Brisbane Showgrounds - Pop Up Retail Precinct
Development Application
April 2015
URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:
Director Ben Slack Senior Consultant Matthew Brown Job Code BA2508A Report Number Final
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TABLE OF CONTENTS
Executive Summary ...... i
1 Introduction ...... 1
2 The Site and Surrounds ...... 2 2.1 Site Location ...... 2 2.2 Site Characteristics ...... 2 2.3 Surrounding Context ...... 3 2.4 Land Ownership and Encumberances ...... 4
3 The Proposal ...... 5 3.1 Proposal Details...... 5 3.2 Operational Period for the use ...... 5 3.3 Specialist Information in Support of Proposal ...... 6 3.3.1 Traffic Engineering...... 6 3.3.2 Flooding and Stormwater Management ...... 6
4 Local Planning Framework ...... 8 4.1 Definitions ...... 8 4.2 Strategic Context ...... 8 4.2.1 Vision ...... 8 4.2.2 Structure Plan ...... 8 4.3 Land Use Plan ...... 9 4.3.1 Zones ...... 9 4.3.2 Bowen Hills PDA-Wide Development Criteria ...... 9 4.4 Precinct 2 – Ekka Precinct ...... 25 4.4.1 Precinct Intent ...... 25 4.4.2 Levels of assessment ...... 26 4.4.3 Precinct Specific Development Criteria ...... 26
5 Conclusion ...... 31
Disclaimer ...... 33
Appendix A Title Searches
Appendix B Contaminated Land Searches
FIGURES: Figure 1 – Site context ...... 2 Figure 2 – Arial Photography ...... 3 Figure 3 – Proposed Brisbane Showgrounds Redevelopment ...... 4 Figure 4 – View of Proposed Development ...... 5 Figure 5 – Flood Risk Management Plan ZOnes ...... 6 Figure 6 – Bowen HIlls Structure Plan ...... 9 Figure 7 – Precinct Map ...... 25
TABLES: Table 1 – Assessment of Development Criteria ...... 10 Table 2 – Transport, Access, On-site Parking and Servicing ...... 20
URBIS REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX
Table 3 – Environment ...... 22 Table 4 – Lot Design ...... 24 Table 5 – Ekka Precinct Criteria ...... 26
URBIS REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX
Executive Summary
SITE AND PROPOSAL DETAILS
ADDRESS OF SITE 6 Alexandria Street, Bowen Hills QLD 4006
REAL PROPERTY DESCRIPTION Part of lots 107, 708 and 712 on SP238200
2 . TOTAL SITE AREA 548.2m
. LOCAL AUTHORITY Department of State Development, Infrastructure and Planning
. PRIORITY DEVELOPMENT AREA Bowen Hills Priority Development Area
. ZONE Mixed Use Zone
. PRECINCT Precinct 2 – Ekka Precinct
. PURPOSE Temporary Food Premises and Indoor Entertainment (bar)
. GENERAL DESCRIPTION Temporary (2 years) retail development comprising food and beverage outlets within containers and outdoor dining areas
. LAND OWNER The Royal National, Agricultural and Industrial Association of Queensland
ASPECTS OF DEVELOPMENT
TYPE OF DEVELOPMENT Material Change of Use
TYPE OF APPROVAL Development Permit for Food Premises and Indoor Entertainment (bar)
LEVEL OF ASSESSMENT Permissible
APPLICANT DETAILS
APPLICANT CONTACT DETAILS REFERENCE NUMBER
. Lend Lease (Bowen Hills) Pty Ltd . Matthew Brown . BA2508A . C/- Urbis Pty Ltd . Phone: (07) 3007 3819 . Level 7, 123 Albert Street . Email: [email protected] . Brisbane QLD 4000
URBIS REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX EXECUTIVE SUMMARY i
1 Introduction
Urbis Pty Ltd has prepared this Priority Development Area development application on behalf of Lend Lease (Bowen Hills) Pty Ltd. The submission is for the purpose of a Development Permit for a Material Change of Use for temporary Food Premises and Indoor Entertainment (bar) uses.
The land included within this development application comprises part of the Brisbane Showgrounds located 6 Alexandria Street, Bowen Hills QLD 4006 and legally described as Lots 107, 708 and 712 on SP238200 (referred to as ‘the site’).
This report addresses the merits of the development with regard to the provisions of the Bowen Hills Priority Development Area Development Scheme and the relevant sections of the Economic Development Act 2012. For the purpose of this report, the Bowen Hills Priority Development Area Development Scheme will be referred to as the ‘Development Scheme’ and the Economic Development Act 2012 will be referred to as ‘the EDA’. This report also has regard to the provisions of the approved RNA Showgrounds Master Plan; however this development is not proposed to be undertaken through a Compliance B application under the Master Plan
This report is accompanied by and should be read in conjunction with the following drawings and technical reports:
. Volume 1 – Architectural drawings prepared by The Buchan Group;
. Volume 2 – Traffic Engineering Report prepared by TTM; and
. Volume 3 – Flooding and Stormwater Report prepared by Cardno.
The assessment of the application is to be undertaken in accordance with Section 3.2 of the Development Scheme. This report provides the applicant’s assessment against these provisions and concludes that the development is appropriate, consistent with existing planning controls and intent for the area and is not anticipated to impact upon the amenity of the locality. Significantly, the development will result in the activation of the local area upon the completion of the early stages of the private development program at the Brisbane Showgrounds. The Department of State Development, Infrastructure and Planning’s approval of the application is therefore sought, subject to relevant and reasonable conditions.
URBIS REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX INTRODUCTION 1
2 The Site and Surrounds
2.1 SITE LOCATION The site is located in Bowen Hills and comprises part of the Brisbane Showgrounds (refer to Figure 1 below). The site is located at the southern edge of the Brisbane Showgrounds and currently has frontage to Alexandria Street and the proposed King Street. The areas surrounding the site are undergoing significant development for a mix of uses including commercial, residential, retail and hotel developments undertaken as part of the Brisbane Showgrounds. All of these surrounding developments are currently under construction.
FIGURE 1 – SITE CONTEXT
2.2 SITE CHARACTERISTICS The site over which this development is made is comprised of two land parcels. Lot 107, with a total area of 548.2 square metres, comprises the location of the actual development, whilst Lots 708 and 712 comprises the lots over which access is proposed, and includes King Street. The site is currently vacant and comprises part of the construction zone for the development on the surrounding land. This is illustrated on Figure 2.
The site has frontage to Alexandria Street of 68m and frontage to King Street of 54m. It is noted that King Street does not exist as a road at the time of making this application, however it is anticipated that this road will be dedicated in the coming months and will be dedicated prior to the commencement of use for this development. Public transport services to the site are provided by the local bus services within the area, as well as the nearby Fortitude Valley Train Station.
