Neighbourhood Planning

Document Sample
Neighbourhood Planning Powered By Docstoc
					EASTERN CORRIDOR NEIGHBOURHOOD PLAN

REPORT ON SUBMISSIONS
NOVEMBER 2010
1.       Introduction
This report summarises the submissions made during the formal exhibition of the draft Eastern Corridor Neighbourhood Plan from 26 July
2010 to 6 September 2010. Seventy properly made submissions were received in total addressing a large variety of matters.

The most commonly raised matters were:


        Concern about the impact of proposed building heights on the amenity of the Coorparoo area

        Concern about the impact of 19th century housing demolition control on redevelopment in the Buranda Precinct

        Overall support for the draft Neighbourhood Plan and the revitalisation of the local area

        Support for greater density close to public transport infrastructure

        The need for a greater focus on improving pedestrian and cyclist connections

        Concern about the loss of character housing areas and non-residential character buildings

        Inability of existing infrastructure and transport systems to cope with population growth

        Concern about development in flood-prone areas

The following table summarises the matters raised in submissions and provides the rationale as to how each issue will be considered in the
finalisation of the Neighbourhood Plan. Issues have been structured to move from more general, plan -wide matters through to precinct-
specific and site-specific matters.

Community engagement to date has helped to shape the draft Plan and is a vital aspect of the Neighbourhood Planning process . Suggested
amendments to the Eastern Corridor Neighbourhood Plan raised in all submissions have been given full con sideration in the context of the
broader strategic planning framework.

It is noted that all amendments made as a response to submissions may be subject to further changes introduced by the Queensland
Government during their second State Interest Review (if this is directed by the Minister).
                                                                   EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                  REPORT ON SUBMISSIONS

Issues raised have been grouped into the following themes:
   1. General Feedback
   2. Planning Process
   3. Land Use
   4. Building Form, Height & Design
   5. Character & Heritage
   6. Parks & Open Space
   7. Environment, Sustainability & Flooding
   8. Social & Community
   9. Traffic & Transport
   10. Infrastructure & Services
   11. Buranda Precinct
   12. Buranda Station Precinct
   13. Stones Corner Precinct
   14. Coorparoo Precinct
   15. Bennetts Road Precinct




                                                             -2-
                                                                                                                  EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                 REPORT ON SUBMISSIONS


2.     Comments & Responses
Submitter Comment                               Response                                             Recommendation/Amendment           Sub. No.

General Feedback
Support overall direction and progress of the   Noted.                                               No change to the draft Plan.       EC09, EC10, EC11,
                                                                                                                                        EC12, EC16, EC19
Neighbourhood Plan.
In-principle support for renewal of the plan    The South East Queensland Regional Plan 2009-        No change to the draft Plan.       EC32
area but concerned about how it is achieved.    2031 (Regional Plan) is the Queensland
                                                Government‟s plan to manage population growth                                           EC28
Support concept of higher density residential   and related issues such as housing affordability,
and commercial development along a bus          congestion and climate change for the next 20
and cycle corridor but this should not be in    years.
the form of high rise buildings.
                                                In order to meet the considerable growth
Do not support the plan as drafted as it does                                                                                           EC22, EC25
                                                pressures for the region, the Regional Plan
not achieve the vision for the Eastern          includes a suite of measures including regional
Corridor.                                       growth as well as consolidated urban growth
                                                through infill and redevelopment of existing urban
                                                areas such as the Eastern Corridor.
                                                The Regional Plan, along with Council‟s Brisbane
                                                CityShape 2026 (CityShape), supports a model of
                                                growth within well-connected high density centres
                                                and corridors. This approach allows for efficient
                                                use of existing infrastructure and better serviced
                                                movement networks in particular.
                                                Reducing the amount of high rise buildings would
                                                mean that more of the city would have to change.
                                                In developing CityShape, the Brisbane community
                                                expressed a clear desire for focussed growth.
                                                The majority of people want intensive
                                                development within a smaller area so that most of
                                                the city can remain unchanged.
                                                The SEQ Regional Plan forecasts a need for
                                                156,000 additional dwellings by 2031, of which




                                                                                   -3-
                                                                                                                     EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                    REPORT ON SUBMISSIONS

Submitter Comment                               Response                                                Recommendation/Amendment           Sub. No.

                                                138,000 need to be provided through urban infill in
                                                Brisbane alone.
                                                The draft Neighbourhood Plan‟s forecast
                                                population increase represents less than 10% of
                                                the city‟s 138,000 infill target. Renewal in other
                                                inner urban areas such as the Fortitude Valley,
                                                Newstead, Woolloongabba, Milton, Toowong and
                                                Indooroopilly will also contribute towards the infill
                                                target.
Queensland‟s valued housing character and       The draft Plan focuses intensive development            No change to the draft Plan.       EC30
community spirit will be lost. The plan         within six precincts.
appeases developers only driven by profit
                                                The overwhelming bulk of all growth in the
motive. Development should proceed
                                                Eastern Corridor will be constrained to these
outside the Central Business District leaving
                                                precincts. This focussed approach to growth
the Eastern Corridor free of high rises.
                                                enables large areas of character housing to be
                                                retained with little change.
Precincts should only be developed at the       The draft Plan focuses intensive development            No change to the draft Plan.       EC19
recommended densities where public              within six precincts within a five to ten minute walk
transport is provided to cater for increased    of existing and proposed busway stations.
population.
                                                Buranda, Buranda Station, Stones Corner and
Public transport is only just meeting demand    Coorparoo Precincts are also within a 10 minute
in peak hour at present.                        walk of existing railway stations.
Measures should be taken to ensure local        Whilst the Queensland Government is responsible
streets do not become rat runs.                 for delivering the Eastern Busway, high quality
                                                public transport should eventually service all
                                                precincts, supporting the development of transit-
                                                oriented communities in these locations.
Planning Process
Approval of 25 storey development under         The Buranda Station Precinct presents a unique          No change to the draft Plan.       EC32
“The Boulevard” DA makes the                    opportunity to create a mixed use, transit oriented
neighbourhood planning process appear           community. The Renewal Strategy supports the
meaningless and sets a dangerous                development of a mix of residential and




                                                                                     -4-
                                                                                                                  EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                 REPORT ON SUBMISSIONS

Submitter Comment                             Response                                               Recommendation/Amendment           Sub. No.

precedent.                                    commercial uses with a small component of retail
                                              to service local residents and employees.
                                              Ensuring a range of land uses provides for the
                                              most efficient use of the quality public transit on
                                              offer in this precinct and ensures a safe, vibrant
                                              environment throughout the day and much of the
                                              night.
                                              This precinct is one of Brisbane‟s outstanding
                                              TOD sites given its unique location virtually on top
                                              of both a railway and busway station providing
                                              interchange and transit opportunities to the north,
                                              south, east and west.
                                              As such, internalised building heights of up to 25
                                              storeys are considered appropriate to take
                                              advantage of the unique opportunities of this site.
                                              Building heights will step down to 12 storeys along
                                              O‟Keefe Street and 8 storeys along Logan Road
                                              to provide an appropriate streetscape and
                                              interface with surrounding areas.
                                              The recently approved Development Application
                                              was lodged over two years ago prior to any
                                              finalisation of Brisbane City Council planning
                                              intent for the Precinct. The proposal has been
                                              considered on its merits and is reasonably
                                              consistent with the draft Neighbourhood Plan.
Submissions should be allowed via email for   Section 756 of the Sustainable Planning Act 2009       No change to the draft Plan.       EC19
the convenience of submitters.                now enables a Local Government to accept
                                              electronic submissions. Council is currently
                                              developing its electronic lodgement framework for
                                              draft Neighbourhood Plans and other
                                              amendments to City Plan.
Land Use




                                                                                  -5-
                                                                                                                       EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                      REPORT ON SUBMISSIONS

Submitter Comment                                Response                                                 Recommendation/Amendment                         Sub. No.

The following uses should be catered for in      Boarding houses, retirement villages, aged-care          No change to the draft Plan.                     EC09
the Residential Sub-Precincts and                accommodation, hostels, residential institutions
considered „residential‟: short-term             and community dwellings are all possible multi-
accommodation, nurses‟ accommodation,            unit dwellings and are considered residential uses
respite and palliative care and nursing home.    appropriate to the Residential Sub-precinct.
Residential Precincts should also                Additionally, short-term accommodation is a Code
accommodate non-residential uses that cater      Assessable use in the Residential Sub-precincts.
to the needs of residents. These uses could
                                                 A limited amount of non-residential uses are
include rehabilitation services and
                                                 possible in the Residential Sub-precincts,
businesses, associated health care uses and
                                                 generally on streets with a Core or Corridor Sub-
healthy lifestyle businesses.
                                                 precinct interface.
                                                 The proliferation of centre activities will dilute the
                                                 High Street outcomes sought for the Core Sub-
                                                 precincts. Also, these centre activities are
                                                 generally within a five minute walk of the
                                                 Residential Sub-precinct. Further expansion is
                                                 unnecessary.
The Level of Assessment table triggers Code      Code assessment is not intended for complying            Changes to the draft Plan.                       EC12
Assessment where not involving Building          centre activities where not involving building work
                                                                                                          The draft Plan has been amended to make
Work.                                            as this would undermine the functionality and
                                                                                                          changes of uses to compliant centre activities
                                                 ease of interchangeable centres activities.
                                                                                                          self assessable.
                                                 However, change of use in relation to shop
                                                 tenancy sizes or the quantum of retail may trigger
                                                 an application.
Requiring mixed-use development within the       A mix of uses is desirable generally in the Core         Changes to the draft Plan.                       EC13
one site will frustrate development as has       and Corridor Sub-precincts. Mixed use                    The Coorparoo Core Sub-precinct has been
been the case in Milton and Albion.              development promotes activity at extended hours          amended. A51.1 (new reference) now
                                                 of the day and night creating a vibrant and safe         requires a minimum of 20% non-residential
Residential and non-residential
                                                 environment. Mixing uses also maximises use of           GFA but does not include an upper limit. As
developments, from a market perspective are
                                                 the significant investment in public transport           such, a maximum 100% commercial floor
generally poorly aligned due to different
                                                 infrastructure and offers opportunities for people       space is also possible to take advantage of
property cycles.
                                                 to access employment, retail, services and               market swings. This will stimulate trip
In addition, servicing needs differ and add to




                                                                                       -6-
                                                                                                                    EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                   REPORT ON SUBMISSIONS

Submitter Comment                               Response                                               Recommendation/Amendment                    Sub. No.

the cost of development. Mixed uses should      entertainment close to home.                           destination uses in recognition of market
be provided across a precinct.                                                                         feasibility issues.
                                                Consequently, vertical mixed-use or uses
Requiring mixed-uses should not be tied to      integrated in one development are an Acceptable        No change to A7.4 (new reference).
the Level of Assessment table as this will      Solution under A7.4.
trigger advertising and enable appeal rights.
                                                However, P7 - which seeks to achieve transit-
Residential uses should not be made a           oriented development (TOD) outcomes - could be                                                     EC12
specific requirement in terms of mix of uses.   achieved in an alternative way, through
                                                demonstrating that both trip generating and trip
                                                attracting uses exist within the precinct.
                                                A mix of residential and non-residential uses has
                                                been mandated for the Buranda Station and
                                                Coorparoo Core Sub-precincts in order to achieve
                                                desirable TOD outcomes in these two locations.
                                                Market testing indicates that a large proportion of
                                                commercial floor space is unlikely to be feasible in
                                                the short to medium-term in the suburban
                                                Brisbane market. There is a much stronger
                                                market for residential development and any
                                                commercial floor space growth will only occur at
                                                the expense of another nearby precinct.
                                                As such, the non-residential floor space
                                                requirements should be reduced where the
                                                location is most marginal for commercial
                                                investment i.e. the Coorparoo Core Sub-precinct.
                                                However, the floor space should be maintained
                                                where TOD outcomes are most critical.
                                                Mix of uses is tied to the Level of Assessment
                                                Table to ensure the appropriate assessment of
                                                proposals that cannot meet the intent of the draft
                                                Neighbourhood Plan. This is considered
                                                particularly important given the desirability of
                                                positive TOD outcomes for the Buranda Station
                                                and Coorparoo Precincts.




