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39 Abbotsford Road, Bowen Hills 39 Abbotsford Road, Bowen Hills Change to a PDA Development Approval (DEV2012/397) Extension to Currency Period 7 August 2019 Project Director Phil Cristaldi – Director, Mecone Contributors Emma Laing – Planner, Mecone Document Control Issue Date Prepared by Checked by 1 2 August 2019 Emma Laing Phil Cristaldi 2 7 August 2019 Emma Laing Phil Cristaldi Contact Mecone Level 9, 307 Queen Street Brisbane QLD 4000 [email protected] mecone.com.au © Mecone All Rights Reserved. No part of this document may be reproduced, transmitted, stored in a retrieval system, or translated into any language in any form by any means without the written permission of Mecone. All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of Mecone and may not be used or disclosed to any party without the written permission of Mecone. Executive Summary Mecone has been commissioned by Cintra Property Pty Ltd to change a PDA development approval in accordance with Section 99 of the Economic Development Act 2012 (the Act). The changes we are seeking relate to the current approval, reference DEV2012/397/14, over land at 39 Abbotsford Road and 28 Cintra Rd, Bowen Hills QLD 4006. The approval is for a Material change of use for Multiple Residential (168 units) over two stages; Commercial and Retail within a Heritage Place (316m2) and Building Work for partial demolition and extension works to a Heritage Place. The approval has a currency period of 7 years expiring 30 May 2021. As part of this application, an extension to the currency period is sought in accordance with Section 101 of the Act. The period sought is 4 years beyond 30 May 2021. The purpose of this further extension is to allow a reasonable time to complete construction. The proposed changes to the existing approval relate to the built form and appearance of the residential towers, staging and basement design. More specifically, the changes sought are summarised as follows – • Change in staging - Stage 1 to deliver the southern tower; heritage place and associated basement works required for the southern tower. Stage 2 will deliver the northern tower and associated basement works; • Reduction in bulk and scale – proposing two towers of equal building footprint increasing outdoor private/public open space; • Reduction in the number of dwellings across both towers resulting in a modified yield seeking less 1 and 2 bedroom units and more 3 bedroom units; • Change in façade treatment for both towers as a result of the reconfigured unit mix and the relocation of balconies; • Change in carparking arrangement, reducing the number of basements; • Change in traffic condition with a reduction of crossovers to Abbotsford Road and combined servicing arrangements for both the residential towers and commercial premises. This application addresses the key criteria under the Bowen Hills Priority Development Area Scheme (Development Scheme) and is to be assessed by the Minister for Economic Development Queensland (MEDQ). The proposed changes necessitate permissible development in accordance with the Development Scheme. iii Contents 1 Summary ...................................................................................................... 1 2 Site Analysis ................................................................................................. 2 Site Description ..................................................................................................... 2 Site Context .......................................................................................................... 2 Existing Uses and Infrastructure ........................................................................... 3 Local Heritage Place ........................................................................................... 3 Easements, encumbrances and interests .......................................................... 3 Topography .......................................................................................................... 3 Flooding ................................................................................................................ 3 Vegetation ........................................................................................................... 3 Contaminated Land ............................................................................................ 3 Current Applications ............................................................................................ 3 3 Pre-Application/Consultation and History ............................................... 4 Development Application History ...................................................................... 4 Pre-lodgement Meetings .................................................................................... 4 4 Change Application .................................................................................. 6 Current Approval Summary ................................................................................ 6 Change Application Summary ........................................................................... 6 Basement and access .............................................................................................. 7 Built form and appearance ...................................................................................... 7 Staging ........................................................................................................................ 8 PDA development conditions and approved plans ............................................. 8 Substantially different development ....................................................................... 9 5 Planning Framework ................................................................................. 10 Economic Development Act 2012 ........................................................................ 10 Category of Assessment ......................................................................................... 10 State Assessment and Referral Agency ................................................................ 10 The State Planning Policy ........................................................................................ 10 South East Queensland Regional Plan .................................................................. 10 Bowen Hills Priority Development Area Development Scheme ......................... 10 Structure Plan ........................................................................................................... 11 Zoning ....................................................................................................................... 11 6 Conclusion................................................................................................. 12 iv Supporting Documents Appendix A – Property Searches Appendix B – Assessment Criteria Appendix C – Architectural Plans Appendix D – Landscape Concept Plan Appendix E – Traffic Engineering Assessment Appendix F – Site Based Stormwater Management Plan Appendix G – Structural Assessment Schedule of Figures Figure 1 – Aerial Map of Site Figure 2 – Zoning Map v 1 Summary Table1: Site Description and Planning Considerations Site Address 39 Abbotsford Road and 28 Cintra Road, Bowen Hills 4006 1 SP287744 Real Property Description 4 on RP40430 4,092m2 Total Site Area 759m2 Easements A RP883486 Cintra Property Group A.C.N. 601 605 378 Trustee under Land Owner Instruments 716731913, 716731917, 716731919 Development Area Bowen Hills Bowen Hills Priority Development Area Development Development Scheme Scheme (amendment 2) High density residential zone Zone Medium density residential zone SEQ Regional Plan land use categories • Urban Footprint State Overlays Water Resources • Water resource planning area boundaries Development and construction • Priority development area Natural hazards risk and resilience • Flood hazard area – Local Government flood SPP Overlays mapping area Strategic airports and aviation facilities • Obstacle limitation surface area • Wildlife hazard buffer zone • Aviation facility Table 2: Application Summary Change to a PDA development approval (DEV2012/397) Description Extension to Currency Period to PDA development approval (DEV2012/397) Type of Approval Sought Development Permit Category of Assessment Permissible Development Table 3: Applicant Details Applicant Cintra Property Pty Ltd C/- Mecone Phil Cristaldi Level 9, 307 Queen Street Brisbane QLD 4000 Contact Details P: 07 3556 4005 E: [email protected] Reference J000152 1 2 Site Analysis Site Description The development site is located at 39 Abbotsford Road and 28 Cintra Road Bowen Hills and described as Lot 1 on SP287744 and Lot 4 on RP40430. Lot 1 on SP287744 contains an area of 4,092m2 with a street frontage of approximately 80m to Abbotsford Road and Lot 4 on RP40430 contains an area of 759m2 and a 15m frontage to Cintra Road. The subject site is shown below in Figure 1. Figure 1. Aerial Map of Site (Source: NearMap, 2019) Site Context The subject site is located centrally within Bowen Hills, 3km northeast of the Brisbane CBD. The Bowen Hills locality is primarily characterised by a mix of residential, entertainment, commercial and industrial uses. Bowen Hills was declared a PDA on 28 March 2008 to facilitate development of a regionally significant mixed-use precinct that is well connected to public transport and key inner-city landmark places. These landmark places and other relevant
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