(Bowen Hills) Pty Ltd

22 NOVEMBER 2016 BA2508Q DRAFT PREPARED FOR LAND LEASE (BOWEN HILLS) PTY LTD

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Ben Slack Associate Director Matthew Brown Senior Consultant Grant Williams Consultant Rose Dagg Project Code BA2508Q Report Number V1

You must read the important disclaimer appearing within the body of this report. urbis.com.au CONTENTS TABLE OF CONTENTS

Executive Summary ...... i Introduction ...... 1 1. The Site ...... 2 1.1. Site Description, Topography and Vegetation ...... 2 1.2. Existing Built Form ...... 2 1.3. Surrounding Land Use and Built Form ...... 3 2. Proposal ...... 5 3. Compliance with the Bowen Hills PDA Development Scheme...... 6 3.1. Introduction ...... 6 3.2. Strategic Context ...... 6 3.2.1. Vision ...... 6 3.2.2. Structure Plan ...... 7 3.2.3. Zones ...... 8 3.2.4. Definition ...... 8 3.2.5. PDA Wide Development Criteria ...... 8 3.2.6. Precinct Intent ...... 25 4. Conclusion ...... 27 Disclaimer ...... 28

FIGURES: Figure 1 – Site Location and Context ...... 2 Figure 2 – Aerial Photo ...... 3 Figure 3 – Future Precinct Layout ...... 4 Figure 4 – Bowen Hills PDA Structure Plan ...... 7 Figure 5 – Bowen Hills PDA Zoning Map ...... 8 Figure 6 – Precinct 2 – Ekka Precinct ...... 26

TABLES: Table 1 – Development Parameters ...... 5 Table 2 – Assessment of place making outcomes ...... 9 Table 3 – Assessment of Subtropical Outcomes ...... 10 Table 4 – Assessment of Community Safety and Wellbeing Outcomes ...... 10 Table 5 – Assessment of Heritage, Character and Culture Outcomes ...... 11 Table 6 – Assessment of Built Form Outcomes ...... 12 Table 7 – Assessment of Gateways and Landmark Buildings Outcomes ...... 16 Table 8 – Assessment of Private Open Space Outcomes ...... 17 Table 9 – Assessment of Lighting Outcomes ...... 18 Table 10 – Assessment of Accessibility, Permeability and Movement Outcomes ...... 19 Table 11 – Assessment of Transport Corridors Outcomes ...... 20 Table 12 – Assessment of Car Parking Outcomes ...... 20 Table 13 – Assessment of Servicing Outcomes ...... 21 Table 14 – Assessment of Servicing Outcomes ...... 21 Table 15 – Assessment of Safety and Risk Outcomes ...... 22 Table 16 – Assessment of Contaminated Land Outcomes ...... 22 Table 17 – Assessment of Acid Sulfate Soils Outcomes ...... 22

URBIS 161122-RNA BAKERY-DA REPORT DRAFT

Table 18 – Assessment of General Noise Outcomes ...... 23 Table 19 – Assessment of Air Quality Outcomes ...... 23 Table 20 – Assessment of Water Management Outcomes ...... 23 Table 21 – Assessment of Biodiversity and Habitat Outcomes ...... 24 Table 22 – Assessment of Energy Efficiency Outcomes ...... 24 Table 23 – Assessment of Lifecycle Costs and Materials Outcomes ...... 24 Table 24 – Assessment of Lot Design Outcomes ...... 25

URBIS 161122-RNA BAKERY-DA REPORT DRAFT

Site and Property Details

Address 631 Gregory Terrace, Bowen Hills

Development Site Sites 1.01 and 1.05 within the RNA Showgrounds

Real Property Description Partially located on Lot 800 on SP288047, Lot 804 on SP288047, Lot 807 on SP288047, Lot 802 on SP288047, Lot 106 on SP288047

Authority Department of Infrastructure, Local Government and Planning

Relevant Act Economic Development Act 2012

Priority Development Bowen Hills Area (PDA)

Relevant Scheme Bowen Hills Urban Development Area Scheme

Purpose Light Industry (Bakery) within the ‘Kings Co-op’

Applicant Contact Person Reference

Lend Lease (Bowen Hills) Pty Ltd Grant Williams / Matthew Brown BA2508Q c/- Urbis Pty Ltd [email protected] / [email protected]

Ph: (07) 3007 3800

URBIS 161122-RNA BAKERY-DA REPORT DRAFT EXECUTIVE SUMMARY i

Urbis Pty Ltd has been commissioned by Lend Lease (Bowen Hills) Pty Ltd to prepare this application for development approval for a Light Industry (Bakery) use within Sites 1.01 and 1.05 of the Brisbane Showgrounds redevelopment. The proposal will provide a Bakery within the proposed Kings Co-Op development which comprises a mixed use precinct, with retail and food tenancies, child care centre and indoor entertainment uses, as well as ancillary car parking facilities for the development. This report addressed the merits of the development with regards to:

 Relevant sections of the Bowen Hills Urban Development Area Development Scheme which was approved by the former Urban Land Development Authority (ULDA) in March 2008. For the purposes of this report, the Bowen Hills Urban Development Area – Development Scheme will be referred to as ‘the Development Scheme’; and the Economic Development Act 2012 will be referred to as ‘the Act’. The application is for the use of a Light Industry (Bakery) within the King’s Co-Op site. The proposed use is intended to operate as a bakery that will provide goods both within and outside of the RNA Showgrounds area. We note that this application is required purely because the proposed Bakery use intends to supply product offsite, therefore constituting a light industry use. Given that ‘light industry’ is not explicitly identified as a consistent use within the Stage 1 Compliance A document for Sites 1.01 and 1.05, a Material Change of Use (MCU) application assessed against the Bowen Hills Urban Development Area Development Scheme is required. The development is considered appropriate for the location and intent for the area and will provide a highly activated use that will become the heartbeat of King Street. Economic Development Queensland’s approval of the application is therefore sought, subject to relevant and reasonable conditions.

