles, must be appropriately lit and clearly visible to Proposed foreshore works structure approaching vessels, and reflective will be appropriately lit and have tape must be fitted to all structures to reflective tape installed for clear enhance visibility during the hours of visibility in darkness. darkness.

Editor’s note: Where necessary, the Regional Harbour Master may require the installation of aids to navigation on structures.

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MODULE 17: PUBLIC AND ACTIVE TRANSPORT PREPARED BY TTM CONSULTING PTY LTD

17.1 PUBLIC PASSENGER TRANSPORT STATE CODE Table 17.1.1: Material Change of Use and Reconfiguration of a Lot

Performance outcomes Acceptable outcomes Response

All development

 PO1 During construction,  No acceptable outcome is prescribed. Complies development ensures bus-stops continue to function and pedestrian The construction phase will require access to the bus stop is maintained relocation / removal of bus routes, at all times. stops and layovers on Queens Wharf Rd & William St. A Traffic & Transport Working Group has been established, which includes BCC & DTRM. The authorities have undertaken extensive modelling and planning of bus routes and associated bus stops within the CBD to facilitate these modifications to the road network during the construction phase.

 PO2 New or modified road  No acceptable outcome is prescribed. Complies accesses and modifications to the road network do not conflict with The design proposes a number of existing bus stops or a public driveways for William Street which passenger service. currently has bus stops in these locations. Planning for the Editor’s note: To demonstrate construction will resolve temporary or compliance with this performance permanent impacts on bus stops and outcome, it is recommended that a bus routes. Public Transport Impact Assessment be prepared in accordance with Appendix 1 of the State Development Assessment Provisions Supporting Information – Public Passenger Transport, Department of Transport and Main Roads, 2014.

Accommodation activity (other than a residential care facility), educational establishment, airport, hospital, shopping centre or business activities

 PO3 Development allows for safe, AO3.1 Where a development proposes Complies convenient and efficient access for a new or modified road network it must public passenger transport and provide for bus movement through the

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allows for the progressive staging or site whilst avoiding backtracking, The primary road network within and extension of public passenger looping or indirect routes. around the site will generally be transport to the development. maintained in its current form, which Editor’s note: To demonstrate currently facilitates bus movement. compliance with this acceptable Queens Wharf Road, which currently outcome, it is recommended that a operates as a bus layover, which Public Transport Impact Assessment be provides access to the Myer Centre prepared in accordance with Appendix busway station, will be converted to a 1 of the State Development “shared zone” and as such will not be Assessment Provisions Supporting able to continue to function as a bus Information – Public Passenger layover. It is understood that BCC and Transport, Department of Transport and Translink are in the process of Main Roads, 2014. undertaking detailed planning for And alternative bus layover locations.  AO3.2 Roads intended to  Not applicable accommodate buses are designed and constructed in accordance with Road Planning and Design Manual (RPDM), AO3.2 No new roads are proposed. Volume 3: Guide to Road Design. AO3.3 No traffic calming devices are Editor’s note: Guidance on how to meet located on CBD roads in the vicinity of the acceptable outcomes is available in the site. the Road Planning and Design Manual

(RPDM), Volume 3: Guide to Road Design,

 Part 3:

 4.2 Traffic lanes

 4.8 Bicycle lanes

 4.9 High occupancy vehicle (HOV) lanes

 4.12 Bus stops

 7 Horizontal alignment

 7.7 Super elevation

 7.9 Curve widening

 Part 4:

 6.3 Bus Facilities

 5.6 Design vehicle swept path

 Part4A:

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 5 Auxiliary lanes

 Part 4B: Roundabouts:

 4 Geometric Design

 4.6 Circulating carriageway.

And

AO3.3 Traffic calming devices are not installed on roads used for buses.

AO3.4 Where road humps are installed on roads used for buses, the road humps are designed in accordance with the Manual of Uniform Traffic Control Devices (MUTCD).

Editor’s Note: Guidance on how to meet the acceptable outcomes are available in the Manual of Uniform Traffic Control Devices (MUTCD), Part 13:

 Local Area Traffic Management, section 2.4 – Road Humps.

 Supplement Part 13: Local Area Traffic Management – 2.4.2-1 Hump Profiles for Bus Routes.

Accommodation activity (other than residential care facility), airport, hospital, hotel, major sport recreation and entertainment facility, hardware and trade supplies, shop, shopping centre, showroom, tourist attraction or business activities

 PO4 Upgraded or new public  No acceptable outcome is prescribed. Complies passenger transport infrastructure is provided to accommodate the The development will generate in the demand for public passenger order of 1000 additional public transport generated by the transport trips per hour during the development. peak commuter periods. This demand will also be generated during peak Editor’s note: To demonstrate operating hours eg Friday night at compliance with this performance approximately 8pm. outcome, it is recommended that a These demands represent an Public Transport Impact increase of approximately 1% and 3% Assessment be prepared in of the existing public transport accordance with Appendix 1 of the

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State Development Assessment demands during the peak and off – Provisions Supporting Information – peak periods respectively. Public Passenger Transport, Due to the location of the site in the Department of Transport and Main CBD, and the provision of the Roads, 2014. pedestrian bridge to South Bank, these trips will be distributed to:  Train stations at the Cultural Centre, Roma Street and Central:  Busway stations at the Myer Centre and Cultural Centre;  Ferry terminals at North Quay, QUT and Eagle St.