The site is cleared of all vegetation and therefore does not possess any environmental values. The site falls towards the south-east along King Street, with the south-eastern corner of the site comprising one of the lowest parts of the Brisbane Showgrounds site and therefore is subject to flooding.
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FIGURE 2 – ARIAL PHOTOGRAPHY
2.3 SURROUNDING CONTEXT As mentioned above, the site and surrounding area is subject to extensive redevelopment which will see a mixed use development precinct emerge within the local area. The approved layout of the surrounding development is illustrated on Figure 3. As shown, there are a number of components of the Brisbane Showgrounds development which are underway on the western side of King Street. These developments include:
. K1 – an 11 storey office building located at the corner of King Street and St Pauls Terrace, located directly opposite the site on King Street. The building comprises 10 storeys of office levels and 4 retail tenancies at the ground level. K1 is scheduled for completion by mid 2015;
. The Green – a residential development comprising 5 residential buildings surrounding an internal community recreation space. A series of ground level retail tenancies fronting King Street and Market Way. A total of 356 apartments are included within this development, which is expected to be completed by the end of 2015;
. The Yards – a residential development comprising two residential towers, as well as a number walk up terraces. This development also includes the most substantial retail space within the Brisbane Showgrounds, with a supermarket and a number of retail tenancies located at the ground level. It is anticipated that construction of this development will commence during 2015 and will be fully completed during 2018; and
. Rydges Hotel – a 4 star hotel located on the corner of King Street and Gregory Terrace. The hotel comprises 208 rooms as well as a restaurant and bar fronting the King Street frontage of the site. Construction of the development commenced in early 2015 and is anticipated to be completed by early 2016.
As outlined above, K1, The Green and the Rydges Hotel will be complete and operational within a six month period from mid-2015 until early 2016. As a result, there will be a substantial injection of residents,
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workers and visitors in the site during this period. However at the time these developments are completed, The Yards development, which includes the majority of the retail space within the wider development, will not be operational for another 2-2.5 years. Therefore, the proposed temporary retail uses will provide a retail presence for the development until the completion of the permanent retail facilities within The Yards.
In addition to the development being undertaken on the Brisbane Showgrounds, the site is located within an area which is undergoing substantial high density mixed use development.
FIGURE 3 – PROPOSED BRISBANE SHOWGROUNDS REDEVELOPMENT
2.4 LAND OWNERSHIP AND ENCUMBERANCES The site comprises three freehold lots, which are owned by The Royal National Agricultural and Industrial Association of Queensland. Current title searches are included within Appendix A of this report which confirms ownership.
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3 The Proposal
3.1 PROPOSAL DETAILS The proposed development comprises a temporary retail precinct which seeks to activate the precinct and inject retail uses within the early stages of the development. This is proposed to be achieved through three containers within which food and beverages will be prepared for sale for consumption both on and off the premises. Container 1 is intended to comprise a coffee/beverage container, whilst containers 2 and 3 are intended to service food. The containers are set within an environment which provides a range of outdoor dining and seating spaces. The proposal is illustrated in Figure 4 below.
It is intended that the hours of operation for the development will be limited to Monday to Friday during the day time when the development initially opens. This may be extended as the precinct develops, in particularly at the time residents move into The Green development at the end of the 2015. The maximum hours of operation for the development will be 6am to 10pm, 7 days per week.
Access to the site for service vehicles will be provided off King Street to the loading and refuse areas located at the northern end of the site. A service corridor will be located along the rear of the site to allow goods to be delivered to the individual tenancies; however vehicular access is not proposed along this corridor.
The site will be connected to services including reticulated water supply and electricity. The site is not proposed to be connected to sewerage, with sewerage proposed to be collected and transported off site for treatment and disposal.
FIGURE 4 – VIEW OF PROPOSED DEVELOPMENT
3.2 OPERATIONAL PERIOD FOR THE USE The proposal is intended to operate as a temporary use during the early stages of the Brisbane Showgrounds redevelopment. It is the current intent that the proposal will operate for a period of 2-3 years, up until the completion of The Yards development, which includes substantial retail floor space. At this time, the development will either cease or will be relocated to another suitable location on the site. Further, given the site is intended to ultimately comprise an office building, the proposed development would also cease/relocate in the event an office development is proposed on the site.
On the basis of the above, it is requested that any approval includes a condition limits the development for a period of 3 years from the date of approval.
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3.3 SPECIALIST INFORMATION IN SUPPORT OF PROPOSAL
3.3.1 TRAFFIC ENGINEERING A Traffic Assessment has been prepared by TTM for the proposed development which is included within Volume 2 of this application, and includes an assessment of access and servicing arrangements for the development. The report provides the following conclusions regarding access and servicing of the development:
. The width of the access laneway satisfies the requirements set out in ‘AS2890.2 – Parking Facilities – Part 2: Off-Street Commercial Facilities’ to facilitate two-way access for vehicles up to the size of a medium rigid vehicle (MRV). It is intended that the southern section of the laneway will operate as two-way prior to the laneway being extended through to Alexandria Street; and
. 1 SRV bay is required for the temporary retail uses which is accommodated through the SRV entering the site from the laneway in a forward gear, standing on the driveway (fully within the property boundary) before reversing onto the laneway and exiting onto King Street. Importantly, no reverse manoeuvres are required at the intersection of the laneway with King Street.
3.3.2 FLOODING AND STORMWATER MANAGEMENT A Flood Report (Volume 3) and Flood Risk Management Plan (Volume 4) have been prepared by Cardno. The site is located in a part of the site which is may flood during major storm event, and therefore consideration of flood impacts and risk are a key element of the development. For the purpose of determining flood risk, the site is divided into 4 zones as illustrated in Figure 5 below. The zones related to the fall of the site on King Street towards St Pauls Terrace.
FIGURE 5 – FLOOD RISK MANAGEMENT PLAN ZONES
With respect to the 4 zones, the following outlines the flood levels in each zone:
. Zone 1 is located furthest away from St Pauls Terrace and will include containers for a kitchen and food servery area together with toilets and a loading/bin zone. Floor levels of the order of between about 7.2m AHD and about 7.56m AHD (with a more typical level of 7.35m AHD) have been adopted for this zone. The zone is above the calculated 50 year flood level and therefore has sufficient flood immunity with respect to the requirements for commercial facilities.
. Zone 2 will provide a games area (ping pong, giant Jenga etc). Floor levels of the order of 7.0m AHD to about 7.2mAHD have been adopted for this zone. The zone is above the calculated 50 year flood level and therefore has sufficient flood immunity with respect to the requirements for commercial facilities.
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. Zone 3 will contain a kitchen and food servery area with a rooftop deck. The minimum floor level adopted for the zone is 6.35 mAHD. This level is about 500 mm below the calculated 50 year flood level at the intersection of King Street and St Pauls Terrace. The area will therefore have a flood immunity that is lower than the desirable flood immunity for commercial areas.