URBIS 161122-RNA BAKERY-DA REPORT DRAFT INTRODUCTION 1

The location of the Site and its context is illustrated in Figure 1. Sites 1.01 and 1.05 are located within the Brisbane Showgrounds, Gregory Terrace, Bowen Hills (legally described as part of Lot 800 on SP288047, Lot 804 on SP288047, Lot 807 on SP288047, Lot 802 on SP288047, Lot 106 on SP288047). The Site is situated in the central portion of the Showgrounds, bound by Gregory Terrace to the north, King Street to the west, the future Machinery Street to the south the existing Alexandria Street to the east (which will be closed and comprise a private laneway). The topography of the Site slopes downwards from the northern part of the Site to the south-eastern part of the Site which will front the future Sutton Street. Access to the Site is currently achieved via King Street. The Site is currently equipped with a variety of infrastructure and services including water, sewerage, stormwater and electricity which have been constructed as part of the works within the wider precinct.

Figure 1 – Site Location and Context

Site Location

Source: Google Maps

The Site currently contains a mix of exhibition pavilions and vacant land which is currently undergoing development (refer to Figure 2 overleaf), with the majority of these spaces being largely underutilised throughout the course of the year with the exception of Ekka. On occasion they are used for the hosting of specific events and functions.

URBIS 2 THE SITE 161122-RNA BAKERY-DA REPORT DRAFT

Figure 2 – Aerial Photo

Site Location

Source: Near Map

The Site comprises a series of pavilions originally constructed and extended for the Ekka, which include the John Reid Pavilion, the Dairy Hall, Royal Snack Bar, Courier Mail Pavilion (also known as the sugar pavilion) and the TAB building. These buildings have been identified in the Master Plan – Appendix A – Heritage Places with varying degrees of heritage significance. The John Reid Pavilion is one of the three oldest surviving buildings on the Site, demonstrating the early expansion of the showgrounds to the southern side of Gregory Terrace. As a result, this building is of high heritage significance and is required to be retained by the Master Plan. The John Reid Pavilion has been approved to be adapted into a Fresh Food Market as a second stage of this development. This development will take place in the future once there is a critical mass of resident and worker population within the precinct to support the ongoing viability and vibrancy of the fresh food market. The former adjoining buildings, including Building No. 7 (7), the Café (7a), the John Reid Pavilion Annex (16a), have been removed in accordance with the Master Plan. The Dairy Hall is identified as medium heritage significance under the Master Plan and was originally earmarked for removal. However, the Dairy Hall will now be adapted and reused as part of the proposed development. The Royal Snack Bar and Courier Mail Pavilion (originally known as the Sugar Building) are both identified as medium heritage significance under the Master Plan, and were approved to be removed in accordance with the Master Plan. The Royal Snack Bar is proposed to be removed as part of this development; however its character will be incorporated into the design and branding of the retail space, bringing the heritage of the area into the modern era. The Courier Mail Building incorporates part of the Dairy Hall Roof behind a pre- WWII parapet with traditional post supported awning onto Primary Street

A description of the existing and future land uses and built form surrounding the site is provided below. A plan showing the future land uses surrounding the site is included within Figure 3. . North – north of the site is the existing Show Ring (Oval No. 1), Stands and Ekka Plaza.

URBIS 161122-RNA BAKERY-DA REPORT DRAFT THE SITE 3

. West – to the west of the site is the new Rydges hotel. This hotel includes 202 rooms as well as supporting uses at ground floor with active frontages. . South-west– the south of the site is the newly developed K1 and the Green which is now occupied and The Yards, which is undergoing construction. These developments form the King Street retail precinct, which includes a vibrant mix between residential and retail uses, which are to be carefully managed to maintain a precinct theme. . East – directly adjoining the site to the south is an area of vacant land, which will comprise the new K2 and K3 buildings which will be developed in the future. This area originally housed a number of low-significance exhibition buildings which have since been removed.

Figure 3 – Future Precinct Layout

URBIS 4 THE SITE 161122-RNA BAKERY-DA REPORT DRAFT

The proposed development is for a Light Industry (Bakery) use within Sites 1.01 and 1.05 of the Brisbane Showgrounds redevelopment. The proposal will provide a single Bakery tenancy within the proposed Kings Co-Op. The proposed Kings Co-Op development comprises a staged mixed use development, which comprises a variety of uses including food and beverage tenancies, child care centre and office. In addition, the development incorporates an ancillary car park to support development on the site. Access to the Site for pedestrians will primarily be provided off King Street and Gregory Terrace. Vehicular and servicing access will be provided from Machinery Street and the Alexandria Street private laneway. The intention for the operation of the Bakery use is to supply product both onsite (via a retail presence within Kings Co Op) and offsite to local shop fronts and cafes within Bowen Hills and the wider area. It is anticipated that the bakery will specialise in typical product selections including breads, pies and pastries and adopt standard operating hours of 24 hours a day, 7 days a week. Table 1 below outlines the specific parameters of the proposed development.

Table 1 – Development Parameters Parameters Heading

Use Definition Light Industry

Hours of Operation Standard 24/7 hours are proposed for the bakery’s trade and operation.

Pedestrian Access Pedestrian access is provided primarily from King Street and Gregory Terrace

Vehicular Access Access is provided from Machinery Street and Alexandria Lane

Note that this application is for the proposed Light Industry (Bakery) use only and intends to sit parallel with the existing Compliance B application for Kings Co-Op, which established the proposed built form in accordance with the Stage 1 Compliance A approval and the RNA Master Plan.