                                                                                    -7-
                                                                                                                      EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                     REPORT ON SUBMISSIONS

Submitter Comment                                  Response                                              Recommendation/Amendment           Sub. No.

Building Form, Height & Design
The draft Plan should include building             City Plan, along with the draft Neighbourhood         No change to the draft Plan.       EC23
elevations and require variations in vertical      Plan will specify requirements to encourage high-
profile, with steps at different levels for east   quality architectural outcomes and built forms that
and west facing walls.                             will positively contribute to the creation of an
                                                   attractive urban environment.
                                                   Designing the elevations of every development
                                                   site is unfeasible.
Emergency pick-up and drop off areas for           These types of servicing areas are generally          No change to the draft Plan.       EC09
residents and healthcare workers should be         excluded from building setback requirements
exempt from front setbacks requirements.           where they do not include structural elements.
                                                   If they are undercover, porte cochere structures
                                                   are considered to be part of the building and will
                                                   need to comply with building setback
                                                   requirements. However, the draft Neighbourhood
                                                   Plan has included setback requirements that
                                                   would enable a minimum 3 metre setback for an
                                                   open structure such as a porte cochere.
Opposed to height of buildings proposed            The Queensland Government‟s Regional Plan             No change to the draft Plan.       EC24
throughout the plan area.                          requires Brisbane to accommodate 156,000 new
                                                   dwellings - significant additional population,                                           EC28
Proposed 8 to 25 storey buildings are              employment and services growth - over the next
excessive irrespective of setbacks and             twenty years.
measures such as “fine-grain” façade
treatments, and will negatively dominate the       The Eastern Corridor is in need of revitalisation
suburb.                                            and will benefit from significant investment in the
                                                   construction of the Eastern Busway. Providing
Building heights should be no more than 4 to       incentive for additional development opportunities
6 storeys throughout the plan area. This           in key precincts will provide a boost to the local
would negate the need to provide high              business economy and help the centres of
density housing and would blend with the           Buranda, Stones Corner and Coorparoo become
largely 2 to 3 storeys residences in the           vibrant, active centres again providing much
balance of the suburbs.                            needed services and facilities.
Proposed building heights under Table 1 –                                                                                                   EC32
                                                   The proposed heights are considered an




                                                                                      -8-
                                                                                                                      EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                     REPORT ON SUBMISSIONS

Submitter Comment                                Response                                                Recommendation/Amendment           Sub. No.

Maximum Building Heights should be halved        appropriate balance in allowing adequate stimulus
for each area in the least.                      for revitalisation while maintaining a high level of
                                                 amenity and a scale of built-form appropriate for
Building heights should be no more than 6
                                                 the role and function of each centre.
storeys fronting the road frontage and up to 8
storeys on large blocks where located behind     The vast majority of the Eastern Corridor plan
lower scaled development.                        area will remain as it is currently and is not
                                                 identified for any change from the current
There should be no exceptions to building
                                                 development possible under City Plan.
heights under Section 4 – Level of
Assessment.                                      The Neighbourhood Plan will include
                                                 requirements for building height to step down
                                                 where directly adjoining or located opposite
                                                 residential properties that are outside of a Precinct
                                                 - and cannot redevelop to the same extent – in
                                                 order to minimise impacts on these properties.
Each high rise development should provide        Studies indicate that the Eastern Corridor area         No change to the draft Plan.       EC32
60% site area as open green space whether        already benefits from a well established open
publicly accessible or not to provide a          space network. In most precincts the quantity of
“backyard” and improved visual amenity.          open space is more than sufficient to meet
                                                 anticipated future demand.
                                                 The Renewal Strategy recommends additional
                                                 open space in areas of high growth and
                                                 insufficient parkland such as the Buranda and
                                                 Coorparoo Precincts. As such, Council is
                                                 investing $29 in the new Coorparoo Creek Park.
                                                 Several million will be spent in creating a new
                                                 park in the Buranda Precinct. Both new areas of
                                                 open space will provide a considerable benefit to
                                                 the visual amenity of these precincts.
                                                 Up to 40% of each site in the Residential Sub-
                                                 precincts will not be developed. Moreover, every
                                                 development site is required to set aside 10% of
                                                 the site for deep-planted landscaping with a
                                                 minimum dimension of 4m in order to facilitate the
                                                 growth of significant trees.




                                                                                     -9-
                                                                                                                     EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                    REPORT ON SUBMISSIONS

Submitter Comment                                Response                                               Recommendation/Amendment                         Sub. No.

Front, side and rear setback requirements in     Side setbacks of half the building height (above 3     Changes to the draft Plan.                       EC10
the Residential Sub-precincts under the          metres) can be very onerous on shallow sites or        A new tabled entitled “Table 2 – Minimum
relevant Residential Design Codes are overly     those impacted by significant land dedication          Building Setbacks” has been included in the
onerous, particularly for shallow sites and      requirements.                                          draft Neighbourhood Plan. This table
those impacted by large land dedication                                                                 specifies setbacks based on the height of
                                                 When coupled with front setbacks of up to 8m to
requirements.                                                                                           development, the sub-precinct and the nature
                                                 the building line (under High Density Residential),
Full compliance would significantly reduce       very little developable land remains on some           of activity at the building edge. Generally,
yield and undermine TOD outcomes sought          sites.                                                 balconies and habitable room windows must
by the draft Neighbourhood Plan.                                                                        be a minimum of 5m setback from a side
                                                                                                        boundary. This will ensure 10m separation
                                                                                                        between buildings.

The definition for site cover is ambiguous and   It is not the intent of the draft Neighbourhood Plan   Changes to the draft Plan.                       EC10, EC13
does not clarify whether hardstand and           that uncovered access and hardstand areas be           The definition for site cover has been
access areas are included in the calculation.    included in the calculation of site cover.             amended to read “the proportion of the site
                                                                                                        (expressed as a percentage) covered by
                                                                                                        buildings measured to their outermost
                                                                                                        projections. This calculation includes
                                                                                                        covered areas used for vehicle parking,
                                                                                                        loading, servicing and access. This
                                                                                                        calculation does not include covered,
                                                                                                        unenclosed communal recreation areas”.

Site coverage should be calculated on the        It is acknowledged that it is appropriate and          Changes to the draft Plan.                       EC10, EC13
land area prior to any dedication of land for    reasonable to include land required for public         A5.5 (new reference) has been amended to
public purposes consistent with the              purposes in the calculation of site cover so as not    include the following notation “For the
calculation of GFA.                              to unfairly impact on the development yield.           purposes of calculating allowable site cover,
                                                                                                        the area of a development site includes the
                                                                                                        area of any land to be dedicated for a public
                                                                                                        purpose required as part of the development
                                                                                                        and as a condition of the development
                                                                                                        permit, for example road, corner truncation or
                                                                                                        parkland”.

Volumetric subdivision of land dedicated for     There are a variety of issues concerning               No change to the draft Plan.                     EC10
footpath widening should be provided similar     volumetric subdivision of land, in the least,




                                                                                     - 10 -
                                                                                                                      EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                     REPORT ON SUBMISSIONS

Submitter Comment                                 Response                                               Recommendation/Amendment                       Sub. No.

to the Fortitude Valley Neighbourhood Plan.       uncertainty around Council‟s liability for
                                                  subterranean basement areas.
                                                  These issues are best resolved on an individual
                                                  basis through development assessment.
A maximum horizontal dimension of 30m for         A4.2 refers to the tower element of any building.      Changes to the draft Plan.                     EC12
towers on large sites is unreasonable and         A11.1 is targeted more at the podium component         A5.2 and A5.3 (new references) have been
Acceptable Solutions A4.2 and A11.1 are in        of a building or those floors up to 8 storeys.         amended with notations to indicate what
conflict.                                                                                                façade treatment and width is acceptable and
                                                  Both tower and podia should not exceed the
                                                  desired width of 30m.                                  to what part of the building it applies. The
                                                                                                         levels comprising podia and those comprising
                                                  However, in the case of podia, there is opportunity    a tower have been clarified.
                                                  to design very long elevations to appear a series
                                                  of 30m elements. This is more problematic for the
                                                  tower element and does not mitigate
                                                  overshadowing and other impacts.
Character & Heritage
21 Carl Street, Woolloongabba should not be       Houses at 21, 42 and 68 Carl Street, 13 and 26         No change to the draft Plan.                   EC01
included in the Demolition Control Precinct.      Wolseley Street, 29, 39 and 59 Regent Street and
The house does not form part of a protected       212 O‟Keefe Street have been retained in a
character streetscape and should not be           Demolition Control Precinct (DCP) as they were
protected individually.                           built prior to 1900 (all are currently included in a
                                                  DCP).                                                                                                 EC02
26 Wolseley Street, Woolloongabba should            th
not be included in the Demolition Control         19 century houses are extremely rare in
Precinct. The house does not form part of a       Brisbane and those that remain are exemplars of
protected character streetscape and should        colonial, pre-Commonwealth of Australia
not be protected individually.                    development in Brisbane.