. Zone 4 will contain a container which will act as a coffee shop. The minimum floor level adopted for the zone is 6.35m AHD, compared to an existing ground level that varies from about 5.3m AHD to about 6.1m AHD. While the floor level is up to a metre higher than the existing ground level, the level is also about 500 mm below the calculated 50 year flood level at the intersection of King Street and St Pauls Terrace. The area will therefore have a flood immunity that is lower than the desirable flood immunity for commercial areas.
As outlined above, Zones 1 and 2 will have sufficient flood immunity by way of the ground level in these areas. However within Zones 3 and 4, it is proposed that the ground level will be lower than the desirable level for flood immunity. This is proposed as a result of the need for the site to relate to King Street to enable direct access from the street. As a result, the flood risk in these zones needs to be mitigated through the adoption of a Flood Risk Management Plan.
The proposed Flood Risk Management Plan strategies are outlined in Section 4 of the Flood Risk Management Plan. The proposed strategies relate to:
. Construction requirements for the containers;
. Material selection to ensure ease of replacement in the event they are inundated;
. Requirements for the fixing or removal of furniture;
. The requirements for the location of electrical services;
. Evacuation procedures and protocols for the site;
. Warning signs and audible notification;
. Checks required prior to reoccupation of the site; and
. Staff induction and training.
Subject to the implementation of the Flood Risk Management Plan, the proposed development will not result in an unacceptable flood risk for the development.
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4 Local Planning Framework
The site is located within the Bowen Hills Priority Development Area and therefore is subject to the provisions of the Bowen Hills Priority Development Area Development Scheme (the development scheme). An assessment of the proposed development against the relevant provisions of the Development Scheme is provided in the following section of this report.
4.1 DEFINITIONS The proposed use of the site for food and beverages uses is defined as Food Premises and Indoor Entertainment under the Development Scheme. The Development Scheme defines this use as follows:
Food premises: Premises used for the preparation and sale of food and drink to the public for consumption on or off the site. The term includes a cafe, restaurant, coffee shop, bistro, tea room, milk bar, snack bar, kiosk, take-away, but does not include fast food premises as separately defined.
Indoor Entertainment: Premises used for sport, physical exercise, recreation and public entertainment predominantly within a building. The term includes facilitates commonly described as sports centre, gymnasium, convention centres, amusement and leisure centres, cinema, nightclub, adult entertainment theatre and hotel.
4.2 STRATEGIC CONTEXT
4.2.1 VISION Bowen Hills is recognised by the 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.
The Bowen Hills Development Scheme maintains a strong vision and intent to develop Bowen Hills as the gateway to Brisbane’s city centre, developing the area as a unique and complementary employment centre that enhances the appeal and competitiveness of Brisbane’s CBD. EDQ intend to guide development within Bowen Hills to encourage the accommodation of a wide, integrated and balanced range of uses that are connected by a high quality public realm. The Development Scheme seeks to ensure that future development takes advantage of the suburb’s strategic gateway location and high frequency public transport, and envisages best practice inner city transit oriented development that increases public transport patronage and ensures places are well connected.
The proposal for food and beverage uses which seek to activate the precinct and support the approved high density residential commercial and accommodation uses is consistent with the Vision for the Bowen Hills PDA. The proposal is an important short term development which will assist in establishing the area as mixed use community.
4.2.2 STRUCTURE PLAN The Structure Plan of the Development Scheme illustrates how the Vision of the Development Scheme will be achieved (see Figure 6 below).
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FIGURE 6 – BOWEN HILLS STRUCTURE PLAN
The site is included within the Ekka Mixed Use area of the Structure Plan and the following specific intent for this area is outlined in the Structure Plan:
The RNA Showgrounds 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.
This will activate the showgrounds year round and contribute to the creation of vibrant precincts that have a positive interface with, and enliven, perimeter streets. Pedestrian connectivity through the showgrounds will enhance the permeability of the precinct.
The proposed development will contribute to the establishment of a vibrant precinct within the early stages of the development through injection of food and beverage uses to support the development. This will facilitate activation of the precinct and the promotion of pedestrian movement and activity within the street. The proposal is therefore considered to be consistent with the Structure Plan.
4.3 LAND USE PLAN The Land Use Plan of the Development Scheme specifies the outcomes, both at a PDA wide level and precinct specific level, which development is required to achieve. It also establishes the processes and decision making requirements for development within the Bowen Hills PDA. The following sections of this report provide an assessment of how development achieves the requirements of the Land Use Plan.
4.3.1 ZONES The site is included within the Mixed Use Zone of the Land Use Plan. The Mixed Use Zone is intended to comprise the following development:
The Mixed Use Zone caters for a range of commercial, retail, administrative, civic, community, indoor entertainment and leisure facilities, cultural activities and residential uses.
The proposal is consistent with the intent of the Mixed Use Zone as the development comprises food and beverage uses which are intended to support the approved commercial, residential and accommodation uses within the balance of the Brisbane Showground site and the surrounding area.
4.3.2 BOWEN HILLS PDA-WIDE DEVELOPMENT CRITERIA The Development Scheme establishes six (6) development criteria utilised to guide assessable development within the Bowen Hills Urban Development Area. These criteria are:
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. Maximum Development Yield and Development Contributions;
. Affordable Housing;
. Urban Design and Sustainability;
. Transport, Access, On-site Parking and Servicing;
. Environment; and
. Lot Design.
An assessment of the proposal against these criteria is outlined below.
4.3.2.1 MAXIMUM DEVELOPMENT YIELD AND DEVELOPMENT CONTRIBUTIONS Section 3.5 of the Development Scheme outlines requirements regarding the maximum development yield and development contributions. It is submitted that infrastructure changes (including general infrastructure and value uplift charges) should not be payable for the development. This is considered to be a reasonable outcome given the proposed development will be carried out for a time limit period only. Further, the actual infrastructure demand associated with the development will be very limited given that no car parking is proposed and no connection to external sewer infrastructure is proposed. Lastly and most significantly, the ultimately development of the site for office purposes will be subject to infrastructure charges in accordance with the RNA Showgrounds Master Plan. Given the application of these changes when the ultimate development of the site is completed, it is not considered necessary to impose infrastructure charges on this temporary development. It is noted that this is consistent with other temporary uses which have been approved within other PDAs.
4.3.2.2 AFFORDABLE HOUSING Section 3.6 of the Development Scheme outlines the requirements for the delivery of affordable housing within the Bowen Hills PDA. The proposed development does not include any residential components and therefore these provisions of the development scheme are not relevant to the application.
4.3.2.3 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 UDA 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 Development Scheme is provided in Table 1 below.