It is also noted that a majority of these trips will typically be contra to the peak commuter direction, therefore utilising spare capacity in existing services. Based on the demands and the distribution of additional public transport trips to various modes, the development represents only a marginal increase in demands and as such it is not considered to provide additional public transport services during these periods. It is noted however that it may be desirable to extend the timing of services as the development will potentially generate demands when service currently aren’t provided. This is considered a strategic planning matter and beyond the scope of this application.  PO5 The location of public  No acceptable outcome is prescribed. Complies passenger transport infrastructure avoids creating indirect or inefficient Bus stops on William Street will need routes for public passenger to be re-located or removed services. depending on planning / advice from the authorities. These will be Editor’s note: To demonstrate positioned, if necessary, to avoid any compliance with this performance inefficiencies. outcome, it is recommended that a Public Transport Impact Assessment be prepared in

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accordance with Appendix 1 of the State Development Assessment Provisions Supporting Information – Public Passenger Transport, Department of Transport and Main Roads, 2014.

Airport, hospital, hotel, major sport ,recreation and entertainment facility, residential care facility, shop, shopping centre, showroom, short-term accommodation or tourist attraction

 PO6 On-site circulation ensures the AO6.1 On-site pedestrian crossings are Not applicable safety of public passenger transport, located to provide safe sight distances and pedestrians. for pedestrians and public passenger No on-site public transport facilities transport. are proposed.

And

 AO6.2 On-site circulation is designed and constructed so that public passenger transport can enter and leave in a forward gear at all times.

And  AO6.3 Development does not result in public passenger transport movements through car parking aisles.

 PO7 Development provides safe  No acceptable outcome is prescribed. Complies and convenient pedestrian access to existing and future public Pedestrians generated by the passenger transport infrastructure. proposed development will utilise footpaths within the CBD to access the Myer Centre bus station and Roma Street and Central Stations. There are numerous routes to these facilities which are all considered acceptable.

Pedestrian connections to the North Quay and QUT CityCat terminals will be upgraded within the public realm and will continue to provide a high level of safety and amenity.

A pedestrian bridge is also proposed to connect to South Bank which improves pedestrian connectivity to

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public transport infrastructure within South Brisbane.

 PO8 Development provides taxi  AO8.1 A dedicated taxi rank is provided Complies ranks which meet the anticipated parallel to the kerb and adjacent to the demand of the proposed main entrance. Taxi facilities including separated pick development and are located to up and set down facilities are And provide convenient, safe and provided within the development. equitable access for patrons.

 AO8.2 Taxi ranks are designed in  Complies accordance with: The design and capacity of the taxi  AS2890.5–1993 Parking facilities will be determined in facilities – on-street parking and Compliance Assessment applications. AS1428.1–2009 Design for The design will be based on the access and mobility – general criteria specified. requirements for access – new building work

 AS1742.11–1999 Parking controls – manual of uniform traffic control devices

 AS/NZS 2890.6–2009 Parking facilities – off-street parking for people with disabilities

 Disability standards for accessible public transport 2002 made under section 31(1) of the Disability Discrimination Act 1992

 AS/NZS 1158.3.1 – Lighting for roads and public spaces, Part 3.1: Pedestrian area (category P) lighting – Performance and design requirements.

Educational establishments

 PO9 Educational establishments  AO9.1 Educational establishments are Not applicable accommodate the safe and efficient designed in accordance with public operation of public passenger passenger transport provisions of the transport and provide safe and Planning for Safe Transport convenient pedestrian access to Infrastructure at Schools, Department public passenger transport. of Transport and Main Roads, 2011.

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MODULE 18: STATE TRANSPORT INFRASTRUCTURE PROTECTION PREPARED BY BORNHORST AND WARD CONSULTING ENGINEERS

18.1 FILLING, EXCAVATION AND STRUCTURES STATE CODE Table 18.1.1: All Development

Performance outcomes Acceptable outcomes Response

All development

 PO1 Buildings, services, structures AO1.1 Buildings, structures, services  Not applicable and utilities do not adversely impact and utilities are not located in a railway, on the safety or operation of: future railway land or public passenger transport corridor.  State transport corridors

 Future state transport corridors And

 State transport infrastructure  AO1.2 Buildings and structures are set Not applicable

Editor’s note: For a railway, Section back horizontally a minimum of three 2.3 – Structures, setbacks, utilities metres from overhead line equipment. and maintenance of the Guide for And Development in a Transport Environment: Rail, Department of  AO1.3 Construction activities do not  Not applicable Transport and Main Roads, 2015, encroach into a railway or public provides guidance on how to passenger transport corridor. comply with this performance outcome. And

 AO1.4 The lowest part of development Not applicable in or over a railway or future railway land is to be a minimum of:

 7.9 metres above the railway track where the proposed development extends along the railway for a distance of less than 40 metres, or

 9.0 metres above the railway track where the development extends along the railway for a distance of between 40 and 80 metres.

And

 AO1.5 Existing authorised access  Complies points and access routes to state transport corridors for maintenance and Access routes to any state transport emergency works are maintained, corridors are maintained throughout allowing for uninterrupted access at all the life of the development. times.

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And

 AO1.6 Pipe work, services and utilities Complies can be maintained without requiring access to the state transport corridor. All services and utilities are not proposed within state transport And corridors and do not require access through state transport corridors.