42 Carl Street, Woolloongabba should not be       These building types developed into the                                                               EC03
included in the Demolition Control Precinct.      Queensland „vernacular‟ building type. They
This is inconsistent with future intentions for   demonstrate the evolution and pattern of
the area under the Neighbourhood Plan.            Brisbane‟s history and the physical characteristics
                                                  of a particular class or classes of cultural places.
212 O‟Keefe Street, Woolloongabba should                                                                                                                EC04
not be included in the Demolition Control




                                                                                      - 11 -
                                                                                                                   EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                  REPORT ON SUBMISSIONS

Submitter Comment                                 Response                                            Recommendation/Amendment           Sub. No.

Precinct. The house does not form part of a
protected character streetscape and should
not be protected individually. Retention of the
DCP is inconsistent with future intentions for
the area under the Neighbourhood Plan.
68 Carl Street, Woolloongabba should not be                                                                                              EC05
included in the Demolition Control Precinct.
The house does not form part of a protected
character streetscape and should not be
protected individually. Retention of the DCP
is inconsistent with future intentions for the
area under the Neighbourhood Plan.
13 Wolseley Street, Woolloongabba should                                                                                                 EC06
not be included in the Demolition Control
Precinct. The house does not form part of a
protected character streetscape and should
not be protected individually. Retention of the
DCP is inconsistent with future intentions for
the area under the Neighbourhood Plan.
29 Regent Street, Woolloongabba should not                                                                                               EC07
be included in the Demolition Control
Precinct. The house does not form part of a
protected character streetscape and should
not be protected individually. Retention of the
DCP is inconsistent with future intentions for
the area under the Neighbourhood Plan.
The draft Plan‟s principles of protecting the     The draft Renewal Strategy proposes to focus        No change to the draft Plan.       EC23
history and character of the area, providing      intensive development within six precincts that
choice of different housing types and catering    adjoin existing and proposed busway stations.
for the needs of existing residents are not
                                                  These precincts comprise only 30.5% of the plan
met.
                                                  area allowing large areas of character housing to
Development should be scaled down to limit        be retained with little change. The surrounding
the impact of development on existing             established residential neighbourhoods will
housing and character.                            ensure a housing mix continues to be provided.




                                                                                    - 12 -
                                                                                                                    EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                   REPORT ON SUBMISSIONS

Submitter Comment                               Response                                               Recommendation/Amendment           Sub. No.

Development should be stepped down where        It is expected that the majority of the Eastern
adjoining residential development within a      Corridor will remain as is for a long time to come
precinct.                                       although the draft Neighbourhood Plan will be
                                                reviewed from time to time.                                                               EC22, EC25, EC32
Development should ensure character
housing is retained.                            Placing limitations on the redevelopment of
                                                character housing or on sites adjoining character
DCPs have been removed and there is little      housing within growth precincts can be
in the plan to protect character housing.       problematic due to issues such as noise,
How is what is left going to be protected and   overshadowing from adjacent development and
how is the area currently protected?            fire separation etc. Only in exceptional
                                                circumstances is it acceptable to breakup the
Character housing should not be                 consistency of renewal fabric. For example, in the
overshadowed by the large-scale                            th
                                                case of 19 century character houses.
developments allowed for under the plan.
                                                It is not practical to require that development step
                                                down within a precinct as the intent is that much
                                                of the precincts will develop over the next twenty
                                                years.
                                                A review of all Demolition Control Precincts has
                                                been undertaken to ensure that the provisions are
                                                correctly applied. The draft Neighbourhood Plan
                                                has either added or removed a number of
                                                properties from the Demolition Control Precinct as
                                                a result of this review. Where included in a DCP,
                                                demolition or removal of these buildings requires
                                                development approval under City Plan.
Parks & Open Space
Provision of public space should be             The draft Neighbourhood Plan clearly identifies        No change to the draft Plan.       EC22
entrenched in the draft Neighbourhood Plan      two sites for new parkland in the Coorparoo and
and it should not be at the discretion of       Buranda Precincts on Maps B and F. These sites
developers to provide public space.             will also be included in Council‟s Priority
                                                Infrastructure Plan (PIP).
                                                                         2
                                                Approximately 16,000m will be acquired for new
                                                park in the Coorparoo Precinct and a further




                                                                                    - 13 -
                                                                                                                    EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                   REPORT ON SUBMISSIONS

Submitter Comment                                Response                                              Recommendation/Amendment           Sub. No.
                                                        2
                                                 4,500m in the Buranda Precinct. Council will buy
                                                 outright all the new parkland in the Buranda
                                                 Precinct and most in the Coorparoo Precinct.
                                                 Sites earmarked for dedication in the Coorparoo
                                                 Precinct will be transferred to Council upon the
                                                 redevelopment of the property. This is a statutory
                                                 requirement and is not discretionary.
Very little additional green space is proposed   Studies indicate that the Eastern Corridor area       No change to the draft Plan.       EC22, EC25, EC32
to offset the large increase in additional       already benefits from a well established open
population.                                      space network. In most precincts the quantity of
                                                 open space is more than sufficient to meet
More public parks are needed. High-density
                                                 anticipated future demand.
development should not be allowed unless
an equal amount of large-scale public park       The draft Neighbourhood Plan recommends
space is provided.                               additional open space in the Coorparoo and
                                                 Buranda Precincts as both areas require
Inconsistent with the vision for public spaces
                                                 improvement to readily accessible local informal
and green space.
                                                 use park.
Flood plains should be used for green space
                                                 An additional two hectares of additional parkland
rather than development.
                                                 will be acquired for the Eastern Corridor.
                                                 Provisions exist to ensure that connections to
                                                 existing open spaces will be improved as
                                                 revitalisation and renewal occurs.
Environment, Sustainability & Flooding
The plan does not clarify how sites impacted     Council has general standards in place for all        No change to the draft Plan.       EC32
by overland flow and flooding will manage        development that is within potentially flood-
these constraints.                               affected areas. Development approval is carefully
                                                 controlled in these areas and often difficult to
Such areas should not be developed for
                                                 obtain unless it is demonstrated that flooding can
anything other than detached housing.
                                                 be managed appropriately.
Concerned about building on flood plains.                                                                                                 EC22, EC25
                                                 Applicants are required to demonstrate that they
Why is building allowed on flood plains?         won‟t increase flooding on the site or neighbouring
                                                 properties. New development must ensure that




                                                                                   - 14 -
                                                                                                                       EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                      REPORT ON SUBMISSIONS

Submitter Comment                               Response                                                  Recommendation/Amendment           Sub. No.

                                                floor levels are well above flood levels to ensure
                                                personal safety and to protect property.
                                                Most applications will require a detailed flood
                                                study for development in flood-prone areas. A
                                                registered engineer must prepare the report and
                                                Council‟s own hydraulic engineers assess it.
                                                Whilst there is generally no need to repeat
                                                general standards in each Neighbourhood Plan,
                                                specific provisions have been put in place in parts
                                                of the Eastern Corridor to deal with overland flow
                                                issues.
                                                The draft Plan has included references to the
                                                flooding constraints in the Precincts to ensure
                                                everyone is well-aware that some sites are
                                                constrained and will require careful site planning
                                                and engineering solutions. In some situations,
                                                development may not be possible.
Social & Community
There is no provision in the plan for the       Requirements for the disabled are regulated               No change to the draft Plan.       EC30
disabled.                                       through the Building Code of Australia rather than
                                                City Plan. Depending on land use and building
                                                height, new buildings are required by law to
                                                comply with these requirements.
Traffic & Transport
The TODs should not focus on the needs of       The draft Neighbourhood Plan seeks to improve             No change to the draft Plan.       EC22, EC25
vehicle drivers but focus on those of           connections to public transport and other key
pedestrians/cyclists/public transport users.    pedestrian/cyclist destinations over time, primarily
                                                through streetscape enhancements and cross-
There are no overpasses or even street level
                                                block links provided by development.
crossings in the draft Plan in spite of the
additional population.                          The draft Neighbourhood Plan includes
                                                requirements for the provision of cyclist facilities in                                      EC32
Little proposed to improve safe and efficient   private development where appropriate.




                                                                                     - 15 -
                                                                                                                           EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                          REPORT ON SUBMISSIONS

Submitter Comment                                   Response                                                  Recommendation/Amendment           Sub. No.

access for cyclists.                                Council is currently implementing a four-year $100
                                                    million program to expand and connect Brisbane‟s
                                                    bikeway and pathways network. Improvements to
                                                    existing paths in the Eastern Corridor and creation
                                                    of new paths are identified in Council‟s Bicycle
                                                    Brisbane Plan. These improvements are subject
                                                    to the availability of funding and are prioritised at a
                                                    city-wide level for delivery.
The proposed development will have adverse          Much of the congestion experienced in the                 No change to the draft Plan.       EC28
impact on the existing road network                 Eastern Corridor results from motorists who live
unacceptably adding to peak hour saturation         outside the area or even outside of Brisbane.
as many residents will still opt to drive private
                                                    The draft Neighbourhood Plan focuses growth
vehicles.
                                                    around high quality public transport to ensure that
                                                    wherever possible, local residents and workers
                                                    can make their trips to and from or even along the
                                                    Eastern Corridor by public transport rather than
                                                    private vehicles.
                                                    The Eastern Busway will be progressively
                                                    extended in the future and this will significantly
                                                    improve the convenience and effectiveness of
                                                    public transport for the Eastern Corridor.
                                                    Additional improvements to public transport will be
                                                    undertaken by the Queensland Government in
                                                    line with their South East Queensland
                                                    Infrastructure Plan & Program.
Infrastructure & Services
Public infrastructure such as schools and           Provision of schools is the responsibility of the         No change to the draft Plan.       EC32
libraries will not be able to handle such large     Queensland Government.
increases in population. There is no high
                                                    The Department of Education and Training raised
school and only two small primary schools
                                                    no concerns about the capacity of local schools
that are already at the limit for enrolments.
                                                    and the forecast population increase during their
                                                    first State Interest Review.




                                                                                         - 16 -
                                                                                                                      EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                     REPORT ON SUBMISSIONS

Submitter Comment                                 Response                                               Recommendation/Amendment           Sub. No.