TABLE 1 – ASSESSMENT OF DEVELOPMENT CRITERIA
BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
Placemaking Complies
Development is to contribute to a sense of place by: The proposed design will contribute to the development of an important precinct within Bowen Hills. . promoting place identity and distinctive character The proposal will facilitate short term activation of King . individually and collectively creating an attractive and Street at the opening of the street and the appealing place for residents, workers and visitors commencement of development on surrounding sites. It will also act as an attractor to the precinct for people . contributing to permeability of the site and the living and working outside of Bowen Hills. surrounding area The proposal will include areas of outdoor dining which . contributing to the legibility of the UDA will be inviting and usable by both residents and visitors
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BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
. contributing to a public realm that is inclusive, to the precinct. accessible and safe The proposal will facilitate opportunities for gathering and . creating a positive relationship between public and interactions within public spaces. private realms, in particular at street and first floor levels The proposal will promote the use of public transport and pedestrian and cycle use through the improved access to . contributing to a wide range and rich variety of activities these services within the surrounding area. and uses The proposal will also result in the development of strong . providing opportunities for formal and informal local economy, through the early injection of food and gathering and interaction beverage uses within the precinct.
. 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.
Sub-tropical design Complies
Development is to be climatically responsive by Whilst the development is for a temporary use, the employing appropriate design principles and strategies proposal exhibits subtropical design characteristics to that ensure: support the overall design direction of the Brisbane Showgrounds development. The proposal includes . buildings are orientated to optimise seasonal solar gain suitable shaded outdoor dining areas which provide an and loss, taking into consideration major site views and attractive environment for users of the space. vistas
. building form allows for cross ventilation and supports a naturally ventilated and comfortable environment
. weather protection and sun shading (including eaves and overhangs) are incorporated into facades and roof forms to reduce direct solar heat and provide rain protection appropriate to each facade orientation
. building design incorporates light and shade providing well detailed and articulated facades
. outdoor/semi-outdoor living and 'indoor to outdoor' integration is provided by the use of balconies, courtyards, roof gardens and large windows creating open facades.
Community safety and well-being Complies
Crime Prevention through Environmental Design Crime Prevention Through Environmental Design (CPTED) principles should underpin the design of all (CPTED) has been incorporated in the proposed design.
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BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
development within the UDA. The proposal exhibits CPTED principles through the activation of the street by retail uses, which promote In particular, regard should be given to the Crime casual surveillance and activation of the street and Prevention through Environmental Design (CPTED) surrounding public realm. This is particularly important Guidelines for Queensland. during the early stages of the completion of the surrounding development where there will be limited Development is to incorporate appropriate safety people within the precinct. features in line with current standards and best practice guidance including fire safety, emergency vehicle access As the precinct evolves, the proposed development will and flood immunity extend its operating hours to promote CPTED outcomes at greater times, including at night and weekends. Development must promote community health and well- being through a design (For example, the design The site will also be secured from access outside hours principles in the "Healthy by Design Guidelines" (National to prevent access by unauthorised persons. Heart Foundation, Victoria 2004)) 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 (Including for example: disability discrimination legislation; Australian Standard 1428; and Smart and Sustainable Homes Design Objectives, Department of Public Works (2008))
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.
Heritage, character and culture Complies
The removal or demolition of any building or structure The site is identified on Map 4 as containing a heritage forming part of a heritage place as identified on Map 4, place, being the RNA Showgrounds. However the will be considered only in those circumstances where the specific location of the site does not comprise any retention of the building or structure would prejudice the heritage fabric. delivery of the identified precinct outcome. Notwithstanding, the proposed design seeks to In those circumstances where approval is given to complement the heritage values of the site through the remove or demolish an identified heritage building or use of materials which reflect the traditional materials structure, the heritage building or structure, its context and colours used around the RNA Showgrounds. and its heritage significance is to be appropriately documented prior to its removal or demolition and
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BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
submitted to the ULDA.
Development on, or adjoining, a heritage place as identified on Map 4 must respect the heritage values of the site by sensitively managing the interface between development opportunities and the heritage place.
To help create place identity and a distinctive character for the UDA, development should seek to protect, incorporate, re-use or re-interpret the heritage, character, cultural features and history of the UDA and surrounding area.
Building Form
(a) General provisions Complies
Buildings are to be well articulated with external The proposed built form of the development comprises a balconies, doors and doorways, windows, shade and number of prefabricated containers within which food and screening devices, outdoor planting and mixed use beverages will be prepared and sold. The proposed tenancies. The use of materials and design details are to containers are intended to be accessed by staff only and contribute both individually and collectively to a no public access is proposed. distinctive Bowen Hills character. The base container structure will be augmented with Residential building design is to ensure visual and noise timber framing and mesh screening to ensure they sit privacy, adequate balcony size, adequate storage space, comfortably within the local context. The built form will adequate room sizes, functional room relationship and be augmented with landscape planting in and around the the provision of useable and well-connected common built form to provide shade to the site and in particular outdoor spaces. the outdoor seating areas.
(b) Ground level detail Complies
Ground level building elements are to introduce a variety The proposal achieves compliance with the ground level of details and finishes. detail requirements as follows.
Entries Entries
Front entries to all buildings are to be emphasised Whilst access is not proposed to the individual through architectural and landscape treatment, containers, entries are provided at 3 specific locations on pedestrian paths and awnings so as to be obvious the footpath. The proposed entries will be obvious from without the need for signage and address requirements the King Street frontage and will not need signage. The for active frontages. proposal also delivers an active frontage treatment to King Street through the outdoor seating and dining areas Screening and awnings which are located along the street frontage.
Buildings are to respond to local microclimatic conditions Screening and Awnings by incorporating appropriate weather protection, screening and shading structures on the building facades Given the nature of the use, screening on the building to channel breezes, filter sunlight, block out night lighting façade, and awnings to the street frontage are not and provide rain protection. considered necessary. The proposed development does address microclimatic conditions through the provision of At street level, awnings are to be used to provide all year
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BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
protection from sun and rain. In particular: suitable shading to the outdoor dining and seating areas.
. 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
Landscaping is to contribute to the visual amenity and Landscaping is a key component of the proposal and will liveability of Bowen Hills. contribute to the visual amenity and usability of the local area. This will comprise landscaping to the outdoor For residential development, landscaping must cover a dining and seating areas, which will address the street substantial area of the site and provide on-site recreation and provide suitable amenity for the site. opportunities. All landscaping throughout the site has been designed to For non-residential and mixed use development, address CPTED principles and deter crime and landscaping must be designed and located to provide a vandalism. 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 Fences and Walls Except for specific feature walls associated with specific uses, fences or walls to ground floor residential uses Walls and fences are proposed to frame the rear of the must be visually permeable 50 per cent permeability site, and to provide the necessary separation between generally provides an appropriate level of visual the publically accessible part of the site and the service
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permeability. corridor at the rear.