 AO1.7 Pipe work, services and utilities Not applicable are not attached to rail transport infrastructure:

 Are not attached to rail transport infrastructure or other rail infrastructure, and

 Do not penetrate through the side of any proposed building element or structure where built to boundary in, over or abutting a railway.

And

 AO1.8 Buildings and structures are set Not applicable back a minimum of three metres from a railway bridge.

And

 AO1.9 Development below or abutting Not applicable a railway bridge is to be clear of permanent structures or any other activity that may impede emergency access or works and maintenance of rail transport infrastructure.

Editor’s note: Temporary activities below or abutting a railway bridge could include, for example, car parking or outdoor storage.

 AO1.10 Development above a railway Not applicable is designed to facilitate ventilation as follows:

 For development extending above a railway for a distance of less than 80 metres, gaps are

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provided to ensure natural ventilation, or

 For development extending above a railway for a distance of more than 80 metres, ventilation shafts are provided.

Editor’s note: For development extending above a railway for a distance of more than 80 metres, it is recommended that modelling of smoke dispersion should be undertaken by a RPEQ to predict the spread of combustion products and inform the ventilation design. Section 5.1 – Development over a railway of the Guide to Development in a Transport Environment: Rail, Department of Transport and Main Roads, 2015, provides guidance on how to comply with this acceptable outcome.

 PO2 Development prevents  AO2.1 Fencing is provided along the Not applicable unauthorised access to: property boundary with the railway.

 State transport corridors, Editor’s note: Where fencing is provided it is to be in accordance with the railway  Future state transport manager’s standards. corridors, And  State transport infrastructure,  AO2.2 Accommodation activities with a Not applicable  By people, vehicles and publicly accessible area located within projectiles. 10 metres from the boundary of a railway or 20 metres from the centreline Editor’s note: For a railway, Section of the nearest railway track (whichever 2.4 – Preventing unauthorised is the shorter distance), include throw access of the Guide to Development protection screens for the publicly in a Transport Environment: Rail, accessible area as follows: Department of Transport and Main Roads, 2015, provides guidance on  Openings of no greater than 25 how to comply with this mm x 25 mm performance outcome.  Height of 2.4 metres vertically above the highest toe hold if see-through, or 2 metres if non see-through.

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Editor’s note: Expanded metal is considered see-through.

And

 AO2.3 Development in or over a  Not applicable railway or future railway land includes throw protection screens.

Editor’s note: Throw protection screens in a railway or future railway land designed in accordance with the relevant provisions of the Civil Engineering Technical Requirement CIVIL-SR-005 Design of buildings over or near railways, Queensland Rail, 2011, and the Civil Engineering Technical Requirement CIVIL-SR-008 Protection screens, Queensland Rail, 2011, comply with this acceptable outcome.

And

 AO2.4 Built to boundary walls and solid Not applicable fences abutting a railway are protected by an anti-graffiti coating.

Editor’s note: The Anti-Graffiti Protection Specification MRTS83, Department of Transport and Main Roads, 2009, provides guidance on how to comply with this acceptable outcome.

And

 AO2.5 Road barriers are installed along Not applicable any proposed roads abutting a railway.

Editor’s note: Road barriers designed in accordance with Queensland Rail Civil Engineering Technical Requirement CIVIL-SR-007 Design and selection criteria for road/rail interface barriers comply with this acceptable outcome.

And

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 AO2.6 Proposed vehicle manoeuvring Not applicable areas, driveways, loading areas or car parks abutting a railway include rail interface barriers.

Editor’s note: A Registered Professional Engineer of Queensland (RPEQ) certified barrier design Complies with this acceptable outcome.

 PO3 Buildings and structures in,  AO3.1 Buildings and structures,  Not applicable over or below a railway or future including piers or supporting elements, railway land are able to sustain located in, over or below a railway or impacts to their structural integrity in future railway land are designed and the event of an impact from a constructed in accordance with AS5100 derailed train. Bridge design, AS 1170 Structural design actions and Civil Engineering Technical Requirement CIVIL-SR-012 Collision protection of supporting elements adjacent to railways, Queensland Rail, 2011.

 PO4 Buildings and structures in,  AO4.1 Development in, over, below or Not applicable over, below or within 50 metres of a within 50 metres of a state-controlled state-controlled transport tunnel or a transport tunnel or future state- future state-controlled transport controlled transport tunnel ensures that tunnel have no adverse impact on the tunnel is: the structural integrity of the state- controlled transport tunnel.  Not vertically overloaded or affected by the addition or Editor’s note: For a railway, Section removal of lateral loading 2.5 – Tunnels of the Guide to  Not adversely affected as a Development in a Transport result of directly or indirectly Environment: Rail, Department of disturbing groundwater or soil. Transport and Main Roads, 2015, provides guidance on how to Editor’s note: To demonstrate comply with this performance compliance with this acceptable outcome. outcome, it is recommended that a Registered Professional Engineer of Queensland (RPEQ) certified geotechnical investigation, earthworks drawings and supporting technical details, and structural engineering drawings and supporting technical details be prepared and submitted with the application.

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 PO5 Development involving  AO5.1 Development involving  Not applicable dangerous goods adjacent to a dangerous goods, other than railway or future railway land does hazardous chemicals below the not adversely impact on the safety threshold quantities listed in table 5.2 of of a railway. the State Planning Policy guideline: State interest – emissions and Editor’s note: Section 2.6 – hazardous activities, Guidance on Dangerous goods and fire safety of development involving hazardous the Guide to Development in a chemicals, Department of State Transport Environment: Rail, Development, Infrastructure and Department of Transport and Main Planning, 2013, ensures that impacts Roads, 2015, provides guidance on on a railway from a fire, explosion, spill, how to comply with this gas emission or dangerous goods performance outcome. incident can be appropriately mitigated.

