DTS Group Qld Pty Ltd – Urban Planning 5-9 Folkestone ...edqdad.dsdip.qld.gov.au/media/userfiles/713/6756/3.UrbanPlanning... · 3.2.4 On-site Car parking ... Appendix F Environmental

DTS Group Qld Pty Ltd – Urban Planning

5-9 Folkestone Street, Bowen Hills Development Permit for Material Change of Use – Multiple Residential (37 Units) On behalf of Melthorn Pty Ltd December 2014

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PDA assessable development

5-9 Folkestone Street, Bowen Hills

Being described as Lots 5, 6 & 7 on RP10094

On behalf of

Melthorn Pty Ltd December 2014

Document History Revision

No. Description Company Author/Reviewer Date

A Draft Report DTS Group QLD Toby Heap 15/12/14 B Revised Draft DTS Group QLD Toby Heap 17/12/14 B Technical Review DTS Group QLD Andrew Malouf 18/12/14 C Final Lodgement Report DTS Group QLD Toby Heap & Andrew Malouf 19/12/14

1st Floor, 6 Heussler Terrace, MILTON Qld 4064

PO Box 361, PADDINGTON Qld 4064

Telephone: 07 3118 0600

Facsimile: 07 3118 0699

[email protected]

© 2014 – DTS Group Qld Pty Ltd

ABN 19 329 942 119

Limitations This report was prepared for the use of Melthorn Pty Ltd in accordance with generally accepted consulting practice. No other warranty, expressed or implied, is made as to the professional advice included in this report. This report has not been prepared for use by parties other than the client stated. It may not contain sufficient information for the purposes of other parties or for other uses. It is recommended that any works planned by others and relating specifically to the content of this report be reviewed by DTS Group QLD to verify that the intent of our recommendations is properly reflected in the final design. To the best of our knowledge, information contained in this report is accurate at the date of issue.

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PDA assessable development – Melthorn Pty Ltd

December 2014


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Table of Contents

Executive Summary ....................................................................................................................................... i Site Details .................................................................................................................................................... i Application Details ........................................................................................................................................ i Synopsis ....................................................................................................................................................... i

1 Introduction ............................................................................................................................................1 1.1 Level of Assessment ..................................................................................................................... 2

2 Site Characteristics ............................................................................................................................ 3 2.1 Topography.................................................................................................................................... 3 2.2 Frontage and Access .................................................................................................................... 3 2.3 Urban Services .............................................................................................................................. 3 2.4 Flooding ......................................................................................................................................... 3 2.5 Easements ..................................................................................................................................... 3 2.6 Public Transport ............................................................................................................................ 3

3 The Proposed Development .......................................................................................................... 4 3.1 Overview ........................................................................................................................................ 4 3.2 Key Development Statistics ......................................................................................................... 5

3.2.1 Setbacks ......................................................................................................................... 5 3.2.2 Building Height and Transition ..................................................................................... 5 3.2.3 Landscaping and Open Spaces .................................................................................... 5 3.2.4 On-site Car parking ....................................................................................................... 6 3.2.5 Refuse Storage and Collection ..................................................................................... 6 3.2.6 Accessible Housing ....................................................................................................... 6

4 Priority Development Area Planning Instrument ..................................................................7 4.1 Bowen Hills Development Scheme Relevant Provisions ........................................................... 7

4.1.1 Priority Development Area Wide Criteria ..................................................................... 8 4.1.1.1 Maximum development yield and development contributions .................................. 8 4.1.1.2 Affordable housing ........................................................................................................ 8 4.1.1.3 Urban design and sustainability ................................................................................... 8 4.1.1.4 Transport, access, on- site parking and servicing ................................................... 10 4.1.1.5 Environment ................................................................................................................. 10 4.1.2 Priority Development Area Zone intents ................................................................... 11 4.1.3 Precinct Intent - Montpellier Precinct ........................................................................ 12 4.1.4 Precinct Overall Outcomes - Montpellier Precinct .................................................... 12 4.1.5 Precinct Preferred Land Uses - Montpellier Precinct ............................................... 12 4.1.6 Development Requirement - ....................................................................................... 13

4.2 Performance Based Planning and Superior Design Solutions ............................................... 14 4.2.1 Performance Solutions ............................................................................................... 14 4.2.2 Superior Design Outcomes......................................................................................... 15 4.2.2.1 Accessible housing ..................................................................................................... 15


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5 State Planning Framework ............................................................................................................ 16 5.1 Economic Development Act 2012 .............................................................................................. 16 5.2 Public Notification ....................................................................................................................... 16 5.3 South East Queensland Regional Plan ..................................................................................... 16

6 Conclusion ........................................................................................................................................... 17

7 Site Photos ........................................................................................................................................... 18

Tables

Table 1 Setback Statistics .......................................................................................................... 5 Table 2 Montpellier Precinct Development intensity & Built Form Requirements .................... 13 Figures

Figure 1 Site Location Context .................................................................................................... 1 Figure 2 Aerial Photograph .......................................................................................................... 2 Figure 3 North East (Folkestone Street) Elevation ...................................................................... 4 Figure 4 Vehicle Swept Path Diagrams for Refuse Collection\ ................................................... 6 Figure 5 Bowen Hills Development Scheme Precinct and Zoning Map ...................................... 7 Photos

Photo 1 Subject Sites - each with existing single dwellings on Folkestone Street ................... 18 Photo 2 Adjacent Dwelling to East (11 Folkestone Street) ....................................................... 18 Photo 3 Adjacent Dwelling to West (3 Folkestone Street) ........................................................ 19 Photo 4 View from opposite subject site to east along Folkestone St (Perry Park Left) .......... 19 Photo 5 View to west along Folkestone Street to Abbotsford Road Intersection ..................... 20 Photo 6 Perry Park football field opposite subject site to North East ....................................... 20 Photo 7 Nearby Multiple Unit development uphill from the site at 44 Cintra Street.................. 21 Appendix

