Today, Brisbane City Council released the revised Brisbane City Plan to the general public.
As developers and town planners review the implications of the new plan, leading planning and design firm Place Design Group provide their 7 first impressions below:
Impression # 1 – We are getting there
The Revised Draft of the City Plan is much closer to a scheme which is capable of taking Brisbane and its development forward for the next 10+ years. The Lord Mayor, Councillor Amanda Cooper and the City Plan Team within Council should be congratulated for their sensible revisions to the Draft Scheme.
Impression # 2 – Council is Listening
The industry was very vocal about some of the provisions or approaches contained within the original draft scheme, particularly in relation to changes which would affect project viability and affordability. We are pleased to see that Council has taken much of this feedback onboard and small and significant changes have been made throughout the updated draft to address these industry concerns.
Impression # 3 – Carparking Demand is not the same across the entire city and shouldn’t be provided this way.
Council has accepted the evidence and facts provided through detailed research (including work by PLACE Design Group commissioned by Council) and by the industry, in relation to car parking rates for multiple unit dwellings. Council has sensibly gone away from a blanket city wide parking rate, recognising that demand and usage of cars is less in the City Centre, City Frame and in proximity to public transport nodes. The revised scheme provides parking rates that are appropriate for their location and at rates that are equal or less than the City Plan 2000, which is a great outcome.
In addition, a reduction to the required visitor parking rates across the city to a rate of approximately 1 space per 7 units as opposed to 1 space per 4 units under the City Plan 2000 is a very positive step forward that will see improvements to how projects are delivered.
Impression # 4 – Front loaded community engagement is enough
Council has made a key step forward by making multiple unit dwellings code assessable in those parts of the city appropriately zoned for those uses and densification. Gone are the days of Council hedging their bets by saying units are encouraged but then still making them run the gauntlet of community objection and potential appeals. Providing the units comply with their nominated maximum building heights, developers will be able to take certainty in their projects and development rights conveyed by the actual Planning Scheme. Previous work by PLACE Design Group has illustrated that this change alone could see savings greater than $10K on the cost per unit, which is a big win for affordability.
Impression # 5 – Neighbourhood Planning is important, but not the only way for large scale brownfield or major projects to occur.
The strategic framework within the original draft of the City Plan 2014, placed significant emphasis upon Councils’ established Neighbourhood Planning processes as being the only way to facilitate new planning and redevelopment around the city. Now whilst their Neighbourhood Planning process is well recognised as being best practice, many examples were put up by the industry of major projects or precincts that have redeveloped over time, without the benefit of a preceding Neighbourhood Plan.
Council has reflected this fact by acknowledging that development may be able to proceed where a comprehensive planning process has been completed which has been undertaken on a precinct approach with community consultation and consideration of the planning matters consistent with the scope of a neighbourhood plan prepared by the Council. This is a great outcome and acknowledges that developer lead development and planning is a viable alternate to Council’s processes.
Impression # 6 – The KISS principle of Keeping it Simple
The updated draft of the scheme has consolidated a number of development codes that were previously quite repetitive or confusing as to which code to use where and when. This consolidation and simplification of the codes will aid in simplifying the application draft and assessment process.
Impression # 7 – Small Freehold Lots are a Viable Alternative to units or sprawl.
The Amended City Plan will facilitate new smaller freehold blocks of land to be created throughout the city. The amended plan has retreated somewhat from the original draft by now limiting those smaller blocks in low density areas to those areas within 200m of centres with a minimum area of 2000sqm, but the intention for the rest of the city is clear. That smaller freehold blocks of land with single detached houses can be delivered whilst retaining our suburban and subtropical character, and facilitating more affordable housing in our city.
PLACE Design Group is a leading international planning, design and environment consultancy with offices in Australia, China and South-East Asia.
Developer Proposes Moreton Bay Marina Hotel and Apartment Project
Brisbane-based developer Kindred has lodged plans with the Moreton Bay Regional Council for two 10-storey buildings along Newport’s picturesque marina.
The 11,133sq m site is owned by local business owner Joshua Kindred, who is the CEO of Kindred Group.
The proposal, to create a “world-class marina” has been lodged on behalf of Kindred by planning group Urbis.
The first of the two proposed towers will comprise a 120-room hotel and 24-serviced apartments.
The second building will be entirely residential, with 93 apartments.
Designed by Rothelowman, the Griffith Road development will deliver a 555sq m conference facility, 980sq m of retail, as well as restaurants, bars, and office and marine facilities.
“We need more places like this. We have great festivals around here yet no where for people to stay,” Ryan Elson of the Redcliffe Peninsula Chamber of Commerce said.
“We have a lot of people coming in a 10 and leaving at 4, what we would love is for them to be able to stay the night to be able to experience the Peninsula for what it is and the short term accommodation will be amazing for that.”
The project is a record investment for a private development in Redcliffe Peninsula.
“We have more than 4 million visitors expected in the Moreton Bay region in this financial year,” Attorney General of Queensland the honorable Yvette D’Ath said.
