DEVELOPMENT APPLICATION FOR EXTENSIONS TO BUILDING PODIUM 41 GEORGE STREET, BRISBANE CITY 12 SEPTEMBER 2017 BA4317 FINAL PREPARED FOR PERPETUAL CORPORATE TRUST LIMITED ATF 41G INVESTMENTS TRUST URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Ashley Lane Associate Director Michael Cattoni Consultant Harriet McGowan Project Code BA4317 Report Number V1 © Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au CONTENTS TABLE OF CONTENTS 1. Summary Table ..................................................................................................................................... 1 2. Introduction ........................................................................................................................................... 2 3. Site Characteristics ............................................................................................................................... 3 3.1. Site Location ......................................................................................................................................... 3 3.2. Cadastral Details ................................................................................................................................... 3 3.3. Site Characteristics ............................................................................................................................... 4 3.4. Existing Land Uses ............................................................................................................................... 5 3.5. Surrounding Land Uses ........................................................................................................................ 5 3.6. Easements and Encumbrances ............................................................................................................ 7 3.7. Site Contamination................................................................................................................................ 7 3.8. Infrastructure and Services ................................................................................................................... 7 4. Proposed development ......................................................................................................................... 8 4.1. Previous approval ................................................................................................................................. 8 4.2. Proposal ................................................................................................................................................ 8 4.3. Staging .................................................................................................................................................. 9 4.4. Development Approvals Sought ......................................................................................................... 10 5. Planning assessment .......................................................................................................................... 11 5.1. Purpose of the Economic Development Act 2012 .............................................................................. 11 5.2. Relevant State Interests ..................................................................................................................... 11 5.3. Development Scheme ........................................................................................................................ 11 5.3.1. Level of Assessment ........................................................................................................................... 12 5.3.2. Public Notification ............................................................................................................................... 12 5.4. Brisbane City Plan 2014 ..................................................................................................................... 12 5.4.1. Definitions ........................................................................................................................................... 12 5.4.2. Zoning ................................................................................................................................................. 12 5.4.3. City Centre Neighbourhood Plan Code .............................................................................................. 13 5.4.4. Overlays .............................................................................................................................................. 14 5.4.5. Codes .................................................................................................................................................. 15 5.4.6. Performance Solutions ....................................................................................................................... 15 5.5. New World City Design Guide: Buildings that Breathe ....................................................................... 16 6. Conclusion .......................................................................................................................................... 18 Disclaimer ........................................................................................................................................................ 19 Appendix A MEDQ Application Form Appendix B Owner’s Consent Appendix C Title Search and Dealing Appendix D EMR and CLR Searches Appendix E Architectural Plans Appendix F BCC Council Code Responses FIGURES: Figure 1 – Site Location (Source: Google Earth) ............................................................................................... 3 Figure 2 – Cadastral Map (Source: Department of Environment and Resource Management) ........................ 3 Figure 3 – Site Photographs ............................................................................................................................... 4 Figure 4 – Surrounding Land Uses ..................................................................................................................... 6 URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE PICTURES: Picture 1 – Ground Floor Entrance and Newsagents to Office Tower on George Street .................................. 4 Picture 2 – Ground Floor Entrance to Office Tower on George Street .............................................................. 4 Picture 3 – Existing Footpath and Steps Along George Street .......................................................................... 4 Picture 4 – Corner of George and Margaret Streets .......................................................................................... 4 Picture 5 – Ground Floor of Existing Office Tower (George Street) ................................................................... 5 Picture 6 – Side Boundary of Existing Office Tower (George Street) ................................................................ 5 Picture 7 – Existing 1 William Street ................................................................................................................... 6 Picture 8 – Existing State Government Building on George Street .................................................................... 6 Picture 9 – Residential Building Opposite the Site on Margaret Street .............................................................. 6 Picture 10 – Heritage Building Located Opposite the Site on George Street ..................................................... 6 Picture 11 – Adjoining Building (63 George Street) ............................................................................................ 6 Picture 12 – Adjoining Building (Brisbane Synagogue) ...................................................................................... 6 URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE 1. SUMMARY TABLE Key aspects of the proposed development are summarised in Table 1 below. Table 1 – Development application summary 41 George Street, Brisbane City Real property description Lot 1 on RP159900 Site Area 2,811m2 Applicant Perpetual Corporate Trust Limited ATF 41G Investments Trust C/- Urbis Pty Ltd. Priority Development Area Queens Wharf Brisbane Priority Development Area Development Scheme Queens Wharf Brisbane Priority Development Area Development Scheme Development requirement area Area B Development approvals sought Stage 1 • Development permit for material change of use involving a food and drink outlet; and • Development permit for material change of use involving an extension to an existing office. Stage 2 • Development permit for material change of use involving a food and drink outlet; and • Development permit for material change of use involving an extension to an existing office. Level of assessment PDA Assessable Development Notification Not required URBIS REPORT 090817- 41 GEORGE STREET, BRISBANE SUMMARY TABLE 1 2. INTRODUCTION Urbis Pty Ltd has been commissioned by Perpetual Corporate Trust Limited ATF 41G Investments Trust to prepare this Priority Development Area (PDA) development application for a new podium to the frontage of the existing commercial office tower at 41 George Street, Brisbane City. This building is known as ‘Mineral House’. The site is located within the Queens Wharf Brisbane Priority Development Area. Accordingly, this application is made to the Minister of Economic Development Queensland (MEDQ). On 9 November