URBIS 161122-RNA BAKERY-DA REPORT DRAFT PROPOSAL 5

The Bowen Hills Urban Development Area Development Scheme is the primary statutory planning instrument relevant to development on site. The Bowen Hills Development Scheme falls under the provisions of the Economic Development Act 2012 and seeks to promote and maintain liveable communities, encourage planning and design excellence, provide economic benefit, and protect ecological values within the Bowen Hills area. The following sections of this report provide an assessment of the proposed development against the relevant provisions of the Bowen Hills Development Scheme.

3.2.1. Vision Bowen Hills is recognised by Economic Development Queensland (EDQ) as a key area within Brisbane that has the potential to significantly grow, develop and thrive in the coming years through careful planning and development management. This proposal seeks to maximise the development potential of the site through tower development that aligns with the Bowen Hills Development Scheme vision and intent for the area. At a high level, the Vision for the Bowen Hills PDA includes the following:

“Bowen Hills is ideally located to take advantage of both the continuing interest in residential accommodation and the high demand for new office floor space in the inner city and near city locations.

Bowen Hills will become the northern gateway to the centre of Brisbane and will develop as a vibrant, inner urban locality, accommodating a wide, integrated and balanced range of uses that are connected by a high quality public realm.”

The above vision statement from the Development Scheme clearly indicates the intent for Bowen Hills to accommodate significant redevelopment and renewal and is therefore consistent with this development proposal. The proposal is for a Light Industry (Bakery) use that will be located within the Kings Co-Op development which will form part of the RNA Showgrounds redevelopment. The application seeks approval for the use which will be located within the Kings Co-Op, a community retail area. The proposal is within close proximity to the Fortitude Valley Railway Station and within walking distance of the Bowen Hills railway station and Royal Brisbane Hospital Busway Station, encouraging strong public transport patronage. The proposed use will reinforce the role of the Kings Co-Op development within the RNA Showgrounds site by diversifying the commercial offerings on the site.

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3.2.2. Structure Plan The Bowen Hills Structure Plan included within the Development Scheme is illustrated in Figure 3. Under the Structure Plan, the site is included within the “Ekka Mixed Use” precinct (RNA Showgrounds). Figure 4 – Bowen Hills PDA Structure Plan

The Development Scheme identifies that the Mixed Use precinct will “provide a strong built form…creating a clearly defined northern gateway to the city centre.” Furthermore, the Mixed Use precinct is to “cater for a range of commercial, retail, administrative, civic, community, indoor entertainment and leisure facilities, cultural activities and residential uses.” The Development Scheme emphasises the provision of significant commercial office space within close proximity to the railway station, public realm and active uses at ground level to enliven the space and high quality facades on landmark buildings to provide a gateway to Bowen Hills. The proposed development is consistent with these outcomes. The Development Scheme identifies that the Ekka Mixed Use precinct “will continue to be a venue for major events but will benefit from a program of redevelopment and renewal that will see extensive mixed use activities established there.” Furthermore, development in the Ekka Mixed Use precinct is to “activate the showgrounds year round and contribute to the creation of vibrant precincts that have a positive interface with, and enliven, perimeter streets.” The proposal is consistent with the intent for the Ekka Mixed Use precinct given that it will form a key component of the RNA Showgrounds redevelopment. The site is a major gateway to both Bowen Hills and the showgrounds, and the development will result in a significant employment population being located on the site.

URBIS 161122-RNA BAKERY-DA REPORT DRAFT COMPLIANCE WITH THE BOWEN HILLS PDA DEVELOPMENT SCHEME 7

3.2.3. Zones The Development Scheme specifies all land within the PDA is included within a specific zone. The site is included within the Mixed Use Zone of the Development Scheme. The intent for the Mixed Use Zone is to:

“cater for a range of commercial, retail, administrative, civic, community, indoor entertainment and leisure facilities, cultural activities and residential uses.”

The proposed development comprises a mixed use building, comprising commercial office, shop and food related uses. The proposal is therefore consistent with the intent for the Mixed Use Zone. Figure 5 – Bowen Hills PDA Zoning Map

3.2.4. Definition The proposed development for a Light Industry (Bakery) use is defined within the Bowen Hills Urban Development Area Development Scheme as follows: Light Industry: Premises used for making, assembling, dismantling, break up, servicing, storing, repairing goods or treating waste of a small scale and low impact similar to those activities set out below and ancillary activities that support the industrial use such as administration offices or sales and display areas for products. The use includes but is not limited to the following: . printing . all industrial activities not environmentally relevant activities, except where defined. 3.2.5. PDA Wide Development Criteria The Planning Scheme establishes six (6) development criteria utilised to guide assessable development within the Bowen Hills Urban Development Area: (a) Maximum development yield and development contributions; (b) Affordable Housing; (c) Urban Design and Sustainability; (d) Transport, access, on-site parking and servicing; (e) Environment; and (f) Lot Design. These 6 criteria are addressed in the following sections.