Storage and bin areas Storage and Bin Areas
External storage and bin areas should be contained The bin storage area is located at the north-eastern within the buildings and / or should not be visible from corner of the site and is located adjacent to the public the public realm. amenities. It will predominantly not be visible from King Street. Building design and external storage and bin areas must facilitate the efficient sorting and disposal of waste to Refuse storage areas will facilitate sorting and disposal maximise recycling opportunities. of waste to maximise recycling.
Windows to retail tenancies
Window sills to retail tenancies should be within 100 - Windows to Retail Tenancies 300 millimetres above the corresponding footpath level. Floor levels behind the windows can be higher than this Given the proposal involves tenancies which are on sloping footpaths. proposed to be located within containers; glazing is not proposed to be incorporated into these tenancies. Use of reflective glass in windows is not appropriate.
(c) Upper level detail Not Applicable
The upper level elements of buildings must incorporate The proposal involves buildings with a maximum height appropriate elements such as overhangs and sun of 2 storeys. shading to detail the top of the building against the skyline.
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.
(d) Building arrangement Not Applicable
High rise buildings must have distinct lower, middle and The proposal involves buildings with a maximum height
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upper sections so as to: of 2 storeys.
. maintain a strong relationship with the street by framing and activating the public realm and 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 UDA.
Where residential uses are located above podiums, it is expected that the tower footprints will be smaller to provide roofspace for terraces, roof gardens etc.
(e) Building frontages Complies
Buildings in the UDA must contribute to an active and Primary Active Frontages safe public realm. None of the street frontages are identified on Map 5 as Map 5 identifies the different frontages within the Bowen Primary Active Frontages. Hills UDA and describes their role for contributing to an active and safe public realm. Notwithstanding, the proposal is located on the King Street frontage which is identified in the RNA Primary active frontages Showgrounds Master Plan as being required to deliver a Primary Active Frontage treatment. The proposal Buildings on primary active frontages must: delivers this outcome, despite the temporary nature of the use. . activate the street for extended hours of the day and night by building up to or near the street edge, The proposed development will activate King Street for generally parallel to the street alignment and supporting extended hours of the day and night through the use a mix of uses generating high levels of outdoor activity adjacent to King Street. Whilst the proposal does not activate the street in . be visually and physically permeable, containing many a traditional way (retail tenancies built to the street windows and entrances alignment), it provided extensive outdoor seating and . reinforce the priority of pedestrian by addressing the dining areas along the King Street frontage. street, having strongly expressed pedestrian entrances, Secondary Active Frontages minimising the number and size of vehicle access points and using appropriate street treatments. If None of the street frontages are identified on Map 5 as vehicle access points are unavoidable, they should be Secondary Active Frontages. integrated into the building design to minimise their impact on the safety and amenity of the public realm Other Frontages
. contribute to comfort for pedestrians by delivering None of the street frontages are identified on Map 5 as
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continuous awnings, providing shelter over footpaths Other Active Frontages.
. 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.
Gateways and landmark buildings Not Applicable
A number of gateways are identified within the Bowen The site is not identified on Map 5 as comprising a Hills UDA. These gateways, as shown on Map 5, gateway site and therefore a landmark building is not represent the main entry points and approaches to the proposed. 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
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. 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 Greggory 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 UDA 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.
Private open space
(a) Common areas Not Applicable
Common private open space must be provided in all The proposal does not include any residential residential developments and: development.
. provide for a mixture of outdoor uses and activities
. 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.
(b) Balconies and other private open space Not Applicable
All residential units must incorporate generous balconies The proposal does not include any residential
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or private open space, attached to major internal living development. areas and providing room for outdoor private activity and furnishings such as a table, 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.
Lighting Complies
External lighting should be designed to light up the Appropriate lighting will be accommodated into the building, particularly entrances and vegetated areas, design to ensure suitability lighting of key areas is without overspilling into other buildings or the sky. achieved, whilst ensuring lighting does not result in adverse impacts on the surrounding area. External materials should not cause unreasonable glare. Material selection will ensure that unreasonable glare impacts will not occur.
Accessibility, permeability and movement Complies
In support of TOD principles, priority should be given to The proposal supports TOD principles through the pedestrian, cycle and public transport modes, over proposal for high pedestrian generating uses, which will private vehicle use. This priority applies both to promote public transport use by residents. Cycling is movement within the UDA and to the UDA. promoted through the provision of bike parking within the King Street footpath. Map 6 details the public realm and movement networks proposed within the UDA and how they are intended to It is acknowledged that Map 6 does not specify that any connect with the public realm and movement networks public realm or movement networks are located on any outside the UDA. site frontage, and the site does not require the delivery of any new roads. Notwithstanding, it is noted that the Development within the UDA must contribute to a development relies on the delivery of new roads and network of pedestrian and cycle-safe roads and highly associated public realm within the Brisbane interconnected, attractive and efficient bikeways that give Showgrounds precinct. a choice of routes connecting 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
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and cycle networks
. prioritising pedestrian and cycle movements over vehicle movements.
4.3.2.4 TRANSPORT, ACCESS, ON-SITE PARKING AND SERVICING An assessment of the proposal against the Transport, Access, On-site Parking and Servicing criteria outlined in the Development Scheme is provided in Table 2 below:
TABLE 2 – TRANSPORT, ACCESS, ON-SITE PARKING AND SERVICING
BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
Transport Corridors Complies
Development does not unreasonably constrain future An assessment of traffic engineering matters has been provision of public transport infrastructure (including rail, undertaken in the Traffic Report prepared by TTM and light rail, road, busway and cycle infrastructure) and does included within the Volume 2. As outlined in the Traffic not adversely impact on the function or operation of Report, the proposal is consistent with the transport existing or future public transport corridors including rail, infrastructure provision within the surrounding area. light rail or busway corridors. Importantly, the proposal is also consistent with the traffic engineering matters resolved as part of the RNA (As the planning for the future provision of infrastructure Showgrounds Master Plan. is ongoing, the ULDA may obtain advice from any public sector entity responsible for the planning for or provision of the infrastructure as to whether the proposed development is likely to constrain the provision of future public transport infrastructure or adversely impact on the function or operation of any existing or proposed public transport corridors. The ULDA may have regard to any such advice in deciding the development application.)
Car parking Complies
On-site car parking areas, loading bays and service The proposal does not include any on site car parking. areas are either integrated within or under buildings and sleeved by active frontages, or are located away from the Service vehicle areas and loading areas are located off public realm behind buildings. the King Street frontage at the north-eastern frontage of the site. Given the proposal involves minimal The use of large blank screens to mask loading areas is development, it is anticipated that service vehicle access not appropriate. will be minimal. The location of the service and loading areas has been selected to ensure that this area is Slope should be used to create basement or semi- minimised and does not detract from the streetscape. 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 on-site
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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.