“We don’t have enough short term accommodation or function centre space and that is what a development like this will provide.”
The development plans to create a leading education and science facility onsite, that also provides education to locals and tourist on the wonders of the bay and its inhabitants.
A 90,000L outdoor aquarium has also been proposed for the site which will double as an acoustic barrier, treating sound from the ground floor area.
An innovative bike share program for the Redcliffe Peninsula has also been sounded out as part of the development, to be set up through government agencies or a privately funded initiative.
Plans have also been sounded out for an innovative ‘shared solar car’ program within its residential offering.
Residents on site will also be able to book a shared solar car to use at their leisure.
The building heights surpass the Moreton Bay Planning Scheme where the Marine Industry precinct and surrounding buildings have a height limitation of 15 metres.
This has drawn pushback from local action groups who have voiced their concerns.
The development will now be subject to council approval.
Property Group Buys Land Plots for Development in Brisbane’s North
The land parcels total 6.72-hectares at Graham Road, Morayfield, and each lot will provide a new house ranging from 300 to 687sq m. The acquisition will take CFMG’s pipeline to more than 1,000 lots across Queensland and Victoria.
CFMG managing director Scott Watson said pre-release marketing had generated strong sales enquiry from both owner -occupiers and local volume builders looking to secure land for their clients.
“The momentum of the project is expected to continue with official data indicating the demand for quality affordable projects in strong growth corridors forecast to continue,” he said.
Since 2009 Morayfield has experienced an average of 2.5 per cent population growth, higher than the state average of 1.8 per cent.
The project also benefits from close proximity parkland facilities, schools, childcare, shopping centres, specialty retailers and public transport networks.
CFMG Capital operates two core divisions: a residential communities’ development business and residential funds management business which has raised more than $90 million in third party equity.
According to the company, sales in Morayfield have already been strong with 40 pre-sales already in place and current contract exchanges totaling a sales value of $7.2 million.
In the first half of the 2017-18 financial year CFMG secured more than 200 sales across six separate projects in Queensland and Victoria.
“Through most of calendar year 2017 we saw significant spikes in both enquiry and ultimately sales, and as a result we were able to achieve incremental price growth across multiple projects without noticeable impact on sales rates,” he said.
“Particularly in the back half of 2017, there was a strong appetite for land registering in early 2018 which could attract a premium price.
CFMG recently secured a 6.8-hectare land parcel in Bridgeman Downs, 12 kilometres north of the Brisbane CBD.
Originally Published: theurbandeveloper.com
$250 million mixed-use development a boon for north Brisbane suburb
Moreton Bay Regional Council has given the green light to a 1.7-hectare mixed-use development which will transform one of Queensland’s fastest growing areas.
With Brisbane-based practice Richards and Spence as lead architects, the Laguna development will be built in the heart of the suburban area of North Lakes, 26 km north of Brisbane.
It will feature 5,000 square metres of fashion, food and beverage retail space; a 140-room hotel; 2,000 square metres of health and wellness facilities; a 1,500-square-metre “resort-style” restaurant and bar; a convention and events centre and a publicly accessible aquatic centre with a lagoon-style pool.
Moreton Bay mayor Allan Sutherland said at the time of approval that the project would add to the 7,700 jobs in the North Lakes area, provide public green space and bolster the suburb’s reputation.
Originally part of Mango Hill, North Lakes was gazetted as a separate suburb in 2006, with its name derived from the masterplanned estate developed by property group Stockland. The suburb’s population has since grown exponentially, with the 2011 census recording a population of 15,046 and the 2016 census recording 21,671 people living in the area.
Richard and Spence director Ingrid Richards said “middle-ring” or “fringe” suburbs such as North Lakes often lack the cultural and social amenity associated with living close to the city. She said that as Australian cities grow outwards, developers, retailers and councils alike have “not just an opportunity but an obligation to help alleviate this shortcoming.”
“It’s critically important to provide quality retail and mixed-use amenity for the population that will call these areas home,” she said.
The Laguna development is intended to deliver this amenity all in one go. Richards said, “It’s got a complexity, and it’s got a depth to it as a suburb, as a fully functioning place.”
The precinct will be centred on a tree-lined, pedestrian-orientated high street, to be known as Laguna Drive, which will feature retail, cafe and outdoor dining space.
“We’re trying to raise the bar of what is good public space, of what is a good, exciting, engaging retail environment,” Richards said.
In addition to the retail and hospitality offerings, the project will also feature 10,500 square metres of office space across two buildings designed by Nettleton Tribe.
Richards said it was vital that jobs were created through the development.
“As a complete, masterplanned development…you can actually work there,” she said. “Everyone’s not necessarily driving to Brisbane for work, because there is business there. So, it’s not just a housing development, and that’s an important distinction to make.”
The project is being developed by the George Group in conjunction with Pointcorp.
Construction of the project is planned to commence in early 2018, with completion slated for late 2020.
Originally Published: architectureau.com
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