URBIS 8 COMPLIANCE WITH THE BOWEN HILLS PDA DEVELOPMENT SCHEME 161122-RNA BAKERY-DA REPORT DRAFT

3.2.5.1. (A) Maximum development yield and development contributions The requirements of Section 3.5 of the Development Scheme with respect to Maximum Development Yield are not considered relevant. This development application is submitted for the approval of a Light Industrial (Bakery) use on the site. The proposed use will be located within the Kings Co-Op for which a development application has previously been submitted to Economic Development Queensland (EDQ) as the development is assessable against the RNA Master Plan. It is noted that the infrastructure contributions for land included in the Master Plan are specified in condition 37 of the Master Plan conditions and that value uplift charges were waived for development included within the Master Plan. Further value uplift charges will not apply to this development given the GFA of the proposal does not exceed the GFA allowed under the Master Plan. 3.2.5.2. (B) Affordable Housing The Bowen Hills Development Scheme outlines intent to incorporate a variety of housing styles and options to cater for the mix of household’s existent within the community. The proposal is for a Light Industry (Bakery) use only and does not include a residential component. Affordable Housing has therefore not been considered as part of this application. 3.2.5.3. (C) Urban design and sustainability The Bowen Hills Development Scheme outlines an overarching intent to ensure the form, type and arrangement of built form within the Bowen Hills PDA demonstrates “good urban design and sustainability” by considering place making; sub-tropical design; community safety and well-being; heritage; character and culture; building form; gateways and landmark buildings; private open space; lighting; and accessibility, permeability and movement. An assessment of the proposal against the Urban Design and Sustainability criteria outlined in the Bowen Hills Development Scheme is provided in the sections below. This assessment demonstrates that the proposed use will not compromise the ability for the proposed Kings Co-Op to provide good urban design and sustainability. C.1 Place Making Table 2 – Assessment of place making outcomes

Development Scheme Requirement Assessment of Proposal

Development is to contribute to a sense of place by: Complies

 promoting place identity and distinctive The proposed use will be located within the character development known as Kings Co-Op, which comprises a mixed use development including food  individually and collectively creating an and beverage tenancies, child care centre and office. attractive and appealing place for residents, workers and visitors The site benefits from being located within the Ekka boundary of the Brisbane Showgrounds and retail  contributing to permeability of the site and the will operate throughout the year. Integration of the surrounding area proposed use will continue to evolve the precinct,  contributing to the legibility of the PDA providing a vibrant community and destination within the heart of the inner city. Once completed, the  contributing to a public realm that is inclusive, development will provide a focal point for the King accessible and safe Street Precinct.

 creating a positive relationship between public The proposed bakery will perform an integral and private realms, in particular at street and function within the Kings Co-op development. first floor levels

 contributing to a wide range and rich variety of activities and uses

 providing opportunities for formal and informal

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Development Scheme Requirement Assessment of Proposal

gathering and interaction

 connecting with the surrounding areas encouraging pedestrian and cycle use

 facilitating public transport access and use

 helping to build and support a local economy

 helping attract and retain a diverse population.

C.2 Subtropical Design Table 3 – Assessment of Subtropical Outcomes

Development Scheme Requirement Assessment of Proposal

Development is to be climatically responsive by Complies employing appropriate design principles and The proposed use will be located within the strategies that ensure: development known as Kings Co-Op, which  buildings are orientated to optimise seasonal comprises a mixed use development including food solar gain and loss, taking into consideration and beverage tenancies, child care centre and office. major site views and vistas The introduction of the Light Industrial (Bakery) use  building form allows for cross ventilation and within the Kings Co-Op will not alter the built form of supports a naturally ventilated and the development or the following sub-topical design comfortable environment measures:

 weather protection and sun shading (including  Orientated southwest, the corner eaves and overhangs) are incorporated into weatherboard building has been configured facades and roof forms to reduce direct solar to minimise solar penetration and heat gain; heat and provide rain protection appropriate  The development will maintain the mature fig to each facade orientation trees in the western and eastern corners of  building design incorporates light and shade the site; providing well detailed and articulated facades  The development includes courts and street  outdoor/semi-outdoor living and 'indoor to edges that allow natural light to penetrate the outdoor' integration is provided by the use of precinct; and balconies, courtyards, roof gardens and large  The buildings include appropriate weather windows creating open facades. and sun protection into the façades.

C.3 Community Safety and Wellbeing Table 4 – Assessment of Community Safety and Wellbeing Outcomes

Development Scheme Requirement Assessment of Proposal

Crime Prevention through Environmental Design Not Applicable (CPTED) principles should underpin the design of all The proposal will not impact on the proposed built development within the PDA. form of the Kings Co-op development which is

URBIS 10 COMPLIANCE WITH THE BOWEN HILLS PDA DEVELOPMENT SCHEME 161122-RNA BAKERY-DA REPORT DRAFT

Development Scheme Requirement Assessment of Proposal

In particular, regard should be given to the Crime subject to a separate Compliance B application Prevention through Environmental Design (CPTED) assessed against the RNA Master Plan. Guidelines for Queensland.

Development is to incorporate appropriate safety features in line with current standards and best practice guidance including fire safety, emergency vehicle access and flood immunity.

Development must promote community health and well-being through a design that supports a healthy and active lifestyle.

All buildings, as well as public and private spaces are to be designed to be inclusive and accessible and comply with best practice standards.

While recognising the desire for buildings to incorporate sub-tropical design solutions, buildings overlooking rail corridors must also ensure that the safety and operational integrity of railways are protected by incorporating appropriate design solutions that obstruct the throwing of objects at trains or onto the overhead line equipment (OHLE) that may cause damage or service interference.

Development adjacent to a rail corridor must also be designed to ameliorate the risks associated with proximity to a rail corridor such as collisions with rolling stock or dangerous goods and pedestrian trespass.

C.4 Heritage, Character and Culture Table 5 – Assessment of Heritage, Character and Culture Outcomes

Development Scheme Requirement Assessment of Proposal

The removal or demolition of any building or Complies structure forming part of a heritage place as The RNA Showgrounds site is illustrated on Map 4 in identified on Map 4, will be considered only in those the Development Scheme as comprising a State circumstances where the retention of the building or listed heritage place. As part of the Master Plan structure would prejudice the delivery of the assessment, a detailed heritage assessment was identified precinct outcome. undertaken to identify the places, spaces and In those circumstances where approval is given to elements of the RNA Showgrounds that were of remove or demolish an identified heritage building or high, medium and low heritage significance. As part structure, the heritage building or structure, its of the Master Plan approval a number of heritage context and its heritage significance is to be places have been removed to facilitate the appropriately documented prior to its removal or development of the Master Plan, including all demolition and submitted to the ULDA. building and spaces included within this subject site. As a result there is nothing of heritage significance Development on, or adjoining, a heritage place as

URBIS 161122-RNA BAKERY-DA REPORT DRAFT COMPLIANCE WITH THE BOWEN HILLS PDA DEVELOPMENT SCHEME 11

Development Scheme Requirement Assessment of Proposal

identified on Map 4 must respect the heritage values remaining on this site. of the site by sensitively managing the interface The Kings Co-Op development will incorporate the between development opportunities and the heritage heritage John Reid Pavilion. The introduction of the place. Light Industry (Bakery) use will be sensitively located To help create place identity and a distinctive in relation to this heritage place and will not demolish character for the PDA, development should seek to a heritage building or structure. protect, incorporate, reuse or re-interpret the heritage, character, cultural features and history of the PDA and surrounding area.