                                                  Council is investigating provision of a new library
                                                  in the Buranda Station Precinct.
Question the ability of local infrastructure to   The draft Neighbourhood Plan has been                  No change to the draft Plan.       EC28
cope with such a significant increase in          supported by a number of studies into
population density.                               infrastructure capacity. This will guide the
                                                  provision of infrastructure in the area to ensure
                                                  that it is adequate for future growth.
                                                  All new development is required to provide a
                                                  contribution towards infrastructure through
                                                  Council‟s Priority Infrastructure Plan. This „user-
                                                  pays‟ system reduces the cost borne by rate-
                                                  payers.
Precincts
Buranda Precinct
Opposed to Area reclassification of               The draft Neighbourhood Plan ensures that              No change to the draft Plan.       EC23
residential land in Carl and Regent Streets       precincts generally cover entire blocks in order to
                                                  promote an efficient and logical pattern of
Excessively high neighbouring development
                                                  development. This provides certainty for the
will adversely impact privacy and outlook for
                                                  community and can help reduce impacts resulting
houses in Regent Street
                                                  from very different types of development sitting
Increased development would exacerbate            side by side. The interface between buildings and
reflected noise levels from the SE Freeway.       uses is managed through provisions in the
                                                  Neighbourhood Plan, City Plan, Building Code
                                                  and other relevant legislation.
                                                  Additionally, precincts are also defined with regard
                                                  to the likely intentions of property owners. For
                                                  example, large numbers of investment properties
                                                  generally indicate a greater interest in
                                                  redevelopment.
                                                  The majority of property owners in the Buranda
                                                  Precinct support redevelopment of the precinct.
                                                  Council acknowledges that the increased




                                                                                      - 17 -
                                                                                                                   EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                  REPORT ON SUBMISSIONS

Submitter Comment                               Response                                              Recommendation/Amendment           Sub. No.

                                                development within precincts will result in
                                                changes to the noise profile of the area as
                                                revitalisation and commerce increases and roads
                                                and other infrastructure are buffered. However,
                                                research suggests that any increase resulting
                                                from reflected noise is not perceptible to the
                                                average human ear. This is because not all
                                                acoustical energy is reflected back to the receiver
                                                due to it being diffracted, reflected in other
                                                directions, scattered by ground coverings or
                                                blocked by vehicles and other objects. Also,
                                                some reflected energy is lost due to the longer
                                                travel path.
                                                None-the-less, development of noise sensitive
                                                uses in critical locations will need to submit an
                                                acoustic report to demonstrate how noise issues
                                                will be addressed through the design and
                                                proposed uses on each site.
Opposed to the cross block link that isolates   One of the main ways that the Neighbourhood           No change to the draft Plan.       EC23
15 Regent Street and limits the use and         Plan improves connections to public transport and
potential of the site.                          other key pedestrian destinations is through
                                                streetscape enhancements and cross-block links
The draft Plan should be amended and cross
                                                provided by development.
block links drawn through 33 Regent Street,
32 and 34 Carl Street.                          These links are shown in the general location they
                                                are desired and may be varied at Council‟s
                                                discretion.
                                                Generally, a connection is sought where
                                                development can readily accommodate the link - a
                                                large or wide block able to provide the space with
                                                little impact to the quality of or yield in
                                                development – and a link can be located on any
                                                part of a development site. The draft
                                                Neighbourhood Plan includes a notation clarifying
                                                this. This should ensure that developers do not
                                                discriminate against property they believe is




                                                                                   - 18 -
                                                                                                                    EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                   REPORT ON SUBMISSIONS

Submitter Comment                                Response                                              Recommendation/Amendment                         Sub. No.

                                                 impacted by a notation.
Opposed to casual surveillance on the            The Renewal Strategy encourages development           No change to the draft Plan.                     EC23
western boundary of 15 Regent Street. This       and streetscapes that will encourage passive
will impact on the privacy of residents and      surveillance where needed and the perception of
ability to utilise outdoor living areas.         safety.
The draft Plan should be amended to remove
the requirement for casual surveillance or the
cross block link.
Support the new park at Carl Street,             Noted.                                                No change to the draft Plan.                     EC22, EC32
Buranda.
Want to see a safe park with a lot of
unallocated green space for free use.
Properties at 46A and 48A should be              It is the intention of the draft Neighbourhood Plan   Changes to the draft Plan.                       EC08
included in the Buranda Corridor Sub-            that adjoining land west of Velo 1 be redeveloped.    The draft Plan has been amended to include
precinct and reclassified to the Multi-purpose                                                         the sites in the Buranda Corridor Sub-
                                                 The subject sites were resumed to construct an
Centre MP3 Area. These parcels are under                                                               precinct and by association reclassify them to
                                                 upgrade of Velo 1. They are surplus to needs and
the same ownership as adjoining parcels at                                                             MP3.
                                                 may be reacquired by the original owners under
40, 42, 44 and 46 O‟Keefe Street.
                                                 the legislation.
The proposed Multi-purpose Centre MP3 –          The range of existing Multi-purpose Centre Area       No change to the draft Plan.                     EC12
Suburban Centre Area Classification              Classifications in City Plan does not readily align
proposed for the Buranda Corridor Sub-           with the mixed use precincts of the Eastern
precinct does not adequately reflect the         Corridor.
intended scale and type of development.
                                                 A hierarchical approach has been taken. Land use
                                                 and development intensity is stepped or gradated
                                                 across the sub-precincts. This gradation is
                                                 mirrored in the choice of Area Classification.
                                                 As such, MP2 – Major Centre has been aligned
                                                 with the highest intensity, commercially focussed
                                                 Core Sub-precincts.
                                                 The next “level” down is MP3 and this has been
                                                 used for the less-intensively development Corridor




                                                                                     - 19 -
                                                                                                                     EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                    REPORT ON SUBMISSIONS

Submitter Comment                                 Response                                              Recommendation/Amendment           Sub. No.

                                                  Sub-precincts.
                                                  The parameters in relation to land use and built
                                                  form are generally prescribed by the draft
                                                  Neighbourhood Plan rather than the underlying
                                                  Area Classification and related Design Codes.
A cycle overpass should be built over             The Queensland Government has indicated that          No change to the draft Plan.       EC22, EC25,EC32
O‟Keefe Street.                                   they intend on constructing a cyclists‟ overpass
                                                  across O‟Keefe Street for the Velo 1.

Activation of Ipswich Road is not possible in     The Buranda Corridor Sub-precinct requires            No change to the draft Plan.       EC12
all situations in the Buranda Corridor Sub-       active frontages for most properties fronting
precinct due to the impact of surrounding         Ipswich Road.
infrastructure.
                                                  It is acknowledged that the pedestrian traffic and
                                                  streetscape amenity of this thoroughfare are not
                                                  conducive to High Street retailing.
                                                  As such, ground floor areas are required to house
                                                  non-residential centre activities that generate a
                                                  high level of pedestrian activity. These uses need
                                                  not be shops which are more appropriately
                                                  located in the high street. However, any use must
                                                  overlook and be able to access the street in order
                                                  to improve the pedestrian quality of the street and
                                                  perception of safety.
Buranda Station Precinct
Concern that high rise has been approved          Council has general standards in place for all        No change to the draft Plan.       EC22, EC25
with no flood mitigation and that this does not   development that is within potentially flood-
address flood impacts, which is a stated          affected areas. Development approval is carefully
intention of the draft Neighbourhood Plan.        controlled in these areas and often difficult to
                                                  obtain unless it is demonstrated that flooding can
High density development should be
                                                  be managed appropriately.
removed from the Norman Creek floodplain.
This area should be reused as green space,        Applicants are required to demonstrate that they
addressing both flooding concerns and lack        won‟t increase flooding on the site or neighbouring
                                                  properties. New development must ensure that




                                                                                     - 20 -
                                                                                                                   EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                  REPORT ON SUBMISSIONS

Submitter Comment                               Response                                              Recommendation/Amendment           Sub. No.

of green space.                                 floor levels are well above flood levels to ensure
                                                safety and protect property.
Approving development within the flood line
appears to contradict the Lord Mayor‟s          Most applications will require a detailed flood
reported position (in relation to May 2010      study for development in flood-prone areas. A
flooding of The Mews development).              registered engineer must prepare the report and
                                                Council‟s own hydraulic engineers assess it.
                                                Whilst there is generally no need to repeat
                                                general standards in each Neighbourhood Plan,
                                                specific provisions have been put in place in parts
                                                of the Eastern Corridor to deal with overland flow
                                                issues.
                                                The draft Plan has included references to the
                                                flooding constraints in the Precincts to ensure
                                                everyone is well-aware that some sites are
                                                constrained and will require careful site planning
                                                and engineering solutions. In some situations,
                                                development may not be possible.
Concern that there are no open green spaces     The Buranda Station Precinct is located within        No change to the draft Plan.       EC22, EC25
in the area.                                    easy walking distance of substantial and adequate
                                                parkland along Norman Creek including Hanlon
                                                Park.
The approved “The Boulevard” development        The draft Neighbourhood Plan cannot                   No change to the draft Plan.       EC22
includes a supermarket and businesses in        retrospectively influence an approved
direct competition with Stones Corner           development.
Precinct.
                                                Improved physical links and integration of the
This area cannot support two similar retail     development with the surrounding community is a
precincts and will result in deterioration of   key outcome of the Eastern Corridor Renewal
Stones Corner and not regeneration.             Strategy. Measures, such as the signalisation
                                                and creation of improved pedestrian crossings are
Uses in the Buranda Station Precinct should
                                                initiatives that will assist with this.
not detract from the nearby Stones Corner
centre.                                         The draft Neighbourhood Plan also includes
                                                provisions limiting the overall amount of retail or
                                                                   2
                                                shops to 10,000m in order to ensure that any




                                                                                    - 21 -
                                                                                                                  EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                 REPORT ON SUBMISSIONS

Submitter Comment                             Response                                               Recommendation/Amendment           Sub. No.

                                              development complements the Stones Corner
                                              High Street rather than competing with it.
                                                                                             2
                                              Moreover, there is a size restriction of 1,500m on
                                              retail tenancies as car-based retailing and in
                                              particular, large or full-line supermarkets, bulky
                                              goods retailing, hardware and discount
                                              department stores, is undesirable as these types
                                              of shops do not encourage trips by transit, add to
                                              traffic congestion and adversely impact the
                                              pedestrian amenity sought for the High Streets.
A pedestrian/cycle overpass should be built   The draft Neighbourhood Plan seeks to improve          No change to the draft Plan.       EC22, EC25
over Logan Road.                              connections to public transport and other key
                                              pedestrian/cyclist destinations over time, primarily
                                              through streetscape enhancements and cross-
                                              block links provided by development.
                                              Research shows that grade-separated crossings
                                              are not as effective or attractive to pedestrians as
                                              high quality at-grade street crossings. (But in
                                              some situations, they cannot be avoided.) For
                                              example, a future signalised, single-phase
                                              pedestrian crossing is planned for the intersection
                                              of Logan Road and O‟Keefe Street.
The approved “The Boulevard” development      The draft Neighbourhood Plan cannot                    No change to the draft Plan.       EC22
proposes 25 storey buildings on the           retrospectively influence an approved
alignment with significant overshadowing      development.
impacts. This is inconsistent with the
                                              However, the draft does specify requirements that
objectives of the draft Plan to set taller
                                              will internalise impacts and ensure development is
development back from street frontages to
                                              consistent with TOD outcomes.
internalise impacts.
                                              The Queensland Government‟s Sustainable
Ensure buildings are TOD oriented and not
                                              Planning Act 2009 does not include any legal
car oriented and designed with strict
                                              requirement for compensation where development
environmental considerations in mind.
                                              is seemingly in contravention of a planning
Homes should be protected from shadows
                                              scheme. However, submitters may appeal to the
and breeze-blockages.
                                              Planning and Environment Court where a




                                                                                 - 22 -
                                                                                                                      EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                     REPORT ON SUBMISSIONS

Submitter Comment                               Response                                                 Recommendation/Amendment           Sub. No.