Editor’s note: To demonstrate compliance with this acceptable outcome, it is recommended that a risk assessment be undertaken in accordance with Attachment 1: Risk assessment guide of the Guide to Development in a Transport Environment: Rail, Department of Transport and Main Roads, 2015.

 PO6 Any part of the development  AO6.1 Advertising devices proposed to Complies located within 25 metres of a state- be located within 25 metres of a state- controlled road or future state- controlled road or future state- All advertising devices proposed for controlled road minimises the controlled road are designed to meet the development will be designed in potential to distract drivers and the relevant standards for advertising accordance with the Roadside cause a safety hazard. outside the boundaries of, but visible Advertising Guide, Department of from, a state-controlled road, outlined Transport and Main Roads 2013. within the Roadside advertising guide, Department of Transport and Main Roads, 2013.

 PO7 Filling, excavation and  AO7.1 Filling and excavation does not Complies construction does not adversely undermine, cause subsidence of, or impact on or compromise the safety groundwater seepage onto a state Filling and Excavation surrounding or operation of: transport corridor or future state state controlled transport transport corridor. infrastructure does not cause any state transport corridors, adverse impacts. Refer to Editor’s note: To demonstrate ARUP/Butler Partners reports for future state transport corridors, compliance with this acceptable further information. outcome for a state-controlled road, it is state transport infrastructure. recommended that a filling and excavation report assessing the

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Editor’s note: For a railway, Section proposed filling and excavation be 2.7 – Filling, excavation and ground prepared in accordance with the disturbance of the Guide to requirements of the Road planning and Development in a Transport design manual, Department of Environment: Rail, Department of Transport and Main Roads, 2013. Transport and Main Roads, 2015, provides guidance on how to Editor’s note: To demonstrate comply with this performance compliance with this acceptable outcome outcome for a state transport corridor, excluding a state-controlled road, it is recommended that the following be submitted with the application:

 A RPEQ certified geotechnical investigation

 RPEQ certified earthworks drawings and supporting technical details

 RPEQ certified structural engineering drawings and supporting technical details.

Editor’s note: If a development involves filling and excavation within a state- controlled road, an approval issued by the Department of Transport and Main Roads under section 33 of the Transport Infrastructure Act 1994 may be required.

And

 AO7.2 Development involving  Complies excavation, boring, piling or blasting does not result in vibration impacts Vibration monitoring is proposed for during construction or blasting which excavations within the development. would compromise the safety and These monitors will be used to operational integrity of a state transport minimise any impacts on any existing corridor. state controlled transport infrastructure Editor’s note: To demonstrate compliance with this acceptable outcome it is recommended that an RPEQ certified geotechnical report be prepared and submitted with the application.

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And

 AO7.3 Development does not store fill, Not applicable spoil or any other material in a railway.

 PO8 Filling and excavation does not AO8.1 Any alternative service and  Complies interfere with or impact on existing public utility alignment must satisfy the or future planned services or public standards and design specifications of Filling and excavation does not have utilities on a state-controlled road. the service or public utility provider, and an impact on any future or proposed any costs of relocation are borne by the services within a state controlled developer. road.

Editor’s note: An approval issued by the Department of Transport and Main Roads under section 33 of the Transport Infrastructure Act 1994 may be required.

 PO9 Retaining or reinforced soil  AO9.1 Retaining or reinforced soil  Complies structures required to contain fill and structures (including footings, rock excavation: anchors and soil nails) are not located Retaining structure within the in a state transport corridor or future development will not have any  Do not encroach on a state state transport corridor. adverse impacts on state controlled transport corridor, transport corridors. And  Are capable of being constructed and maintained without adversely impacting a state transport corridor,

 Do not adversely impact on a state transport corridor through the addition or removal of lateral loads or surcharge loads,

 Are constructed of durable materials which maximise the life of the structure.

Editor’s note: For a railway, Section 2.7 – Filling, excavation and ground disturbance of the Guide to Development in a Transport Environment: Rail, Department of Transport and Main Roads, 2015, provides guidance on how to

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comply with this performance outcome.

 AO9.2 Retaining or reinforced soil  Complies structures in excess of an overall height of one metre abutting a state transport All retaining structures greater than corridor are to be designed and certified 1m in height and abutting a State by a structural RPEQ. transport corridor will be designed and certified by a RPEQ. Editor’s note: To demonstrate compliance with this acceptable outcome, it is recommended that the following be submitted with the application:

 A RPEQ certified geotechnical investigation

 RPEQ certified earthworks drawings and supporting technical details

 RPEQ certified structural engineering drawings and supporting technical details.

And

 AO9.3 Retaining or reinforced soil  Complies structures that are set back less than 750 millimetres from a common All retaining walls proposed less than boundary with a state-controlled road 750 millimetres from a common are certified by a structural RPEQ and boundary with a state-controlled road designed to achieve a low maintenance will be designed and certified by a external finish. RPEQ.

And

 AO9.4 Retaining or reinforced soil  Complies structures adjacent to a state-controlled road, and in excess of an overall height All retaining walls higher than two of two metres, incorporate design metres adjacent to a state-controlled treatments (such as terracing or road will include design measures to planting) to reduce the overall height reduce overall height impacts. impact.