C.5 Building Form Table 6 – Assessment of Built Form Outcomes

Development Scheme Requirement Assessment of Proposal

General Provisions

Buildings are to be well articulated with external Not Applicable balconies, doors and doorways, windows, shade and The introduction of the Light Industry (Bakery) use screening devices, outdoor planting and mixed use will not result in changes to the proposed building tenancies. form of Kings Co-Op. The use of materials and design details are to

contribute both individually and collectively to a distinctive Bowen Hills character.

Residential building design is to ensure visual and noise privacy, adequate balcony size, adequate storage space, adequate room sizes, functional room relationship and the provision of useable and well-connected common outdoor spaces.

Ground Level Detail

Ground level building elements are to introduce a Not Applicable variety of details and finishes. The introduction of the Light Industry (Bakery) use Entries will not result in changes to the ground level detail of the Kings Co-Op. Front entries to all buildings are to be emphasised through architectural and landscape treatment, pedestrian paths and awnings so as to be obvious without the need for signage and address requirements for active frontages.

Screening and awnings

Buildings are to respond to local microclimatic conditions by incorporating appropriate weather protection, screening and shading structures on the building facades to channel breezes, filter sunlight,

URBIS 12 COMPLIANCE WITH THE BOWEN HILLS PDA DEVELOPMENT SCHEME 161122-RNA BAKERY-DA REPORT DRAFT

Development Scheme Requirement Assessment of Proposal

block out night lighting and provide rain protection.

At street level, awnings are to be used to provide all year protection from sun and rain. In particular:

 awnings to primary frontage retail activities must be continuous across the entire street alignment and extend over the footpath to within 0.9 metres of the street kerb

 awnings to secondary frontage commercial and mixed use buildings need not necessarily be continuous but must extend over the footpath to within 0.9 metres of the street kerb for the width of the building's main entry

 buildings on corners should provide an awning over the main entry on each frontage

 for residential buildings where awnings are not provided, street trees are to provide protection from climatic conditions and separate pedestrians from traffic movement.

Landscaping

Landscaping is to contribute to the visual amenity and liveability of Bowen Hills.

For residential development, landscaping must cover a substantial area of the site and provide on-site recreation opportunities.

For non-residential and mixed use development, landscaping must be designed and located to provide a positive visual and amenity contribution to the public realm.

In general, landscaping is to be designed and located so that it:

 addresses streets and open spaces and contributes to the amenity of the public realm

 does not undermine personal and property security of the surveillance of footpaths and public open space

 deters crime and vandalism responds to microclimatic opportunities.

Fences and walls

Except for specific feature walls associated with specific uses, fences or walls to ground floor

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Development Scheme Requirement Assessment of Proposal

residential uses must be visually permeable 50 per cent permeability generally provides an appropriate level of visual permeability.

Storage and bin areas

External storage and bin areas should be contained within the buildings and / or should not be visible from the public realm.

Building design and external storage and bin areas must facilitate the efficient sorting and disposal of waste to maximise recycling opportunities.

Windows to retail tenancies

Window sills to retail tenancies should be within 100 - 300 millimetres above the corresponding footpath level. Floor levels behind the windows can be higher than this on sloping footpaths.

Use of reflective glass in windows is not appropriate.

Upper Level Detail

The upper level elements of buildings must Not Applicable incorporate appropriate elements such as overhangs The introduction of the Light Industry (Bakery) use and sun shading to detail the top of the building will not result in changes to the ground level detail of against the skyline. the Kings Co-Op. Balconies

Covered balconies are encouraged in all locations to reflect a sub-tropical character and provide external spaces that can be used under a variety of weather conditions.

Balconies should overlook streets and public spaces providing surveillance and connection with the street.

In all locations, balconies must be appropriately located and/or screened to maximise privacy between buildings and/or to the public realm.

Roof form

Roofs are to be appropriately designed to ensure plant and equipment is integrated with the overall roof design.

Varied roof forms, building heights and massing of elements is encouraged.

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Development Scheme Requirement Assessment of Proposal

Building Arrangement

High rise buildings must have distinct lower, middle Not Applicable and upper sections so as to: This application is for the introduction of a Light  maintain a strong relationship with the street Industry (Bakery) use to the Kings Co-Op by framing and activating the public realm and development, high rise buildings are not proposed. entrance spaces while reinforcing the street hierarchy

 deliver a variety of setbacks on the ground floor to create plazas, outdoor dining areas or open vistas

 create internal communal open spaces and courtyards in both residential and commercial developments

 reduce the visual bulk of the building;

 provide roof forms that are more visible and accentuated so as to enliven the skyline of the Bowen Hills PDA.

 Where residential uses are located above podiums, it is expected that the tower footprints will be smaller to provide roof space for terraces, roof gardens etc.

Building Frontages

Buildings in the PDA must contribute to an active Not Applicable and safe public realm. The introduction of the Light Industry (Bakery) use Map 5 identifies the different frontages within the will not result in changes to the proposed ground Bowen Hills PDA and describes their role for level activation of the Kings Co-Op. contributing to an active and safe public realm.