Circulation Complies
Development is to support increased accessibility, The development will contribute to opportunities for permeability and movement for pedestrians and cyclists increased accessibility, permeability and movement for and appropriate movement by vehicles, including pedestrian and cyclists through the promotion of active emergency vehicles. transport within the local area.
Pedestrian and cycle way paths (See for example New pedestrian and cycle paths are not proposed on this Austroads - Guide to Traffic Engineering Practice site given no new roads will be created. Standards for Pedestrian and Cycle Pathways) and high quality cycling facilities are to be incorporated in all new The proposed design accommodates 4 connections to roads within sub-precincts. the new King Street footpath promotes movement of pedestrians into the site and along the street frontages. 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.
End of trip facilities Complies
End of trip facilities for pedestrians and cyclists are to be The proposed development comprises only three small provided as part of development for non-residential containers which will be used for food and beverage purposes, including secure, undercover bicycle storage purposes. Therefore no specific bike parking and end of facilities, showers and lockers. Such facilities are to be trip facilities are proposed for the retail tenancies. It is provided to a standard consistent with AS2890.3. instead proposed that bike parking for visitors will be provided within the public realm on King Street. Given Bicycle facility targets for apartments are: the temporary nature of the use, this is considered to be an appropriate outcome. . 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
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according to AS2890.3.
4.3.2.5 ENVIRONMENT An assessment of the proposal against the Environment criteria outlined in the Development Scheme is provided in Table 5 below:
TABLE 3 – ENVIRONMENT
BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
Safety and risk Complies
Development adjacent to a rail corridor is to be designed The site is not located adjacent to a rail corridor and to ameliorate the risks associated with proximity to a rail therefore this provision does not apply to the corridor (such as collisions with rolling stock or development. dangerous goods). The site is located within the RL 139m AHD Obstacle Development in operational airspace, as per Brisbane Limitation Surface area for the Brisbane Airport. The Airport Master Plan, must not cause a permanent or maximum height of the building is 2 storeys and temporary obstruction or potential hazard to aircraft therefore the proposal will not cause an obstruction to movements. aircraft movements.
Contaminated land Complies
Development must ensure that all land and groundwater Refer to a copy of the Contaminated Land Search in will be fit for purpose. Appendix B of this report.
Remediation will meet Environmental Protection Agency (EPA) guidelines for the assessment and management of contaminated land in Queensland.
Acid Sulfate Soils (ASS) Complies
The following site works will trigger an ASS investigation: Whilst the site is located within an area which is below 5m AHD, no excavation is proposed and the proposed . development areas below 5m Australian Height Datum development does not: (AHD) involving the disturbance of greater than 100m3 of soil . involve disturbance of greater than 100m3 of soil below 5m AHD; . development areas below 5m AHD requiring the 3 placement of greater than or equal to 500m of fill . require the placement of greater than or equal to material in layer of greater than or equal to 0.5m in 500m3 of fill material in layer of greater than or equal average depth to 0.5m in average depth below 5m AHD; and
. development areas between 5m AHD and 20m AHD . requiring the disturbance of greater than or equal to requiring the disturbance of greater than or equal to 100m3 of soil below 5m AHD. 100m3 of soil below 5m AHD.
Acid sulfate soils will be treated in accordance with
current best practice in Queensland (Consideration should be given to State Planning Policy (SPP) 2/02 Planning and Management Involving Acid Sulfate Soils and the Queensland Acid Sulfate Soils Technical Manual).
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General noise requirements Complies
The design, siting and layout of development must Given the proposed development comprises retail uses, address noise impacts and where necessary incorporate and hours of operation will be limited, the proposal will appropriate noise mitigation measures. provide a suitable acoustic environment and will not impact on the acoustic amenity of any surrounding use. Development is to achieve acceptable noise levels for noise sensitive uses in affected areas (Refer to the Environmental Protection (Noise) Policy 2008).
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.
General air quality Not Applicable
Development must: The proposal is not located within an area which will be affected by air quality. Other sections of the . limit exposure and risk associated with pollutants that Development Scheme indicate that air quality could have a potentially adverse effect on human considerations are required where development is health located within 200m of the Clem 7 ventilation stack. The site is located approximately 600m from the Clem 7 . be in accordance with best practice air quality Ventilation Stack and therefore air quality is not a guidelines and standards (Refer to Brisbane City relevant matter for this application. Council's Air Quality Planning Scheme Policy and the Queensland EPA Guidelines on Odour Impact Assessment from Developments).
Water management Complies
Development is to demonstrate, to the greatest extent The proposed development integrates with the possible, current best practice Water Sensitive Urban infrastructure and public realm which incorporate Water Design (WSUD) and Integrated Water Cycle Sensitive Urban Design (WSUD) and Integrated Water Management (IWCM) principles for Australia. Cycle Management (IWCM) principles
Biodiversity and habitat Complies – The site is cleared of all vegetation and therefore the development will not adversely affect Development must not adversely affect significant significant vegetation. vegetation.
Development is to be set back a minimum of 10 metres from the high water mark, except where stated otherwise in a precinct or sub-precinct.
Energy efficiency Complies
Development must promote energy efficiency by Given the temporary nature of the use, the proposal does encouraging: not propose formal energy efficiency outcomes (such as green star design rating). However the proposal . alternative energy supply through the use of renewable promotes energy efficiency and sustainability outcomes energy sources through the use of recycled materials in the development. . passive thermal design of buildings
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. energy efficient plant and equipment
. use of natural light and energy efficient lighting.
Lifecycle costs and materials Complies
Development is to incorporate sustainable features and The development will take into consideration smart design to reduce construction and operating costs. opportunities to reduce construction and operating costs wherever possible. This will include the efficient use of Development is to encourage the efficient use of resources and the minimisation of waste. 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.
4.3.2.6 LOT DESIGN An assessment of the proposal against the Lot Design criteria outlined in the Development Scheme is provided in Table 6 below:
TABLE 4 – LOT DESIGN
BOWEN HILLS PDA-WIDE DEVELOPMENT CRTIERIA ASSESSMENT OF PROPOSAL
Lots must have an appropriate area and dimension for Not Applicable the siting and construction of the buildings, the provision of outdoor space, the relationship to adjoining The proposal does not include an application for development and public realm, safe and convenient Reconfiguring a Lot and therefore this section of the vehicle access, servicing and parking. development scheme does not apply.
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 (Having regard to State Planning Policy 1/03: Mitigating the adverse impacts of Flood, Bushfire and Landslide.)
. 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
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. maximise solar orientation benefits to assist energy rating targets.
4.4 PRECINCT 2 – EKKA PRECINCT The site is also included within Precinct 2 – Ekka Precinct (refer to Figure 6), which details specific development intent and outcomes for the local area.