And

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 AO9.5 Construction materials of all  Complies retaining or reinforced soil structures have a design life exceeding 40 years, All construction materials of retaining and comply with the specifications or reinforced soil structures will have approved by a RPEQ. a design life exceeding 40 years and comply with the specifications And approved by an RPEQ.

 AO9.6 Temporary structures and  Not applicable batters do not encroach into a railway.

And

 AO9.7 Surcharge loading from vehicles Not applicable or the stockpiling of materials or soil on retaining or reinforced soil structures adjacent to a state transport corridor or future state transport corridor meet the requirements of AS5100.2 Bridge design—Design loads or a minimum of 10 kPa (whichever is greater).

And

 AO9.8 Excavation or any other works Complies do not remove the lateral load of retaining structures associated with, or Excavation will not remove lateral adjacent to, a state transport corridor. load restraint of retaining structures associated with a state transport Editor’s note: To demonstrate corridor. In the case it does, compliance with this acceptable measures will be taken to reinstate outcome, it is recommended that a the lateral load restraint to be RPEQ certified geotechnical and approved by an RPEQ. structural assessment be prepared and submitted with the application.

 PO10 Filling and excavation does AO10.1 Compaction of fill is carried out Complies not cause siltation and erosion run- in accordance with the requirements of off from the property, or wind blown AS 1289.0 2000 – Methods of testing Filling and excavation will be carried dust nuisance onto a state- soils for engineering purposes. out as per the required state controlled road. specifications and guidelines.

 PO11 Where the quantity of fill or  AO11.1 The impacts on the state-  Complies excavated spoil material being controlled road network are identified, imported or exported for a and measures are implemented to Any impact on state controlled roads development exceeds 10 000 avoid, reduce or compensate the will be identified and dealt as tonnes, and haulage will be on a appropriately. state-controlled road, any impact on

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the infrastructure is identified and effects on the asset life of the state- mitigation measures implemented. controlled road.

Editor’s note: It is recommended that a pavement impact assessment report be prepared to address this acceptable outcome. Guidance for preparing a pavement impact assessment is set out in Guidelines for assessment of road impacts of development (GARID), Department of Transport and Main Roads, 2006.

 PO12 Filling and excavation  AO12.1 Filling and excavation  Complies associated with providing a associated with the design of driveway driveway crossover to a state- crossovers Complies with the relevant Crossovers will be designed in controlled road does not Institute of Public Works Engineering accordance with the relevant compromise the operation or Australia Queensland (IPWEAQ) IPWEAQ standards. capacity of existing drainage standards. infrastructure. Editor’s note: The construction of any crossover requires the applicant to obtain a permit to work in the state- controlled road corridor under section 33 of the Transport Infrastructure Act 1994 and a section 62 approval under the Transport Infrastructure Act 1994 for the siting of the access and associated works.

 PO13 Fill material does not cause AO13.1 Fill material is free of  Complies contamination from the contaminants including acid sulphate development site onto a state- content, and achieves compliance with All fill material and testing will be in controlled road. AS 1289.0 – Methods of testing soils for accordance with AS 1289 and AS engineering purposes and AS 4133.0- 4133. 2005 – Methods of testing rocks for engineering purposes.

 PO14 Vibration generated through AO14.1 Fill compaction does not result Complies fill compaction does not result in in any vibrations beyond the site damage or nuisance to a state- boundary, and is in accordance with AS Vibration monitoring will be conducted controlled road. 2436–2010 – Guide to noise and during construction to mitigate any vibration control on construction, potential adverse effects on state demolition and maintenance sites. controlled roads.

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STORMWATER AND DRAINAGE IMPACTS ON STATE TRANSPORT INFRASTRUCTURE STATE CODE Table 18.2.1: All Development

Performance outcomes Acceptable outcomes Comment

PO1 Stormwater management for  AO1.1 The development does not  Complies the development must ensure there result in stormwater or drainage is no worsening of, and no impacts or actionable nuisance within Due to existing impervious levels actionable nuisance in relation to an existing or future state transport within the site, there will be no peak discharges, flood levels, corridor. increase in runoff from the site. frequency or duration of flooding, Discharge points into the waterway flow velocities, water quality, Editor’s note: It is recommended that will be maintained as close to existing ponding, sedimentation and scour basic stormwater information is to be as possible. Please refer to the effects on an existing or future state prepared to demonstrate compliance Bornhorst and Ward Stormwater transport corridor for all flood and with AO1.1. Management Plan for further stormwater events that exist prior to information. OR development, and up to a 1 per cent annual exceedance probability.  AO1.2 A stormwater management  Not applicable statement certified by an RPEQ demonstrates that the development will achieve a no worsening impact or actionable nuisance on an existing or future state transport corridor.

 AO1.3 A stormwater management  Complies plan certified by an RPEQ demonstrates that the development Due to existing impervious levels will achieve a no worsening impact or within the site, there will be no actionable nuisance on a state- increase in runoff from the. A controlled road. stormwater management plan certified by an RPEQ will be supplied to show OR no worsening impact or actionable nuisance will be created on a state controlled road.