Primary active frontages

Buildings on primary active frontages must:

 activate the street for extended hours of the day and night by building up to or near the street edge, generally parallel to the street alignment and supporting a mix of uses

 be visually and physically permeable, containing many windows and entrances

 reinforce the priority of pedestrian by addressing the street, having strongly expressed pedestrian entrances, minimising the number and size of vehicle access points and using appropriate street treatments. If

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Development Scheme Requirement Assessment of Proposal

vehicle access points are unavoidable, they should be integrated into the building design to minimise their impact on the safety and amenity of the public realm

 contribute to comfort for pedestrians by delivering continuous awnings, providing shelter over footpaths

 incorporate car parking which is either located below ground level or not visible from the public realm

 provide opportunities to overlook the street, increase surveillance and reinforce the active frontage, particularly from upper floors.

Secondary active frontages

Buildings on secondary active frontages need not be activated by retail and commercial uses but must:

 address the street and public realm, providing casual surveillance provide facades that contain well-detailed

 and articulated access points at frequent intervals along pedestrian networks and do not include blank walls

 provide awnings located at key entry points.

Other frontages

Buildings on other frontages must:

 address the street and public realm but may have a wider variety of setbacks to allow for privacy to be maintained between streets and dwellings and cater for courtyards, balconies and deep planting areas

 locate basements, where possible, within building footprints and set back from street alignments to allow areas for deep planting

 emphasise entries through architectural and landscape treatment, pedestrian movement paths, awnings and height.

C.6 Gateways and Landmark Building Table 7 – Assessment of Gateways and Landmark Buildings Outcomes

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Development Scheme Requirements Assessment of Proposal

A number of gateways are identified within the Not Applicable Bowen Hills PDA. These gateways, as shown on It is acknowledged that Map 5 does not identify a Map 5, represent the main entry points and gateway or landmark building on this site. approaches to the Bowen Hills Heart and are located at:

 the intersection of O'Connell Terrace and Bowen Bridge Road

 the intersection of Hudd Street and Abbotsford Road and the southern entrance to the Bowen Hills Rail Station

 the intersection of Edmondstone Road and Abbotsford Road

 the intersection of Abbotsford Road, Montpelier Road, Campbell Street and Markwell Street

 the intersection of Brookes Street and St Pauls Terrace

 the southern side of the intersection of Brunswick Street and Gregory Terrace where the on and off ramps from Airport Link connect to Campbell Street.

These gateways are to be reinforced through landmark buildings.

Landmark buildings reinforce gateways within the PDA by providing visual cues that announce the arrival within, or approach to, the Bowen Hills Heart and contribute to the identification of Bowen Hills as a distinct destination.

Landmark buildings should also:

 complete and frame vistas and views

 increase legibility and add to the sense of place

 provide a sense of scale at open spaces.

Landmark buildings may be created through a change of scale, materials and/or architectural treatment.

C.7 Private Open Space Table 8 – Assessment of Private Open Space Outcomes

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Development Scheme Requirements Assessment of Proposal

Common Areas

Common private open space must be provided in all Not Applicable residential developments and: The proposal does not comprise residential uses and  provide for a mixture of outdoor uses and therefore common areas are not relevant to the activities proposal.

 be positioned for good solar orientation

 be landscaped appropriately for a subtropical environment

 minimise water use

 respect privacy of users and residents, including those on neighbouring properties.

Balconies and Other Private Open Space

All residential units must incorporate generous Not Applicable balconies or private open space, attached to major The proposal does not comprise residential uses and internal living areas and providing room for outdoor therefore balconies and private open space are not private activity and furnishings such as a table, relevant to the proposal. chairs, planting, a BBQ and shade. Balconies should be sized proportionately to the unit size and must not be less than 9m2 with a minimum dimension of three metres. However, it is considered desirable that 16m2 of private open space or balcony be achieved for all dwelling units.

Balconies must be appropriately located and/or screened to maximise privacy between buildings and/or the public realm and to protect amenity from transport corridor impacts, without compromising CPTED principles.

Ground floor private open space must provide privacy but still allow overlooking of the street to promote casual surveillance. Fences should be no higher than 1500mm and are to be visually permeable.

C.8 Lighting Table 9 – Assessment of Lighting Outcomes

Development Scheme Requirements Assessment of Proposal

External lighting should be designed to light up the Complies building, particularly entrances and vegetated areas, This application is for the introduction of a Light without overspilling into other buildings or the sky. Industry (Bakery) use to the Kings Co-Op External materials should not cause unreasonable development. The proposed development will not

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Development Scheme Requirements Assessment of Proposal

glare. alter the lighting associated with the Kings Co-Op development.

C.9 Accessibility, Permeability and Movement Table 10 – Assessment of Accessibility, Permeability and Movement Outcomes

Development Scheme Requirements Assessment of Proposal

In support of TOD principles, priority should be given Complies to pedestrian, cycle and public transport modes, over This application is for the introduction of a Light private vehicle use. This priority applies both to Industry (Bakery) use to the Kings Co-Op movement within the PDA and to the PDA. development. The proposed development will not Map 6 details the public realm and movement compromise the implementation of TOD principles networks proposed within the PDA and how they are through the proximity of the proposal to a number of intended to connect with the public realm and public transport modes, including the Fortitude Valley movement networks outside the PDA. and Bowen Hills Railway Stations and the Royal Brisbane Hospital Busway Station, in addition to Development within the PDA must contribute to a local bus routes which service St Pauls Terrace. network of pedestrian and cycle-safe roads and The proposal will also be supported by access to a highly interconnected, attractive and efficient network of pedestrian and cyclist routes associated bikeways that give a choice of routes connecting with the RNA Showgrounds redevelopment. major activity nodes with each other and also linking them to residential areas.