FIGURE 7 – PRECINCT MAP
4.4.1 PRECINCT INTENT The intent of the Ekka Precinct is to:
It is intended that a significant portion of the precinct will continue to accommodate the RNA Showgrounds and the associated showground activities. 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.
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The proposed development is consistent with the intent for the Ekka Precinct. The proposal will contribute to the activation of the showgrounds throughout the year, and in particularly will provide an important role in the activation of the precinct within the early stages of the development.
4.4.2 LEVELS OF ASSESSMENT The proposed development, which comprises Food Premises and Indoor Entertainment (bar) uses, is identified in the Table of Assessment for Precinct 2 as being subject to Permissible Development.
4.4.3 PRECINCT SPECIFIC DEVELOPMENT CRITERIA TABLE 5 – EKKA PRECINCT CRITERIA
PRECINCT REQUIREMENTS ASSESSMENT OF PROPOSAL
Precinct Outcomes
Development will need to take account of the precinct's Complies heritage character. The specific location of this development does not comprise any existing heritage fabric. Notwithstanding, the proposed design seeks to complement that heritage values of the site through the use of materials which reflect the traditional materials and colours used around the RNA Showgrounds.
Development adjoining Bowen Park must respect the Not Applicable park's high heritage value and enhance its amenity and safety. The site does not adjoin Bowen Park.
To improve safety within and around Bowen Park, Not Applicable development adjoining the park must overlook the area providing activation and surveillance and promoting The site does not adjoin Bowen Park. pedestrian movement along this edge.
Pedestrian and cycle connectivity through the Complies showgrounds is required to enhance the permeability of the precinct. The proposal integrates with the pedestrian and cyclist facilities which are being delivered as part of the RNA Showgrounds Master Plan.
Development around the Jubilee Hotel and adjacent to Not Applicable Fortitude Valley must be located and designed to deliver and maintain reasonable levels of amenity. In particular, The proposed development does not include residential new residential development must incorporate high levels uses and therefore is not impacted by the Jubilee Hotel of noise insulation to reduce the transmission of low or other entertainment venues. frequency bass noise into bedrooms.
Development within 200 metres of the Clem Jones Tunnel Not Applicable north ventilation outlet and above RL+45m AHD must be designed and oriented to: The proposal is not located within an area which will be affected by air quality. Other sections of the . avoid unreasonable impacts on the performance of the Development Scheme indicate that air quality ventilation outlet considerations are required where development is located within 200m of the Clem 7 ventilation stack. . mitigate potential air quality impacts on occupants The site is located approximately 600m from the Clem
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resulting from the ventilation outputs. 7 Ventilation Stack and therefore air quality is not a relevant matter for this application.
Preferred Land Uses
The preferred uses in the EKKA Precinct are: Complies
. food premises - where located at ground level and not The proposal incorporates Food Premises and Indoor exceeding 250m2 of GFA per tenancy Entertainment (bar) uses, both of which are identified as Preferred Land Uses within the Ekka Precinct. . home based business
. indoor sport, recreation and entertainment
. multiple residential
. office
. other residential
. service industry not exceeding 250m2 of GFA per tenancy
. shop - where located at ground level and not exceeding 250m2 of GFA per tenancy
. visitor accommodation.
Sub-Precinct 2b Principles
While continuing to accommodate the RNA Showgrounds Complies and the associated showground activities, sub-precinct 2b is also intended to be developed for residential and The proposed development, which delivers food and commercial development. beverage relates uses, will support the development of the Brisbane Showgrounds for residential and commercial purposes, as intended by the approved RNA Showgrounds Master Plan.
There is opportunity within the sub-precinct for local Not Applicable convenience retail (approximately 5,000 - 7,000m2 of floor space) and small-scale shops, fast food premises and The proposal does not deliver larger scale retail business. A regional or subregional shopping centre would development. This type of development will be not be supported in the sub-precinct. provided with the Yards development, which will be delivered in 2017.
Consideration of other non-core retail uses such as retail Not Applicable showrooms and fresh produce markets would be considered within this sub-precinct. The proposed development does not provide retail showrooms and fresh produce markets type uses.
Sub-Precinct 2b Outcomes
Development in the precinct must maintain the presence, Complies
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PRECINCT REQUIREMENTS ASSESSMENT OF PROPOSAL
legibility and sense of entry to the Showgrounds. The legibility and sense of entry to the showgrounds is maintained through the King Street / St Pauls Terrace entry to the precinct, which provides entry to and access through the showground from St Pauls Terrace to Gregory Terrace and beyond.
Development along Exhibition Street must address both Not Applicable Exhibition Street and the Showgrounds, enhance the local streetscape and take into consideration views which can The development does not front Exhibition Street. be gained from surrounding sites and buildings.
Development along St Pauls Terrace must address St Not Applicable Pauls Terrace and the Showgrounds and take into consideration views which can be gained from surrounding The site does not have a direct presence to St Pauls sites and buildings. Terrace given only a small corner of the site fronts this road.
Sub-Precinct 2b Preferred Land Uses
The preferred uses in sub-precinct 2b are: Partially Complies
The proposal includes a Food Premises use which is . child care centre specified as a preferred land use within Sub-Precinct . educational establishment 2b.
. food premises - where located at ground level and not It is noted that Indoor Entertainment (bar) is not exceeding 250m2 of GFA per tenancy specified as a preferred land use within Sub-Precinct 2b. However this may be considered an oversight in . home based business the drafting of the Development Scheme given this use is a preferred land use in Precinct 2; however is not . market within either Sub-Precinct 2a or 2b, which comprise . multiple residential practically all land within Precinct 2.
. office Further, the proposal for an Indoor Entertainment use is considered to be consistent with the overall intent of . other residential the Sub-Precinct to comprise a mixed use urban community. It is acknowledged that the nature of the . shop - where located at ground level and not exceeding use will largely be subordinate to the Food Premises, in 250m2 of GFA per tenancy shopping centre - not that it is proposed that the development will operate exceeding 7,000m2 of floor space primarily as a premises for the sale of food and drinks.
. RNA show activities Lastly, it is also acknowledged that an Indoor Entertainment use is an approved use for this site . visitor accommodation. under the approved RNA Showgrounds Master Plan and Stage 1 Compliance A Plan.
On the basis of the above, the proposed Indoor Entertainment (bar) component of the development is considered to be appropriate on this site.
Development Intensity and Built Form Requirements
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Maximum plot ratio is 4.0 Complies
The proposed gross floor area of the development achieves a plot ratio of substantially less than 4.0.
Maximum building Height is 16 storeys Complies
The proposed building height is 2 storeys in part and generally 1 storey.