 AO1.4 For development on premises Not applicable within 25 metres of a railway, a stormwater management plan certified by an RPEQ demonstrates that:

(1) The development will achieve a no worsening impact or actionable nuisance on the railway (2) The development does not cause stormwater, roofwater, ponding,

URBIS APPENDICES VOLUME 1 PLANNING AND DESIGN REPORT

Performance outcomes Acceptable outcomes Comment

floodwater or any other drainage to be directed to, increased or concentrated on the railway (3) The development does not impede any drainage, stormwater or floodwater flows from the railway (4) Stormwater or floodwater flows have been designed to: (a) Maintain the structural integrity of the light rail transport infrastructure (b) Avoid scour or deposition (5) Additional railway formation drainage necessitated by the development is located within the premises where the development is carried out (6) Retaining structures for excavations abutting the railway corridor provide for drainage.  PO2 Stormwater run-off and  AO2.1 Where stormwater run-off is  Complies drainage are directed to a lawful discharged to a state transport point of discharge to avoid adverse corridor, the discharge is to a lawful All stormwater runoff from the site will impacts on a future or existing state point of discharge in accordance with be directed either to an existing lawful transport corridor. section 1.4.3 of the Road drainage point of discharge or directly into the manual, Department of Transport and Brisbane River. Main Roads, 2010 and section 3.02 of Queensland urban drainage manual, Department of Natural Resources and Mines, 2013.

 AO2.2 For development on premises Not applicable within 25 metres of a railway, approval from the relevant railway manager for the railway, as defined in the Transport Infrastructure Act 1994, schedule 6 has been gained to verify the lawful point of discharge for stormwater onto the railway.

AND

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Performance outcomes Acceptable outcomes Comment

 AO2.3 Development does not cause a Complies net increase in or concentration of stormwater or floodwater flows Due to existing impervious levels of discharging onto the state transport the site, the proposed development corridor during construction or does not cause a net increase in thereafter. concentration of stormwater or floodwater flows discharging onto the AND state transport corridor.

 AO2.4 Development does not create Complies any additional points of discharge or changes to the condition of an existing All existing lawful points of discharge lawful point of discharge to the state throughout the site have been transport corridor. maintained where possible with none impacting on a state transport corridor.

 PO3 Run-off from upstream  AO3.1 Development with a moderate Complies development is managed to ensure to high risk of erosion incorporates that sedimentation and erosion do erosion and sediment control Erosion and Sediment control not cause siltation of stormwater measures. measures will be implemented during infrastructure in the state transport construction of the development. All corridor. Editor’s note: For a state-controlled measures proposed will be in road where a development has a accordance with the IECA guidelines. moderate to high risk of erosion as per section 13.5 of the Road drainage manual, Department of Transport and Main Roads, 2010, an erosion and sedimentation control plan should be provided to support either a stormwater management statement or stormwater management plan.

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MODULE 19: STATE TRANSPORT NETWORK FUNCTIONALITY PREPARED BY TTM CONSULTING PTY LTD

19.1 ACCESS TO STATE-CONTROLLED ROADS STATE CODE

Table 19.1.1: All Development

Performance outcomes Acceptable outcomes Response

Location of the direct vehicular access to the state-controlled road

 PO1 Any road access location to  AO1.1 Any road access location to the Complies the state-controlled road from state-controlled road Complies with a adjacent land does not compromise decision under section 62 of the TIA. No access is located on a state the safety and efficiency of the controlled road. state-controlled road. Or

 AO1.2 Development does not propose Complies a new or temporary road access location, or a change to the use or The development does not propose operation of an existing permitted road any new or temporary access or access location to a state-controlled change any existing access to state road. controlled roads.

 AO1.3 Any proposed road access  Complies location for the development is provided from a lower order road where an All proposed development access is alternative to the state-controlled road located on roads controlled by BCC. exists.

Or all of the following acceptable outcomes apply  AO1.4 Any new or temporary road  Not applicable access location, or a change to the use or operation of an existing permitted Not applicable based on above. road access location, demonstrates that the development:

 Does not exceed the acceptable level of service of a state- controlled road

 Meets the sight distance requirements outlined in volume 3, parts 3, 4, 4a, 4b and 4c of the road planning and design manual, 2nd edition,

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department of Transport and Main Roads, 2013

 Does not exceed the acceptable operation of an intersection with a state-controlled road, including the degree of saturation, delay, queuing lengths and intersection layout

 Is not located within and/or adjacent to an existing or planned intersection in accordance with volume 3, parts 4, 4a, 4b and 4c of the road planning and design manual, 2nd edition, department of transport and main roads, 2013

 Does not conflict with another property’s road access location and operation.

Editor’s note: To demonstrate compliance with this acceptable outcome, it is recommended a traffic impact assessment be developed in accordance with Chapters 1, 4, 6, 7, 8 and 9 of the Guidelines for assessment of road impacts of development (GARID), Department of Main Roads, 2006, and the requirements of Volume 3, parts 4, 4A, 4B and 4C of the Road planning and design manual, 2nd edition, Department of Transport and Main Roads, 2013, SIDRA analysis or traffic modelling. And

 AO1.5 Development does not propose Complies a new road access location to a limited access road. No accesses are proposed on limited access roads. Editor’s note: Limited access roads are declared by the chief executive under section 54 of the TIA. Details can be

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accessed by contacting the appropriate DTMR regional office.

Number of road accesses to the state-controlled road

 PO2 The number of road accesses AO2.1 Development does not increase Complies to the state-controlled road the number of accesses to the state- maintains the safety and efficiency controlled road. No access proposed to state of the state-controlled road. controlled roads. And

 AO2.2 Where multiple road accesses to Complies the premises exist, access is rationalised to reduce the overall No current accesses exist on the number of road accesses to the state- state controlled roads. controlled road.