There are no guarantees that the draft Plan     proposal is subject to Impact Assessment.
will be adhered to particularly with
developments approved in contravention to it.
Ensure residents are compensated for
negative impacts resulting from buildings
exceeding height restrictions
Request to broaden development principles       The Buranda Station Precinct is able to allocate         No change to the draft Plan.       EC09
and expand land use options to facilitate       up to 60% of its floor area for non-residential
residential and health-related services and     development with a commercial focus. Most
facilities allied with the Princess Alexandra   health-related services and facilities are able to fit
Hospital (PAH).                                 within this category. Moreover, up to 60% of the
                                                floor space can be for residential uses.
Stones Corner Precinct
Concerned that much of the Stones Corner        Council is working at a city-wide level to maintain      No change to the draft Plan.       EC22
Residential Sub-precinct is impacted by         and improve the biodiversity network in Brisbane
Q100 flooding.                                  and has allocated $500,000 in the 2010-2011
                                                budget to the Norman Creek 2026 project. An
This area is more impacted than the area
                                                additional $14 million is earmarked over the next
nominated for the Coorparoo Creek Park and
                                                four years to the rehabilitation of Norman Creek.
yet no mitigation measures are proposed.
                                                One of the most significant projects to be
Concern about the appropriateness of higher
                                                implemented through Norman Creek 2026 is the
density housing in this area. Should remove
                                                new Coorparoo Creek Park. This park will provide
all higher density development from the
                                                the waterway corridor and detention function that
Norman Creek floodplain.
                                                Hanlon Park currently provides for Stones Corner.
New Council guidelines are required to
                                                Council has general standards in place for all
ensure development is balanced with new
                                                development that is within potentially flood-
(absorbing) green space, culverts and other
                                                affected areas. Development approval is carefully
measures to decrease flooding impacts to
                                                controlled in these areas and often difficult to
surrounding homes.
                                                obtain unless it is demonstrated that flooding can
                                                be managed appropriately.
                                                Often, higher density development can better
                                                mitigate flooding impacts than the development it
                                                replaces, as Council has greater say over the




                                                                                     - 23 -
                                                                                                                    EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                   REPORT ON SUBMISSIONS

Submitter Comment                                Response                                              Recommendation/Amendment           Sub. No.

                                                 development. Moreover, new development
                                                 provides Council with an opportunity to bring
                                                 standards up to modern expectations.
                                                 Applicants are required to demonstrate that they
                                                 won‟t increase flooding on the site or neighbouring
                                                 properties. New development must ensure that
                                                 floor levels are well above flood levels to ensure
                                                 safety and protect property.
                                                 Most applications will require a detailed flood
                                                 study for development in flood-prone areas. A
                                                 registered engineer must prepare the report and
                                                 Council‟s own hydraulic engineers assess it.
                                                 Whilst there is generally no need to repeat
                                                 general standards in each Neighbourhood Plan,
                                                 specific provisions have been put in place in parts
                                                 of the Eastern Corridor to deal with overland flow
                                                 issues.
                                                 The draft Plan has included references to the
                                                 flooding constraints in the Precincts to ensure
                                                 everyone is well-aware that some sites are
                                                 constrained and will require careful site planning
                                                 and engineering solutions. In some situations,
                                                 development may not be possible.
Support 2 storey height restrictions on          Noted.                                                No change to the draft Plan.       EC22
frontages, retention of traditional frontages
and protection of area‟s character.
Support creation of a well-landscaped car        Noted. Council is unable to mandate how a             No change to the draft Plan.       EC22
park on the site nominated.                      private car park operator manages their facility.
Parking should be limited to 2 hours to
ensure it encourages shoppers to the area.
There is a need to re-establish the conditions   The Eastern Corridor is in need of revitalisation     No change to the draft Plan.       EC16
necessary for the conduct of business,           and will benefit from significant investment in the




                                                                                     - 24 -
                                                                                                                     EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                    REPORT ON SUBMISSIONS

Submitter Comment                               Response                                                Recommendation/Amendment           Sub. No.

including improvements to the standards and     construction of the Eastern Busway. Providing
aesthetics of the centre, in order to attract   incentive for additional development opportunities
business back to the area.                      in key precincts will provide a boost to the local
                                                business economy and help the centres of
                                                Buranda, Stones Corner and Coorparoo become
                                                vibrant, active centres again providing much
                                                needed services and facilities.
                                                Redevelopment of the area will also provide public
                                                realm improvements including street tree planting,
                                                street furniture and widened footpaths so that
                                                these major roads become overall more pleasant
                                                for pedestrians.
                                                Council is currently considering ways to improve
                                                the public realm of Stones Corner.
                                                The draft Neighbourhood Plan incorporate
                                                additional provisions to strengthen the retention
                                                and improvement of non-residential character
                                                buildings in the Stones Corner Precinct. Several
                                                traditional non-residential character buildings will
                                                be included in the Demolition Control Precinct in
                                                Stones Corner to help preserve the streetscape.
15-21 Gordon Street should be included in       The subject site is currently designated Low            No change to the draft Plan.       EC15
the Stones Corner Precinct and DCP‟s lifted     Medium Density Residential and is adjoined on
to facilitate development of a mixed use hub    the western and southern boundaries by existing
on Montague Street.                             commercial development in the Multi-purpose
            2                                   Centre MP3.
The 1,618m site with 40m frontage is
adjacent to a commercial hub. A 5 storey        The Precinct boundary has been extended to
mixed use development would complement 8        include properties that are currently zoned MP3.
storey developments on adjacent sites.          It is not considered appropriate at this stage in the
                                                planning process to extend the boundary into the
                                                residential area and remove DCPs.
                                                Should these properties be amalgamated into one
                                                development site, an Impact Assessable
                                                application could be made. The proposal would




                                                                                    - 25 -
                                                                                                                       EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                      REPORT ON SUBMISSIONS

Submitter Comment                               Response                                                  Recommendation/Amendment           Sub. No.

                                                be assessed on its merits and would take into
                                                consideration likely impacts on neighbouring
                                                properties.
Coorparoo Precinct
Support high rise buildings around the main     Noted.                                                    No change to the draft Plan.       EC26
shopping/transport hub at the intersection of
Old Cleveland and Cavendish Roads.
The suburb‟s quiet charm will be destroyed      A small part of Coorparoo will change                     No change to the draft Plan        EC24
by towers. Setting them back from the street    significantly. Council engaged with the community
will not ameliorate their impact.               two years ago to develop a Vision for Coorparoo
                                                as a thriving urban village of substantial scale and                                         EC20, EC24, EC29,
The scale of proposed development will turn     density that accommodates a range of                                                         EC33, EC34, EC35,
an existing medium density area into a high     commercial, retail and residential activities.                                               EC36, EC37, EC38,
density “eyesore” more akin to the CBD than                                                                                                  EC39, EC40, EC41,
a residential suburb.                           Whilst intensive and very different to much of the                                           EC42, EC43, EC44,
                                                surrounding area, change in Coorparoo will be                                                EC45, EC46, EC47,
It will dominate and overshadow nearby          focussed on a small area. This change will also                                              EC48, EC49, EC50,
housing and create a dish effect, breaking      be very slow – it will happen over many years -                                              EC51, EC52, EC53,
the community up into sections and creating     and will be generally limited to sites that are                                              EC54, EC55, EC56,
fragmentation.                                  already used for residential units, industry and                                             EC57, EC58, EC59,
Residents will leave the area as this type of   businesses.                                                                                  EC60, EC61, EC62.
                                                                                                                                             EC63, EC64, EC65,
development is not family-friendly and will     Consequently, the new dwellings will not displace                                            EC66, EC67, EC68,
replace the community rather than co-exist      existing family households but will bring a new                                              EC69, EC70
with it.                                        range of people to merge with the existing
Participating in children‟s activities create   community. Many of the people living in new units
social cohesion and community.                  will also have children.
                                                It is true that the types of non-residential activities
                                                will change, buildings will be bigger and there will
                                                be more people. However, this change also
                                                brings substantial benefits for both existing and
                                                future residents including improved streetscape
                                                amenity, a greater variety of retail and
                                                entertainment options, new open spaces and new
                                                community facilities.




                                                                                     - 26 -
                                                                                                                     EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                    REPORT ON SUBMISSIONS

Submitter Comment                               Response                                                Recommendation/Amendment           Sub. No.

                                                There is no evidence that shows a direct link
                                                between building heights and community spirit.
                                                There are many case studies which show that
                                                community spirit can be very strong in high
                                                density neighbourhoods.
                                                The Eastern Corridor‟s revitalisation, the return of
                                                shops, services and facilities, improved
                                                streetscapes and parks will all provide
                                                opportunities for people to meet and interact.
                                                The expected population increase in this area and
                                                the high level of public transport accessibility will
                                                make this area an ideal location for future
                                                community facilities such as the new $29 million
                                                park for Coorparoo – the Coorparoo Creek Park.
In-principle support for renewal of Coorparoo   The Queensland Government‟s Regional Plan               No change to the draft Plan.       EC20, EC21, EC27,
                                                                                                                                           EC29, EC33, EC34,
but concerned about how it is achieved.         requires Brisbane to accommodate 156,000 new
                                                                                                                                           EC35, EC36, EC37,
                                                dwellings - significant additional population,                                             EC38, EC39, EC40,
                                                employment and services growth - over the next                                             EC41, EC42, EC43,
                                                twenty years.                                                                              EC44, EC45, EC46,
                                                                                                                                           EC47, EC48, EC49,
                                                The Regional Plan, along with Council‟s Brisbane
                                                                                                                                           EC50, EC51, EC52,
                                                CityShape 2026 (CityShape), supports a model of                                            EC53, EC54, EC55,
                                                growth within well-connected high density centres                                          EC56, EC57, EC58,
                                                and corridors rather than a CBD-focussed model.                                            EC59, EC60, EC61,
                                                This approach allows for efficient use of existing                                         EC62. EC63, EC64,
                                                infrastructure and better serviced movement                                                EC65, EC66, EC67,
                                                networks in particular.                                                                    EC68, EC69, EC70

Concern about proposed building heights of:     These plans focus development in locations with                                            EC20, EC24, EC29,
                                                excellent public transport, within existing activity                                       EC33, EC34, EC35,
       15 storeys between Wakefield Street     centres and where economically feasible                                                    EC36, EC37, EC38,
        and Old Cleveland Road                  redevelopment opportunities exist, largely with                                            EC39, EC40, EC41,
                                                                                                                                           EC42, EC43, EC44,
       12 storeys between Riddings and         minimal impact to established residential areas.                                           EC45, EC46, EC47,
        Wakefield Streets                       Neighbourhood Plans are a way of planning for                                              EC48, EC49, EC50,
                                                this growth in areas that are well serviced by                                             EC51, EC52, EC53,
       6 to 8 storeys on Old Cleveland                                                                                                    EC54, EC55, EC56,




                                                                                    - 27 -
                                                                                                                  EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                 REPORT ON SUBMISSIONS

Submitter Comment                                Response                                                Recommendation/Amendment       Sub. No.