Frontage setbacks at: Complies
. Ground level is 0 - 3 metres with continuous awnings The proposed development is setback a minimum of over footpaths 2m from the property boundary on King Street at the ground level. . Levels 2 - 6 is 0 - 3 metres
. Above level 6 is 0 - 6 metres
Minimum side boundary setbacks: Generally complies
. Up to level 4 is 3 metres The proposal achieves a 3m setback to the side boundaries, other than the proposed accessible toilet . Levels 5 & 6 is 3 metres located at the western end of the site. Given this building comprises only a small area, this non- . Level 7 and above is 18m to adjacent towers compliance with the minimum setback is considered suitable.
Minimum rear boundary setbacks: Does not Comply
. Up to level 4 is 6 metres Given the relatively narrow width of the site (9.5m) a 6m rear setback is not an achievable outcome. The . Levels 5 & 6 is 9 metres proposal includes a service corridor along the rear boundary which achieves a 1.4m setback from the . Level 7 and above is 18m to adjacent towers building to the rear boundary.
This setback is considered appropriate given the absence of any interface to adjoining development at the rear of the site. This area comprises vacant land which is currently part of the construction zone for the wider precinct.
Setbacks to Breakfast Creek is 10m from the high water Not Applicable mark The site is not located within close proximity to Breakfast Creek.
Car parking configuration Not Applicable
Integrated within development in basements and at the No car parking is proposed as part of this development. rear if street facing uses
Car Parking - as per the planning scheme for the local Complies
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PRECINCT REQUIREMENTS ASSESSMENT OF PROPOSAL
government for the area = maximum 1 space per 100m2 No car parking is proposed as part of this development, gross floor area which is appropriate given the specification of a maximum rate of car parking for this use.
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5 Conclusion
Urbis Pty Ltd has been commissioned by Lend Lease (Bowen Hills) Pty Ltd to prepare this development application for a temporary retail development comprising food and beverage uses. The proposal seeks to activate the site during the early stages of the Brisbane Showgrounds redevelopment, until such time as a greater quantum of retail uses are developed within the wider precinct.
The development application is for the purpose of a Development Permit for a Material Chang of Use and for Food Premises and Indoor Entertainment (bar).
The proposal has been assessed against, and is able to fulfil the requirements of all relevant statutory planning instruments. In this regard, it is noted that:
. The development is consistent with the Vision and Structure Plan for the Bowen Hills PDA;
. The development is consistent with the detailed requirements for development set out in the Development Scheme;
. All relevant technical matters have been assessed and appropriately addressed by the proposal, including flooding and stormwater management and traffic engineering matters; and
. The proposal will result in a high quality development which will support the ongoing evolution of Bowen Hills as a new mixed use community.
On the basis of the assessment contained within this report, we recommend the application to the Department of State Development, Infrastructure and Planning for a favourable assessment and determination, subject to reasonable and relevant conditions.
URBIS REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX CONCLUSION 31
Disclaimer
This report is dated April 2015 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 Lend Lease (Bowen Hills) Pty Ltd (Instructing Party) for the purpose of seeking development approval (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.
URBIS REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX DISCLAIMER 33
Appendix A Title Searches
URBIS REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX APPENDICES
CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 20807079 Search Date: 22/04/2015 17:22 Title Reference: 50982097 Date Created: 09/03/2015 Previous Title: 50829665 REGISTERED OWNER Dealing No: 716262463 16/01/2015 THE ROYAL NATIONAL AGRICULTURAL AND INDUSTRIAL ASSOCIATION OF QUEENSLAND ESTATE AND LAND Estate in Fee Simple LOT 107 SURVEY PLAN 238200 County of STANLEY Parish of NORTH BRISBANE Local Government: BRISBANE CITY EASEMENTS, ENCUMBRANCES AND INTERESTS 1. Rights and interests reserved to the Crown by Deed of Grant No. 13833226 (POR 485) 2. LEASE No 713732238 25/02/2011 at 11:23 LEND LEASE (BOWEN HILLS) PTY LIMITED A.B.N. 68 127 727 351 OF THE WHOLE OF THE LAND TERM: 21/12/2010 TO 20/12/2030 OPTION NIL 3. MORTGAGE No 713732241 25/02/2011 at 11:24 LEND LEASE (BOWEN HILLS) PTY LTD A.B.N. 68 127 727 351 4. CAVEAT No 713841631 09/05/2011 at 11:47 LEND LEASE (BOWEN HILLS) PTY LIMITED A.B.N. 68 127 727 351 ADMINISTRATIVE ADVICES Dealing Type Lodgement Date Status 713690945 HERITGE SITE 01/02/2011 09:05 CURRENT QUEENSLAND HERITAGE ACT 1992 UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No Caution - Charges do not necessarily appear in order of priority ** End of Current Title Search ** COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2015] Requested By: D APPLICATIONS SAI GLOBAL
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Appendix B Contaminated Land Searches
URBIS APPENDICES REPORT-150423-POP UP RETAIL PLANNING REPORT.DOCX
Department of Environment and Heritage Protection (EHP) ABN 46 640 294 485 400 George St Brisbane, Queensland 4000 GPO Box 2454, Brisbane QLD 4001, AUSTRALIA www.ehp.qld.gov.au
SEARCH RESPONSE ENVIRONMENTAL MANAGEMENT REGISTER (EMR) CONTAMINATED LAND REGISTER (CLR)
Sai Global PO BOX 447 SOUTHBANK VIC 3205
Transaction ID: 50168700 EMR Site Id: 133471 13 April 2015 Cheque Number: Client Reference:
This response relates to a search request received for the site: Lot: 107 Plan: SP238200
EMR RESULT
The above site IS included on the Environmental Management Register. The site you have searched has been subdivided from the following site, which is included on the EMR. Subdivided new parcels will remain on the EMR unless it can be shown that they are not located near the contaminating activity.
Lot: 485 Plan: SP192466 Address: 631 GREGORY TERRACE BOWEN HILLS 4006
The site has been subject to contamination from a hazardous contaminant as follows: HAZARDOUS CONTAMINANT - This site has been subject to a hazardous contaminant. Refer to the summary given below. Lead up to 9910 mg/kg, Benzo (a) Pyrene up to 47.1 mg/kg, PAH up to 556.3 mg/kg, TPH up to 3120 mg/kg.
CLR RESULT
The above site is NOT included on the Contaminated Land Register.
ADDITIONAL ADVICE
If you have any queries in relation to this search please phone 13QGOV (13 74 68)
Registrar Administering Authority
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Sydney Brisbane Tower 2, Level 23, Darling Park Level 7, 123 Albert Street 201 Sussex Street Sydney, NSW 2000 Brisbane, QLD 4000 t +02 8233 9900 t +07 3007 3800 f +02 8233 9966 f +07 3007 3811
Melbourne Perth Level 12, 120 Collins Street Level 1, 55 St Georges Terrace Melbourne, VIC 3000 Perth, WA 6000 t +03 8663 4888 t +08 9346 0500 Australia • Asia • Middle East f +03 8663 4999 f +08 9221 1779 w urbis.com.au e [email protected]