And

 AO2.3 Shared or combined road  Not applicable accesses are provided for adjoining land having similar uses to rationalise the overall number of direct accesses to the state-controlled road.

Editor’s note: Shared road accesses may require easements to provide a legal point of access for adjacent lots. If this is required, then the applicant must register reciprocal access easements on the titles of any lots for the shared access.

Design vehicle and traffic volume

 PO3 The design of any road access AO3.1 Any road access meets the  Not applicable maintains the safety and efficiency minimum standards associated with the of the state-controlled road. design vehicle.

Editor’s note: The design vehicle to be considered is the same as the design vehicle set under the relevant local government planning scheme. And

 AO3.2 Any road access is designed to Not applicable accommodate the forecast volume of vehicle movements in the peak periods

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of operation or conducting the proposed use of the premises.

And  AO3.3 Any road access is designed to Not applicable accommodate 10 year traffic growth past completion of the final stage of development in accordance with GARID.

And

 AO3.4 Any road access in an urban  Not applicable location is designed in accordance with the relevant local government standards or IPWEAQ R-050, R-051, R-052 and R-053 drawings.

And

 AO3.5 Any road access not in an urban Not applicable location is designed in accordance with Volume 3, parts 3, 4 and 4A of the Road planning and design manual, 2nd edition, Department of Transport and Main Roads, 2013.

Internal and external manoeuvring associated with direct vehicular access to the state-controlled road

 PO4 Turning movements for  AO4.1 The road access provides for left Not applicable vehicles entering and exiting the in and left out turning movements only. premises via the road access maintain the safety and efficiency of And the state-controlled road.  AO4.2 Internal manoeuvring areas on Not applicable the premises are designed so the design vehicle can enter and leave the premises in a forward gear at all times.

Editor’s note: The design vehicle to be considered is the same as the design vehicle set under the relevant local government planning scheme.  PO5 On-site circulation is suitably AO5.1 Provision of on-site vehicular  Not applicable designed to accommodate the manoeuvring space is provided to design vehicle associated with the ensure the flow of traffic on the state- proposed land use, in order to controlled road is not compromised by ensure that there is no impact on an overflow of traffic queuing to access

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the safety and efficiency of the the site in accordance with AS2890 – state-controlled road. Parking facilities.

And

 AO5.2 Mitigation measures are  Not applicable provided to ensure that the flow of traffic on the state-controlled road is not disturbed by traffic queuing to access the site.

Vehicular access to local roads within 100 metres of an intersection with a state-controlled road

 PO6 Development having road  AO6.1 The road access location to the Complies access to a local road within 100 local road is located as far as possible Accesses proposed on the local roads metres of an intersection with a from where the road intersects with the are located as far as practically state-controlled road maintains the state-controlled road and possible from the intersections with the safety and efficiency of the state- accommodates existing operations and state controlled road. controlled road. planned upgrades to the intersection or state-controlled road. A number of accesses are also provided in order to distribute the And development traffic in a manner that minimises impacts on the intersections with state controlled roads

 AO6.2 The road access to the local  Complies road network is in accordance with Access and egress driveways near the Volume 3, parts 3, 4 and 4A of the State Controlled Road interface are Road planning and design manual, 2nd generally limited to left in or left out so edition, Department of Transport and as to minimise conflicts between Main Roads, 2013, and is based on the turning vehicles and through traffic in volume of traffic and speed design of the vicinity of intersections with state controlled roads. All roads with both the local road and intersecting accesses are also limited to 40kph state-controlled road for a period of 10 speed limit, which creates a safe years past completion of the final stage environment for movements to / from of development. the development.

And It is acknowledged that the access on Margaret Street is in a section of the road network that experiences extensive weaving movements. The provision of an access separate to this weave and the interaction of intersection operation with the weave has been extensively reviewed for the to ensure no worsening for the

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operation of the State Controlled Road Network

It is also noted that the access strategy is based on ensuring that the traffic demands of the proposed development do not add to the existing weave manoeuvre.

 AO6.3 Vehicular access to the local  Complies road and internal vehicle circulation is designed to remove or minimise the The car park management system is potential for vehicles entering the site to planned to incorporate multiple entry queue in the intersection with the state- lanes – at least 2 lanes an each of the controlled road or along the state- two primary access to the main IRD controlled road itself. car park. These control points will be located at least 60m into the site, hence providing sufficient capacity and queuing distance to ensure that there will not be any queuing onto the road network.

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19.2 TRANSPORT INFRASTRUCTURE AND NETWORK DESIGN STATE CODE Table 19.2.1: All Development

Performance outcomes Acceptable outcomes Response

All state transport infrastructure – except state-controlled roads

 PO1 Development does not  No acceptable outcome is prescribed. Complies compromise the safe and efficient A traffic impact assessment has been management or operation of state prepared which identifies the transport transport infrastructure or transport demands across all modes. networks. The demands generated will not Editor’s note: To demonstrate compromise the safe and efficient compliance with this performance management or operation of transport outcome, it is recommended that a network. traffic impact assessment be prepared. A traffic impact assessment should identify any upgrade works required to mitigate impacts on the safety and operational integrity of the state transport corridor.  PO2 Development does not  AO2.1 The layout and design of the  Complies compromise planned upgrades to proposed development accommodates state transport infrastructure or the planned upgrades to state transport It is understood that there are no development of future state infrastructure. current planned upgrades to state transport infrastructure in future transport infrastructure in the vicinity state transport corridors. And of the site.