        Road                                     public transport and other infrastructure.                                             EC57, EC58, EC59,
                                                                                                                                        EC60, EC61, EC62.
Lesser numbers of storeys should be built but    The proposed heights are considered an                                                 EC63, EC64, EC65,
over a larger area.                              appropriate balance in allowing adequate stimulus                                      EC66, EC67, EC68,
                                                 for revitalisation while maintaining a high level of                                   EC69, EC70
Maximum building height in the precinct
                                                 amenity and a scale of built-form appropriate for
should be:
                                                 the role and function of each centre.
       5 storeys                                The vast majority of the Eastern Corridor plan
       6 storeys                                area will remain as it is currently and is not
                                                 identified for any change from the current
       8 storeys between Old Cleveland          development possible under City Plan.
        Road and Holdsworth Street
                                                 The Neighbourhood Plan will include
Heights of 15 or even 12 storeys would be                                                                                               EC21
                                                 requirements for building height to step down
overbearing and pose privacy impacts.            where directly adjoining or located opposite
Preferable to see 2 and 3 storey townhouse       residential properties that are outside of a Precinct
development.                                     - and cannot redevelop to the same extent – in
                                                 order to minimise impacts on these properties.
Buildings heights along the main corridors
should be limited to 8 storeys. This is
consistent with development diagonally
across from the Gabba Cricket Ground.
Building heights should be limited to 6
storeys between Holdsworth and Riddings
Streets along both Cavendish and Harries
Roads.
Building height should be limited to 2 storeys
where located across a road from an existing
dwelling.
Proposed 12 storey development between                                                                                                  EC26
Riddings and Wakefield Street will block
sunlight, dominate the streetscape and
create traffic problems.
Building height should be a maximum of 5
storeys with increases in height done




                                                                                     - 28 -
                                                                                                                     EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                    REPORT ON SUBMISSIONS

Submitter Comment                                 Response                                              Recommendation/Amendment           Sub. No.

gradually and scaled upwards away from
road frontages.



Proposed building heights should be reduced                                                                                                EC27
from 15 storeys to 8 storeys on the
Coorparoo Junction site.
The remaining parts of the precinct through
to Riddings Street should be reduced to 4
storeys maximum height.
All growth should be subject to action taken
to address the current unacceptable traffic
issues.
Higher density living areas should be                                                                                                      EC21
downgraded to medium density.
Object to lack of notice given to residents       In formulating Renewal Strategies and their           No change to the draft Plan.       EC29, EC33, EC34,
                                                                                                                                           EC35, EC36, EC37,
about proposed changes to building heights        supporting Neighbourhood Plans, Urban Renewal
                                                                                                                                           EC38, EC39, EC40,
and lack of “obvious public notification” apart   Brisbane follows a Community Engagement                                                  EC41, EC42, EC43,
from the draft proposal.                          Framework that enables input from a broad cross                                          EC44, EC45, EC46,
                                                  section of the local and wider community.                                                EC47, EC48, EC49,
                                                                                                                                           EC50, EC51, EC52,
                                                  The Engagement Framework expands
                                                                                                                                           EC53, EC54, EC55,
                                                  considerably on the statutory requirements of the                                        EC56, EC57, EC58,
                                                  Sustainable Planning Act 2009.                                                           EC59, EC60, EC61,
                                                  Engagement for the Eastern Corridor has been                                             EC62. EC63, EC64,
                                                                                                                                           EC65, EC66, EC67,
                                                  ongoing since late 2008 and has involved letter                                          EC68, EC69, EC70
                                                  and newsletter distribution, stakeholder
                                                  consultation, ongoing collaboration with two
                                                  Community Planning Teams, talk to a planner
                                                  sessions and an informal as well as formal
                                                  exhibition of the Renewal Strategy and
                                                  Neighbourhood Plan.
                                                  Additionally, initiatives such as the new Coorparoo




                                                                                    - 29 -
                                                                                                                    EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                   REPORT ON SUBMISSIONS

Submitter Comment                                Response                                              Recommendation/Amendment           Sub. No.

                                                 Creek Park have received good local press
                                                 coverage.
The scale of proposed development will           Much of the congestion experienced in Coorparoo       No change to the draft Plan.       EC20, EC27, EC29,
                                                                                                                                          EC33, EC34, EC35,
increase traffic and parking problems in         results from motorists who live outside the area.
                                                                                                                                          EC36, EC37, EC38,
general.                                         Current transport modelling indicates that future                                        EC39, EC40, EC41,
                                                 traffic volumes may increase on Old Cleveland                                            EC42, EC43, EC44,
There is no provision for additional roads to
                                                 Road by 20% over the next 20 years. However,                                             EC45, EC46, EC47,
cater for increased road traffic, particularly
                                                 studies show relatively little additional peak hour                                      EC48, EC49, EC50,
given:
                                                 traffic congestion will result from development                                          EC51, EC52, EC53,
        existing congestion at the bottle       under the draft Neighbourhood Plan.                                                      EC54, EC55, EC56,
         neck of Old Cleveland and                                                                                                        EC57, EC58, EC59,
                                                 The draft Neighbourhood Plan has focussed                                                EC60, EC61, EC62.
         Cavendish Road                          growth around high quality public transport to                                           EC63, EC64, EC65,
        railway crossing at Coorparoo           ensure that wherever possible, local residents and                                       EC66, EC67, EC68,
         Railway Station                         workers can make their trips to and from                                                 EC69, EC70
                                                 destinations by public transport. Consequently,
An overpass over the level crossing should                                                                                                EC20, EC27
                                                 the highest intensity of development will occur
be constructed.                                  around busway and railway stations, to encourage
A review of options to manage congestion at      residents and workers to use public transport
the intersections of Old Cleveland Road and      rather than private vehicles.
Stanley, Clarence and Temple Streets should      Council has decided not to widen Old Cleveland
be undertaken.                                   Road through Coorparoo and Stones Corner and
Speeding on Cavendish Road should also be        is considering alternative ways to accommodate
addressed.                                       traffic growth between the Eastern Corridor and
                                                 the city. One of the options may be to improve
Cavendish Road and side streets between          the access to and function of Deshon Street.                                             EC26
Old Cleveland Road and the railway station
                                                 Council is considering widening Cavendish Road
need traffic calming and pedestrian refuges.
                                                 which would improve its ability to function as an
                                                 alternative east-west route should additional
                                                 capacity be needed. Land to widen Cavendish
                                                 Road would be obtained from development and
                                                 would enable construction of a central median
                                                 with sheltered turn bays that allow for safer
                                                 access onto side streets and more free-flowing
                                                 traffic. The median will also provide a safer
                                                 pedestrian refuge area.




                                                                                   - 30 -
                                                                                    EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                   REPORT ON SUBMISSIONS

Submitter Comment   Response                                               Recommendation/Amendment       Sub. No.

                    Unfortunately, while Council can readily design
                    local streets for slower speeds it cannot influence
                    speeding behaviours on arterial roads as these
                    thoroughfares are unsuitable for traffic-calming.
                    The intersection of Old Cleveland and Cavendish
                    Roads will be improved when the Coorparoo
                    Junction site is redeveloped. However, the
                    existing heritage and character buildings on its
                    eastern leg constrain provision of a right turn lane
                    into Cavendish Road. As such, Council is
                    investigating ways to improve the Old Cleveland
                    Road/French Street intersection.
                    Council acknowledges that the open level railway
                    crossing on Cavendish Road gives rise to traffic
                    delays which can be expected to increase in
                    future as train services become more frequent.
                    Replacement with a grade separated crossing
                    would overcome this problem however, due to the
                    topography, finding a solution compatible with the
                    local environment may be challenging and
                    alternative solutions may need to be considered,
                    for example upgrading Bennetts Road and/or
                    Cornwall Street and its intersection with Ipswich
                    Road.
                    New development will be required to provide car
                    parking spaces in accordance with current Council
                    policies. Individual development applications are
                    required to provide further information on their
                    projected traffic impacts.
                    The draft Neighbourhood Plan proposes upgrades
                    to footpaths and street treatments such as trees
                    and seating that will be delivered through new
                    development on streets close to the stations. This
                    will make walking to public transport a more
                    attractive option for many commuters. These




                                                        - 31 -
                                                                                                                  EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                 REPORT ON SUBMISSIONS

Submitter Comment                              Response                                              Recommendation/Amendment           Sub. No.

                                               streets have been classified under maps H1 and
                                               H2 and this classification will mean that
                                               developers have to provide a certain footpath
                                               width and landscaping outcome. Council‟s
                                               Brisbane Streetscape Design Guidelines provides
                                               guidance on how these streets are to be
                                               designed.
The scale of proposed development will block   It is difficult to gauge how noise impacts might      No change to the draft Plan.       EC24, EC29, EC33,
                                                                                                                                        EC34, EC35, EC36,
suburban and city views, create additional     change. The precinct contains a significant
                                                                                                                                        EC37, EC38, EC39,
noise for present and future residents and     number of sites in the General and Light Industry                                        EC40, EC41, EC42,
devalue properties.                            Area that are now used for commercial activities                                         EC43, EC44, EC45,
                                               rather than industrial uses. Were these sites to be                                      EC46, EC47, EC48,
                                               used to these purposes – manufacturing,                                                  EC49, EC50, EC51,
                                               production and processing businesses - noise and                                         EC52, EC53, EC54,
                                               odour impacts might be much greater.                                                     EC55, EC56, EC57,
                                                                                                                                        EC58, EC59, EC60,
                                               New development will change the nature of                                                EC61, EC62. EC63,
                                               existing impacts on established nearby residential                                       EC64, EC65, EC66,
                                               areas but will also bring substantial opportunities                                      EC67, EC68, EC69,
                                               for the community and in particular, struggling                                          EC70
                                               business owners and operators.
                                               Again, it is difficult to gauge how property values
                                               might change. However, the following plan
                                               outcomes are likely to increase demand for
                                               residential property in Coorparoo:
                                                improved streetscape amenity
                                                a greater variety of retail and entertainment
                                                 options
                                                new open spaces and new community
                                                 facilities
                                               Whilst the draft Neighbourhood Plan has not
                                               considered impacts to views - as there is no right
                                               to a view under Queensland law - the precinct‟s
                                               change from an industrial/commercial area to a




                                                                                   - 32 -
                                                                                                                      EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                     REPORT ON SUBMISSIONS

Submitter Comment                               Response                                                 Recommendation/Amendment           Sub. No.