Development is to give high priority to connectivity, directness of route and facilities by:

 providing access to existing and proposed pedestrian and cycle networks

 prioritising pedestrian and cycle movements over vehicle movements.

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3.2.5.4. (D) Transport, Access, On-Site Parking and Servicing An assessment of the proposal against the Urban Design and Sustainability criteria outlined in the Bowen Hills Development Scheme is provided in the sections below. D.1 Transport Corridors Table 11 – Assessment of Transport Corridors Outcomes

Development Scheme Requirements Assessment of Proposal

Development does not unreasonably constrain future Complies provision of public transport infrastructure (including The proposal is located within walking distance of a rail, light rail, road, busway and cycle infrastructure) range of public transport infrastructure; however the and does not adversely impact on the function or proposal will not impact on the provision of public operation of existing or future public transport transport services and the upgrade of any services. corridors including rail, light rail or busway corridors.

D.2 Car Parking Table 12 – Assessment of Car Parking Outcomes

Development Scheme Requirements Assessment of Proposal

On-site car parking areas, loading bays and service Complies areas are either integrated within or under buildings This application is for the introduction of a Light and sleeved by active frontages, or are located away Industry (Bakery) use to the Kings Co-Op from the public realm behind buildings. development. The proposed development will not The use of large blank screens to mask loading compromise the approved provision of car parking areas is not appropriate. on the site.

Slope should be used to create basement or semi- basement parking areas.

Vehicle service areas, cross-overs and car parking must not detract from the character of active edges and the public realm.

Development is required to provide on-site car parking in accordance with the rates set out in the precinct development criteria or sub-precinct development principles. Where a request is made to provide onsite car parking at a rate exceeding that prescribed for the precinct, the request must be accompanied by a strategy to maximise use of pedestrian, cycle and public transport opportunities over private vehicle use.

Where possible, underground car parking areas are to be naturally ventilated. Ventilation grills and structures should be integrated into the building design, located away from the primary street facade and oriented away from windows of habitable rooms and private open space.

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D.3 Circulation Table 13 – Assessment of Servicing Outcomes

Development Scheme Requirements Assessment of Proposal

Development is to support increased accessibility, Complies permeability and movement for pedestrians and This application is for the introduction of a Light cyclists and appropriate movement by vehicles, Industry (Bakery) use to the Kings Co-Op including emergency vehicles. development. The proposed development will not

Pedestrian and cycle way paths and high quality compromise the provision of pedestrian and cycle cycling facilities are to be incorporated in all new paths through the development. roads within sub-precincts.

Development is to be designed to include safe and highly visible connections to pedestrian and cycle networks through building and landscape design elements and treatments.

D.4 End of Trip Facilities Table 14 – Assessment of Servicing Outcomes

Development Scheme Requirements Assessment of Proposal

End of trip facilities for pedestrians and cyclists are Complies to be provided as part of development for non- This application is for the introduction of a Light residential purposes, including secure, undercover Industry (Bakery) use to the Kings Co-Op bicycle storage facilities, showers and lockers. Such development. The proposed development will not facilities are to be provided to a standard consistent compromise the provision of end of trip facilities with AS2890.3. associated with the development. Bicycle facility targets for apartments are:

 residents - to have secure space per dwelling according to AS2890.3

 visitors - to have secure space per 400m2 according to AS2890.3.

Bicycle facility targets for sites other than apartments are:

 residents - to have secure space per 200m2 net lettable area (NLA) according to AS2890.3

 visitors - to have secure space per 1000m2 NLA according to AS2890.3.

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3.2.5.5. (E) Environment

E.1 Safety and Risk Table 15 – Assessment of Safety and Risk Outcomes

Development Scheme Requirements Assessment of Proposal

Development adjacent to a rail corridor is to be Complies designed to ameliorate the risks associated with The proposed development is not located adjacent proximity to a rail corridor (such as collisions with to a rail corridor. rolling stock or dangerous goods). This application is for the introduction of a Light Development in operational airspace, as per Industry (Bakery) use to the Kings Co-Op Brisbane Airport Master Plan, must not cause a development. The proposed development will permanent or temporary obstruction or potential include changes to the height of the development. hazard to aircraft movements.

E.2 Contaminated Land Table 16 – Assessment of Contaminated Land Outcomes

Development Scheme Requirements Assessment of Proposal

Development must ensure that all land and Not Applicable groundwater will be fit for purpose. Remediation will The introduction of the Light Industry (Bakery) use meet Environmental Protection Agency (EPA) will not result in changes to the proposed built form guidelines for the assessment and management of of the Kings Co-Op. contaminated land in Queensland.

E.3 Acid Sulfate Soils Table 17 – Assessment of Acid Sulfate Soils Outcomes

Development Scheme Requirements Assessment of Proposal

The following site works will trigger an ASS Not Applicable investigation: The introduction of the Light Industry (Bakery) use  development areas below 5m Australian will not result in changes to the proposed built form Height Datum (AHD) involving the disturbance of the Kings Co-Op. of greater than 100m3 of soil

 development areas below 5m AHD requiring the placement of greater than or equal to 500m3 of fill material in layer of greater than or equal to 0.5m in average depth

 development areas between 5m AHD and 20m AHD requiring the disturbance of greater than or equal to 100m3 of soil below 5m AHD.

Acid sulfate soils will be treated in accordance with current best practice in Queensland.

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E.4 General Noise Requirements Table 18 – Assessment of General Noise Outcomes

Development Scheme Requirements Assessment of Proposal

The design, siting and layout of development must Complies address noise impacts and where necessary The proposed Light Industry (Bakery) will operate incorporate appropriate noise mitigation measures. within the acoustic limits specified for the Kings Co- Development is to achieve acceptable noise levels op.

for noise sensitive uses in affected areas.