Editor’s note: Written advice from  AO2.2 The layout and design of the  Not applicable DTMR advising that there are no development accommodates the No Future State Transport corridors planned upgrades of state transport delivery of state transport infrastructure intersect the site infrastructure or future state in future state transport corridors. transport corridors that will be Editor’s note: To demonstrate compromised by the development compliance with this acceptable will assist in addressing this outcome, it is recommended that a performance outcome. traffic impact assessment be prepared.

 PO3 Development does not  AO3.1 Development does not require a Complies adversely impact on the safety of a new railway crossing. railway crossing. The development does not require Or any new railway crossings.

 AO3.2 A new railway crossing is grade Not applicable separated.

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 AO3.3 Impacts to level crossing safety Not applicable are mitigated.

Editor’s note: To demonstrate compliance with this acceptable outcome, it is recommended that a traffic impact assessment be prepared. An impact on a level crossing may require an Australian Level Crossing Assessment Model (ALCAM) assessment to be undertaken. Section 2.2 – Railway crossing safety of the Guide to Development in a Transport Environment: Rail, Department of Transport and Main Roads, 2015, provides guidance on how to comply with this acceptable outcome. And

 AO3.4 Upgrades to a level crossing are Not applicable designed and constructed in accordance with AS1742.7 – Manual of uniform traffic control devices, Part 7: Railway crossings and applicable rail manager standard drawings.

And

 AO3.5 Access points achieve sufficient Not applicable clearance from a level crossing in accordance with AS1742.7 – Manual of uniform traffic control devices, Part 7: Railway crossings by providing a minimum clearance of 5 metres from the edge running rail (outer rail) plus the length of the largest vehicle anticipated on-site.

And  AO3.6 On-site vehicle circulation is  Not applicable designed to give priority to entering vehicles at all times.

State-controlled roads

 PO4 Development does not  No acceptable outcome is prescribed. Complies compromise the safe and efficient

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management or operation of state- A traffic impact assessment has been controlled roads. prepared based on BCC’s Saturn model. Further Sidra analysis has Editor’s note: A traffic impact also been undertaken to assess assessment will assist in addressing intersections with state controlled this performance outcome. roads.

Mitigation measures are proposed to ensure that the development does not compromise the safe and efficient operation of the state – controlled roads. These include the following:

 Remove left turn slip lane from Margaret Street to William Street

 Provide an auxiliary approach lane from the southbound off ramp of Margaret Street at William Street to cater for development and left turn traffic.

 Add 75m long right turn lane to the William Street approach to Alice Street

 Set the William Street/Alice Street as the reference intersection of this group and coordinate both approaches to reduce queueing

 Provide red turn arrows across key pedestrian paths at the William Street/Margaret Street, William Street/Alice Street and George Street/Alice intersections to allow a short pedestrian lead phase

 Provide red turn arrows at these intersections and minimise the pedestrian green time, allowing a vehicle

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priority once pedestrian phases are complete

 Retain the split phase at the Elizabeth Street/William Street intersection

 Provide the Bus lane in the William Street approach to the Victoria Bridge intersection for left and right turns and optimise signal phasing.

 PO5 Development does not  AO5.1 The layout and design of the  Complies compromise planned upgrades of development accommodates planned the state-controlled road network or upgrades of the state-controlled road. It is understood that there are no delivery of future state-controlled current planned upgrades to state roads. And transport infrastructure in the vicinity of the site. Editor’s note: Written advice from  AO5.2 The layout and design of the  Not applicable DTMR that there are no planned development accommodates the upgrades of state-controlled roads delivery of future state-controlled roads. or future state-controlled roads which will be compromised by the Editor’s note: To demonstrate development will assist in compliance with this acceptable addressing this performance outcome, it is recommended that a outcome. traffic impact assessment be prepared.

 PO6 Upgrade works on, or  AO6.1 Upgrade works for the  Complies associated with, the state-controlled development are consistent with the road network are undertaken in requirements of the Road planning and The mitigation measures described in accordance with applicable design manual, 2nd edition, Department PO4 do not require any physical standards. of Transport and Main Roads, 2013. works on state controlled roads apart from line marking and modifications to And traffic signal hardware, which will be designed in accordance with the Road planning and design manual.  AO6.2 The design and staging of  Not applicable upgrade works on or associated with the state-controlled road network are There are no planned upgrades on consistent with planned upgrades. state controlled roads.

 PO7 Development does not impose AO7.1 New lower order roads do not  Not applicable traffic loadings on the state- connect directly to a state-controlled controlled road network which could road. No new lower roads are proposed.

And

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be accommodated on the local road AO7.2 The layout and design of the  Complies network. development directs traffic generated by the development to use lower order The state – controlled road in the roads. vicinity of the site is the Riverside Expressway (REX) which is the primary feeder to / from the CBD. The layout and design of the development, and in particular the access / egress strategy is based on moving traffic to and from the REX as directly as possible by the use of CBD road network directly adjacent to the site.

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APPENDIX H CONTAMINATED LAND SEARCHES (PROVIDED BY DLA PIPER)

Note: Lot A on AP22187 does not have a Contaminated Land Search as it is a Permit to Occupy rather than a Standard Format Lot.

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APPENDIX I PDA-ASSOCIATED DEVELOPMENT DECLARATIONS

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