                                                mixed use urban village is likely to improve
                                                property values. Coupled with the very high
                                                quality public transit that will be available in the
                                                future, increased demand for a Coorparoo
                                                address is more likely than not.
                                                Urban Renewal Brisbane has been or currently is
                                                planning in a number of inner-city areas within
                                                5km of the city centre, including Toowong/
                                                Auchenflower, Fortitude Valley, South Brisbane
                                                Riverside and Newstead and Teneriffe Waterfront
                                                and Taringa-St Lucia. These areas feature some
                                                of the highest median property values in the city.
There is no provision for water, sewerage or    In developing the draft Neighbourhood Plan,              No change to the draft Plan.       EC21, EC29, EC33,
                                                                                                                                            EC34, EC35, EC36,
augmentation of any other utilities             consideration has been given to the capacity of
                                                                                                                                            EC37, EC38, EC39,
infrastructure in the plan to accommodate the   existing infrastructure. The draft Neighbourhood                                            EC40, EC41, EC42,
proposed growth.                                Plan has been supported by a number of studies                                              EC43, EC44, EC45,
                                                into infrastructure capacity. This will guide the                                           EC46, EC47, EC48,
Infrastructure could not support high density
                                                provision of infrastructure in the area to ensure                                           EC49, EC50, EC51,
living.
                                                that it is adequate for future growth.                                                      EC52, EC53, EC54,
                                                                                                                                            EC55, EC56, EC57,
                                                Council has begun to plan for the provision of                                              EC58, EC59, EC60,
                                                additional infrastructure to meet the needs of the                                          EC61, EC62. EC63,
                                                growing Eastern Corridor community, through                                                 EC64, EC65, EC66,
                                                amendments to its draft Priority Infrastructure                                             EC67, EC68, EC69,
                                                Plan.                                                                                       EC70

                                                All new development is required to provide a
                                                contribution towards infrastructure through a
                                                Priority Infrastructure Plan. This „user-pays‟
                                                system reduces the cost borne by rate-payers.
                                                The delivery of community facilities is prioritised at
                                                a city-wide level to ensure equitable distribution
                                                for all Brisbane residents. The expected
                                                population increase in this area and the high level
                                                of public transport accessibility will make this area
                                                an ideal location for future community facilities.




                                                                                      - 33 -
                                                                                                                     EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                    REPORT ON SUBMISSIONS

Submitter Comment                                 Response                                              Recommendation/Amendment           Sub. No.

The proposed 60% maximum site cover is            The 60% maximum site cover requirement is a           No change to the draft Plan.       EC20, EC29, EC33,
                                                                                                                                           EC34, EC35, EC36,
too high and should be reduced to 40%             standard percentage that is consistent with many
                                                                                                                                           EC37, EC38, EC39,
coupled with reduced building heights to          planning controls across the country. This                                               EC40, EC41, EC42,
allow additional sunlight and ventilation         percentage, coupled with requirements for deep                                           EC43, EC44, EC45,
around buildings.                                 planting, tower separation requirements and                                              EC46, EC47, EC48,
                                                  boundary setbacks, will ensure appropriate                                               EC49, EC50, EC51,
                                                  building bulk and scale.                                                                 EC52, EC53, EC54,
                                                                                                                                           EC55, EC56, EC57,
                                                  The draft Neighbourhood Plan includes                                                    EC58, EC59, EC60,
                                                  requirements for buildings at ground and podium                                          EC61, EC62. EC63,
                                                  levels to exhibit a human scale and fine grain                                           EC64, EC65, EC66,
                                                  design that relates well to adjoining spaces. The                                        EC67, EC68, EC69,
                                                  application of setbacks required by the Plan will                                        EC70
                                                  also serve to mitigate amenity impacts such as
                                                  shadowing and privacy. Above the podium
                                                  element, towers will be subject to bulk and
                                                  setback controls.
                                                  The draft Neighbourhood Plan includes
                                                  requirements for building height to step down
                                                  where adjoining properties that are outside of the
                                                  precinct and cannot redevelop to the same extent.
                                                  This will help to reduce overshadowing impacts.
Insufficient additional parkland and              The Renewal Strategy recommends additional            No change to the draft Plan.       EC29, EC36, EC44,
                                                                                                                                           EC49, EC51, EC59,
recreational space is proposed to cater for       open space in areas of high growth and
                                                                                                                                           EC61, EC63, EC70
the additional population, particularly a large   insufficient parkland such as the Buranda and
increase in the numbers of children.              Coorparoo Precincts.
                                                  However, studies indicate that the Eastern
                                                  Corridor area already benefits from a well
                                                  established open space network. In most
                                                  precincts the quantity of open space is more than
                                                  sufficient to meet anticipated future demand.
                                                  The Lord Mayor has committed to a new $29
                                                  million „super park‟ at Coorparoo that will provide
                                                  the community with a very large new piece of
                                                  parkland that is well in excess of what is actually




                                                                                     - 34 -
                                                                                                                       EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                      REPORT ON SUBMISSIONS

Submitter Comment                                 Response                                                Recommendation/Amendment           Sub. No.

                                                  needed to support population growth in the
                                                  Coorparoo Precinct.
                                                  The Coorparoo Creek Park will cover an area of
                                                  16,000m2 and provide not only an additional
                                                  green space for residents but also ensure that
                                                  those living in the area will be better protected and
                                                  prepared for flooding. Without appropriate flood
                                                  mitigation measures, low lying parts of Coorparoo
                                                  would be restricted to limited land use. With
                                                  Coorparoo and its surrounding suburbs within the
                                                  flood prone Norman Creek catchment, the park
                                                  will also help reduce localised flooding.
                                                  Additionally, provisions exist to ensure that
                                                  connections to existing open spaces will be
                                                  improved as revitalisation and renewal occurs.
                                                  Redevelopment of the area will also provide
                                                  funding for public realm improvements including
                                                  street tree planting, street furniture and widened
                                                  footpaths.
Bath Street Park will be adjoined by 4 storeys    Bath Street Park is an existing underused space         No change to the draft Plan.       EC29, EC36, EC44,
                                                                                                                                             EC49, EC51, EC59,
to its boundaries and 15 storeys beyond that,     that will be improved through better access and
                                                                                                                                             EC61, EC63, EC70
creating a closed-in effect adversely affecting   well-designed surrounding development.
public recreational use.
                                                  The draft Neighbourhood Plan includes provisions
                                                  that will ensure overlooking of the park, widened
                                                  entries and landscaping. The park will be
                                                  accessible as an urban respite area for the
                                                  community. Any increase in overshadowing of
                                                  Bath Street Park is unlikely as redevelopment
                                                  sites exist to the south and west of the site.
Coorparoo Railway Station would be unable         Provision of rail passenger services is the             No change to the draft Plan.       EC57
to cope with additional passengers as it has      responsibility of the Queensland Government.
difficulty accommodating current patronage
                                                  They raised no concerns about the capacity of
levels at peak times.
                                                  Coorparoo Railway Station during their first State




                                                                                      - 35 -
                                                                                                                          EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                         REPORT ON SUBMISSIONS

Submitter Comment                                  Response                                                  Recommendation/Amendment           Sub. No.

                                                   Interest Review.
Object to planned acquisition of property at       The $29m Coorparoo Creek Park will significantly          No change to the draft Plan.       EC39
28 Primmer Street identified for Coorparoo         reduce the creek 100 year ARI in the heart of the
Creek Park.                                        precinct and would provide:
No need for additional parkland as sufficient       A focal point for the precinct‟s Integrated Water
open space exists in area along Norman               Cycle Management (IWCM)
Creek and at nearby Langlands Park.
                                                    A „world class‟ open space area for a major
Whilst land may be needed to achieve the             future TOD that contains usable and desirable
flood mitigation strategy, the likelihood of         public spaces i.e. parkland that is not just
flooding minimal with only 1 in 100 year             unimproved floodway
events expected.
                                                    A range of urban open space experiences for
In any case, as the area is subject to               both the existing community and to service a
flooding, it is not suitable for intensive           precinct able to accommodate several thousand
residential development. This would be               workers and residents
contrary to Council planning laws and a
dereliction of duty of care for future residents    Active transport connections through the area
(flood damage, costly insurance etc.).               (e.g. bikeways, walkways)
Investment should be targeted at less risky         Reinstatement and improvement of ecological
areas.                                               functioning of Coorparoo Creek
                                                    Buffering to the lower density residential areas
                                                     from the much higher intensity mixed-use
                                                     activities focussed around the junction of
                                                     Harries Road and Holdsworth Street
                                                    A setting, fixtures and landscaping that caters
                                                     for regular flooding and incorporates and
                                                     supports best practice WSUD measures i.e.
                                                     both within the parkland and wider Precinct
                                                    Improved design, streetscape & retail outcomes
                                                     for the precinct heart e.g. Retail at street level at
                                                     the intersection and less than 1 metre floor level
                                                     height above footpath at the very edge of the
                                                     high street




                                                                                        - 36 -
                                                                                                                        EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                       REPORT ON SUBMISSIONS

Submitter Comment                                   Response                                               Recommendation/Amendment                         Sub. No.