Where determined necessary by the ULDA, an acoustic report will be required to evaluate and address potential noise impacts and recommend appropriate noise mitigation measures.

E.5 General Air Quality Table 19 – Assessment of Air Quality Outcomes

Development Scheme Requirements Assessment of Proposal

Development must: Complies

 limit exposure and risk associated with The proposed Light Industry (Bakery) will operate pollutants that could have a potentially within the air quality limits specified for the Kings adverse effect on human health; and Co-op.

 be in accordance with best practice air quality guidelines and standards.

E.6 Water Management Table 20 – Assessment of Water Management Outcomes

Development Scheme Requirements Assessment of Proposal

Development is to demonstrate, to the greatest Not Applicable extent possible, current best practice Water The introduction of the Light Industry (Bakery) use Sensitive Urban Design (WSUD) and Integrated will not result in changes to the proposed built form Water Cycle Management (IWCM) principles for of the Kings Co-Op. Australia.

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E.7 Biodiversity and Habitat Table 21 – Assessment of Biodiversity and Habitat Outcomes

Development Scheme Requirements Assessment of Proposal

Development must not adversely affect significant Not Applicable vegetation. The introduction of the Light Industry (Bakery) use Development is to be set back a minimum of 10 will not result in changes to the proposed built form metres from the high water mark, except where of the Kings Co-Op. stated otherwise in a precinct or sub-precinct.

E.8 Energy Efficiency Table 22 – Assessment of Energy Efficiency Outcomes

Development Scheme Requirements Assessment of Proposal

Development must promote energy efficiency by Not Applicable encouraging: The introduction of the Light Industry (Bakery) use  alternative energy supply through the use of will not result in changes to the proposed built form renewable energy sources of the Kings Co-Op.

 passive thermal design of buildings energy efficient plant and equipment use of natural light and energy efficient lighting.

E.9 Lifecycle Costs and Materials Table 23 – Assessment of Lifecycle Costs and Materials Outcomes

Development Scheme Requirements Assessment of Proposal

Development is to incorporate sustainable features Not Applicable and smart design to reduce construction and The introduction of the Light Industry (Bakery) use operating costs. will not result in changes to the proposed built form Development is to encourage the efficient use of of the Kings Co-Op. resources and waste minimisation. At the time of construction, conduits for future electricity cables are to be installed within all new roads, road widenings and upgrades.

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3.2.5.6. (F) Lot Design Table 24 – Assessment of Lot Design Outcomes

Development Scheme Requirements Assessment of Proposal

Lots must have an appropriate area and dimension Not Applicable for the siting and construction of the buildings, the The introduction of the Light Industry (Bakery) use provision of outdoor space, the relationship to will not result in changes to the proposed built form adjoining development and public realm, safe and of the Kings Co-Op. convenient vehicle access, servicing and parking.

Lot frontages must address streets and civic and open space. This is to facilitate personal and property security, surveillance of footpaths and public open space and to deter crime and vandalism.

Lot sizes and dimensions must enable buildings to be sited to:

 protect natural and cultural features, including significant vegetation and heritage places identified in Map 4

 address site constraints including slope, soil erosion, flooding and drainage

 retain special features such as trees ensure that lots are not subject to unreasonable risk, hazard, noise impacts or air quality impacts

 ensure reasonable buffers between existing or potential incompatible land uses

 maximise solar orientation benefits to assist energy rating targets.

3.2.6. Precinct Intent The site is located within Precinct 2 – Ekka Precinct of the Development Scheme (refer to Figure 3). The Ekka Precinct primarily comprises the RNA Showgrounds, as well a number of other surrounding lots (including the Mongolian Restaurant). The development intent for the Ekka Precinct, as articulated in the Development Scheme, is:

“While continuing to be a venue for major events, it is acknowledged that the RNA Showgrounds will benefit from a program of redevelopment and renewal that will see extensive mixed use activities established.

Redevelopment will also help to activate the showground year round and contribute to the creation of vibrant precincts that have a positive interface with and enliven perimeter streets.”

It is acknowledged that the development intent for the Ekka Precinct focuses on the RNA Showgrounds as it is the largest land holding within the precinct. Notwithstanding, the underlying intent for the entire precinct will apply to the development of this site, and as such the proposal is consistent with this intent. The Ekka Precinct is further divided into two Sub-precincts; Sub-precinct 2a and Sub-precinct 2b. Sub- precinct 2b is applicable to this site, and includes the RNA Showgrounds site located to the south of Gregory Terrace. Key outcomes for Sub-precinct 2b which are relevant to the site include:

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“While continuing to accommodate the RNA Showgrounds and the associated showground activities, Sub-precinct 2b is also intended to be developed for residential and commercial development.

Development along St Pauls Terrace must address St Pauls Terrace and the Showgrounds and take into consideration views which can be gained from surrounding sites and buildings.”

The overall Kings Co-op development is consistent with the intent of the sub-precinct to be developed for commercial and retail/office uses. The proposed bakery will provide an activated core to the Kings Co-op development. Figure 6 – Precinct 2 – Ekka Precinct

Note that the proposal will not impact on the built form proposed as part of the King Co-op development that is currently under separate Compliance B assessment. Therefore, an assessment against the built form outcomes of the Bowen Hills PDA has not been undertaken.

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This report addressed the merits of the proposed development with regards to the relevant sections of the Bowen Hills Urban Development Area Development Scheme. As outlined in this report, the proposed development is for a Light Industry (Bakery) use, which will enhance the vibrancy and vitality of the Kings Co-Op precinct. In achieving the above outcomes the proposal is considered to contribute positively to the Kings Co-op development and to the wider RNA Showgrounds.

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This report is dated 22 November 2016 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Land Lease (Bowen Hills) Pty Ltd (Instructing Party) for the purpose of Development Application (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

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