                                                     Improved development certainty/costs
                                                    Council adopts a 1 in 100 year event as the
                                                    benchmark for acceptable flooding risk. Council
                                                    has general standards in place for all
                                                    development that is within potentially flood-
                                                    affected areas. Development approval is carefully
                                                    controlled in these areas and often difficult to
                                                    obtain unless it is demonstrated that flooding can
                                                    be managed appropriately.
                                                    Applicants are required to demonstrate that they
                                                    won‟t increase flooding on the site or neighbouring
                                                    properties. New development must ensure that
                                                    floor levels are well above flood levels to ensure
                                                    personal safety and to protect property.
Properties at 40 Harries Road and 41 Lackey         Noted. The draft Neighbourhood Plan should             Changes to the draft Plan.                       EC14
Avenue are identified for partial and full land     clarify that development yield is based on a site      A5.5 (new reference) has been amended to
dedication respectively for Coorparoo Creek         prior to any dedication. This approach is              include the following notation “For the
Park.                                               consistent to the approach taken with regard to        purposes of calculating allowable site cover,
                                                    calculation of GFA and ensures that applicants         the area of a development site includes the
40 Harries Road is to be reclassified from
                                                    are not disadvantaged.                                 area of any land to be dedicated for a public
General Industry Area change to Multi-
                                                                                                           purpose required as part of the development
purpose Centre. 41 Lackey Avenue General            However, a site with insufficient area or frontage
                                                                                                           and as a condition of the development
industry remains. Two significant concerns:         width to achieve full yield prior to dedication will
                                                                                                           permit, for example road, corner truncation or
                                                    not be able to develop to any further extent as a
 Short term continued operations/leasing of                                                               parkland”.
                                                    result of the dedication.
  existing industrial facility in question due to
  Area change coupled with partial                  Council is currently preparing a master plan for
  dedication that excises an existing building      the Coorparoo Creek Park. It is anticipated that
                                                    this master planning will be finished in mid-2011.
 Long term redevelopment hampered by               Timing will be better known at that time and
  land dedication requirements and                  impacted property owners will be provided an
  uncertainty                                       update.
Concern that frontage restrictions will mean        Existing use rights will not be extinguished by the
full redevelopment will not be possible.            draft Neighbourhood Plan and changes to Area
Seeking for Council to provide timing of            classification. Additionally, applicants have 12




                                                                                        - 37 -
                                                                                                                   EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                  REPORT ON SUBMISSIONS

Submitter Comment                            Response                                                Recommendation/Amendment                          Sub. No.

implementation and to recognise the site     months under the Sustainable Planning Act 2009
area before resumption when applying the     to make application under any superseded
provisions of the Neighbourhood Plan to      planning provisions.
ensure development yield can be maximised.
Setback and built form requirements to       Building treatment similar to a High Street             Changes to the draft Plan.                        EC11
Coorparoo Creek Park are unclear,            outcome coupled with direct access to non-              P46 (new reference) and associated
particularly in relation to overland flow    residential activating land uses is desirable in the    acceptable solutions has been amended to
corridors.                                   following locations of the proposed Coorparoo           provide greater guidance on the setback and
                                             Creek Park:                                             built form requirements for development
                                                    Between Old Cleveland Road and                  adjoining the park.
                                                     Holdsworth Street
                                                    Between Coorparoo Creek Park and
                                                     Harries Road
                                             Level changes of 0.6m or less to the level of any
                                             park handstand areas are also desirable to
                                             facilitate the interaction sought in these locations.
                                             A further setback requirement is unlikely at this
                                             time. However, planning for the Coorparoo Creek
                                             Park is ongoing. In particular, gradients and built
                                             form relationships to the ground plane are being
                                             resolved through the park master planning
                                             process due for completion in mid-2011.
Vehicle access from Holdsworth Street will   A safe and enjoyable pedestrian environment is          Changes to the draft Plan.                        EC11
be required but is discouraged in the High   desired in the High Street areas.                       A16.2 (new reference) has been amended to
Street area. Consideration should be given                                                           include the following notation “Vehicular
                                             Vehicle access from alternative frontages is
to shared vehicular access points.                                                                   access is to be provided from an alternative
                                             encouraged in order to preserve a fully pedestrian
                                             friendly and continuous footpath. This may not be       street frontage or via a shared access
                                             possible in Holdsworth Street as the alternative        arrangement. Access from the High Street
                                             frontage is Old Cleveland Road where                    must only be provided where it is
                                             preservation of the arterial road function will         demonstrated that the function of an arterial
                                             prevail.                                                road would be compromised or that shared
                                                                                                     access is not feasible. This access point is to
                                                                                                     be designed and sited to preserve pedestrian




                                                                                 - 38 -
                                                                                                                          EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                         REPORT ON SUBMISSIONS

Submitter Comment                                  Response                                                 Recommendation/Amendment                          Sub. No.

                                                                                                            amenity and reinforce the desired High Street
                                                                                                            character”.

Concern that the plan does not facilitate an       Coorparoo is planned to be a landmark transit            Changes to the draft Plan.                        EC18
appropriate retail mix for Coorparoo Junction.     oriented precinct. The planning intent is for a
                                                                                                            A new definition has been added as follows
Suggested mix is:                                  retail environment that supports this vision i.e. that
                                                                                                            “Market: Premises that contain a number of
                                                   is transit supportive and conducive to TOD
 Small supermarket (alternative to Coles          outcomes.
                                                                                                            permanent stalls occupied by separate
  and Woolworths)                                                                                           vendors collectively selling a diverse range of
                                                   Centre activities in the form of commercial or           goods from a variety of producers, with a
 Small to medium-sized discount                   office uses are preferred as these broaden the           particular focus on fresh local farm product
  department store                                 economic base of the centre and generate                 and their associated value added primary
 Other major or mini-major stores e.g.            destination trips by transit. Restrictions on the        products.”
  discount liquor outlet                           amount and nature of any retail floor space
                                                                                                            A7.2 (new reference) enables a Market and
                                                   component of non-residential centre activities
 Other non-food retail specialities benefitting                                                            the Level of Assessment Table has been
                                                   should still apply.
  from co-location with discount department                                                                 amended to make Market a code assessable
  stores                                           Sub-regional centres (discount department store          use in the Coorparoo Precinct on the site of
                                                   and supermarket based centres) are a proven              Coorparoo Junction.
Coorparoo Junction is well placed to become        successful retail model in Australia and may very
a retail precinct with limited competition                                                                  The Level of Assessment Table has also
                                                   well be a marketable development in Coorparoo.
within a 2km radius. It has an existing                                                                     been amended to enable a maximum size of
                                                   However, their success lies in their popularity due              2
15,000m retail space.                                                                                       1,500m for shops in all precincts (except on
                                                   to easy access via private motor vehicle. These
                                                                                                            the three sites identified).
Consideration should be given to facilitating      centres require significant car parking facilities
the fresh food market use at Coorparoo             and ease of road access and egress. These are
Junction so that the Myer Markets type use         not conducive to TOD outcomes.
can continue even if site redeveloped.             Council‟s research indicates that development of
                                                   these types of uses will impact on existing
                                                   shopping centres in the area; many, such as
                                                   Stones Corner, that are struggling economically.
                                                   However, the minimum floor area for large shops
                                                   should be increased to 1,500m2 to facilitate
                                                   development of mini-major stores.
                                                   Additionally, a permanent indoor market is
                                                   particular to the Coorparoo Junction site and adds
                                                   to the creation of a unique precinct character and




                                                                                       - 39 -
                                                                                                                       EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                                      REPORT ON SUBMISSIONS

Submitter Comment                                  Response                                               Recommendation/Amendment                        Sub. No.

                                                   retail experience. As such, the draft Plan will be
                                                   amended to enable continuation of this use.
Large format retailing such as supermarkets        The current planning provisions allows for the         No change to the draft Plan.                    EC13
are unduly limited in size in the draft            adaptive reuse of the existing building for a
                                                           2
Neighbourhood Plan.                                3,800m supermarket even though this type of full-
                                                   line supermarket use is inconsistent with the
This is to the detriment of the centre‟s
                                                   strategic direction set by the Eastern Corridor
redevelopment as a TOD.
                                                   Renewal Strategy.
A large anchor tenant is needed to assist the
                                                   These types of uses encourage trips by private
retail functions of smaller tenancies on the
                                                   vehicle and are discouraged for this reason.
site and will act as a catalyst for development
in the precinct.                                   The proposal to limit supermarket use as an
                                                   interim use before the „wholesale redevelopment
Sufficient demand exists in the retail
                                                   of the site” is commended.
catchment for an additional supermarket.
This restriction in inconsistent with the stated
objectives or Development Principles of the
draft Neighbourhood Plan.
Economic conditions are not suitable for a         Council has been continuing to negotiate with          Changes to the draft Plan.                      EC13
development consistent with the draft              Energex to ensure appropriate whole-of                 A49.1 (new reference) has been amended to
Neighbourhood Plan.                                government outcomes for their substation site in       clarify short to medium-term requirements for
                                                   Coorparoo.                                             the Energex substation site consistent with
In particular, factors such as the outlook over
                                                                                                          discussions between Energex and Council.
the Energex substation and reverse amenity         Amendments have been made to the draft
considerations is a barrier to new residential     Neighbourhood Plan to reflect discussions
development in the short to medium term.           between the two parties.
Bennetts Road Precinct
Concerned that 6 storey restriction in the         The proposed heights are considered an                 No change to the draft Plan.                    EC17
Bennetts Road Residential Sub-precinct will        appropriate balance in allowing adequate stimulus
not adequately accommodate future growth           for revitalisation while maintaining a high level of
needs. A height limit of 8 storeys would be        amenity and a scale of built-form appropriate for
preferable.                                        the role and function of each centre.
The scheme disadvantages owners of sites           The development potential is less on smaller sites
less than 800m2 by allowing higher buildings       than larger holdings because of the physical




                                                                                      - 40 -
                                                                                                            EASTERN CORRIDOR NEIGHBOURHOOD PLAN
                                                                                                                           REPORT ON SUBMISSIONS

Submitter Comment                            Response                                              Recommendation/Amendment       Sub. No.

on larger blocks. It is hard to amalgamate   limitations in achieving acceptable outcomes for
sites.                                       setbacks, building design & layout, car parking,
                                             landscaping etc. However, in most instances the
Side boundary clearances of 3m are
                                             draft Neighbourhood Plan enables increased
excessive and should be reduced to 2m.
                                             development potential for most smaller sites in the
Concerned about allowing home business in    Eastern Corridor (under City Plan Design Codes).
multi-unit development unless of a low key
                                             This balanced approach will enable a greater
nature.
                                             range of development outcomes whilst also
                                             ensuring high quality design and appropriate
                                             levels of on-site and adjacent residential amenity.
                                             Side boundary clearances of 3m are required to
                                             ensure an acceptable degree of amenity for
                                             residents. Additionally, a minimum 3m clearance
                                             is required under the Building Code of Australia to
                                             any wall that is not fire-rated.
                                             Home businesses are required to comply with
                                             Council‟s Home Business Code. This Code
                                             includes requirements for the operations of such
                                             businesses to ensure compatibility with expected
                                             levels of residential amenity.




                                                                                - 41 -

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:19
posted:12/6/2011
language:English
pages:42