Appendix A Architectural Proposal Plans ........................................................................................A Appendix B Traffic Impact Assessment Report ...............................................................................B Appendix C Landscape Concept Plan ............................................................................................ C Appendix D Engineering Services Report ....................................................................................... D Appendix E Site Based Stormwater Management Plan ..................................................................E Appendix F Environmental Noise Level Impact Assessment .......................................................... F Appendix G Searches ..................................................................................................................... G


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Executive Summary

Site Details Address: 5-9 Folkestone Street, Bowen Hills

Lot Description: Lots 5, 6 & 7 on RP10094

Site Area: 1,092m²

Registered Landowner: 5 Folkestone - Mr Stuart Dale Sydney Edwards 7 Folkestone - Ms Elizabeth Nicole Marie Berry 9 Folkestone - Mr Andrew Richard Leigh McKenzie

Economic Development Queensland

Priority Development Area: Bowen Hills Priority Development Area (PDA)

PDA Zoning: 5 Folkestone - Residential High Intensity 7 & 9 Folkestone - Residential Medium Intensity

PDA Precinct: Montpelier Precinct (Precinct 6)

Brisbane City Plan 2014 (Not Assessable)

Zoning: Emerging Community

Neighbourhood Plan: Bowen Hills Neighbourhood Plan

Application Details Application: Permissible Development - Material Change of Use

Defined Uses: Multiple Residential (37 Units)

Applicant: Melthorn Pty Ltd C/- Andrew Malouf DTS Group Qld Pty Ltd, PO Box 361, Paddington Q 4064

DTS Reference: BNE130985

Synopsis This planning assessment report, prepared on behalf of Springer Melthorn Pty Ltd, seeks development approval to establish a 4 to 8 storey residential development consisting of 37 Units at 5-9 Folkestone Street, Bowen Hills.

Under the Bowen Hills Priority Development Area, the subject site is located in the Montpelier Precinct (Precinct 6) and designated partly within both the Residential High and Residential Medium Intensity Zones. This report clearly outlines the development compliance with the Bowen Hills Development Scheme and relevant sections of the Economic Development Act 2012. The proposal is considered to achieve an outstanding design outcome that is appropriate to the locality and within reasonable expectations of residents in the immediate area. The development has specifically adopted design measures to reduce negative impacts on neighbouring properties and provide visual significance through best practice in architecture, accessible housing and subtropical design.


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1 Introduction The proposed development has been assessed on its merits with regard to the provisions of the Bowen Hills Development Scheme and relevant sections of the Economic Development Act 2012. The below reporting has been prepared to logically address the town planning considerations relevant to the application for Material Change of Use and based on assessment illustrate sufficient town planning grounds to warrant approval.

Section 3 - The Proposed Development of this report together with Appendix A - Plans of Development contain detailed information with regard to the design, layout and sequencing of the proposed development.

Having regard to Division 2 “Key Definitions” and Division 3 Part 10 of the Sustainable Planning Act 2009, the proposal is considered to constitute:

• Material Change of Use

Accompanying this report in support of the development is:

1. Architectural Proposal Plans undertaken by Wiltshire Stevens - Appendix A. 2. Traffic Impact Assessment Report undertaken by CRG Traffic - Appendix B 3. Landscaping Concept Plan by Mark Baldock - Appendix C 4. Engineering Services Report by WC Designs - Appendix D 5. Site Based Stormwater Management Plan by WC Designs - Appendix E 6. Environmental Noise Level Impact Assessment by David Moore - Appendix F 7. Searches - Appendix G

Figure 1 Site Location Context Source: Google Maps


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Figure 2 Aerial Photograph Source: Google Earth – Queensland Globe Data

1.1 Level of Assessment Under section 3.0 of the Bowen Hills Development Scheme the " Montpelier Precinct - level of assessment table" prescribes that the new Multiple Residential use (not defined in column 1, 2 or 3B) requires "Assessable Development" and is further identified as being a "Permissible development".


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2 Site Characteristics The subject site is located at 5-9 Folkestone Street, Bowen Hills and is described as Lots 5, 6 & 7 on RP10094. The subject site consists of three allotments comprising a combined site area of 1,092m2 with a frontage of approximately 30.17 metres along the northern boundary to Folkestone Street. The site is currently improved by single detached dwellings on each lot which will be removed to facilitate development. The site abuts a raised single storey dwelling on its eastern and western boundaries and 2 to 3 storey Multiple Dwelling uses along its southern boundary.

In the broader context, the site is located in the suburb of Bowen Hills, between Abbotsford Road and Breakfast Creek Road, directly south of Perry Park. This area of Bowen Hills is accessible by high quality public transport with the Bowen Hills Railway Station located within 160m walking distnace of the site to west.

2.1 Topography The subject site is relatively flat and according to site contours on the Architectural plans, the subject site has levels that vary approximately between RL 10 metres AHD in the south-east corner to 5.29 metres AHD in the north-west of the subject site. This represents a minor slope in a north westerly manner toward the Folkestone Street Frontage.

2.2 Frontage and Access The subject site maintains a frontage of approximately 30.17 metres along the northern boundary to Folkestone Street. Access to each existing dwelling is currently achieved via single residential crossovers to this northern frontage.

2.3 Urban Services The subject allotment is capable of connection to all urban utilities (Refer to Engineering Services Report by WC Designs in Appendix D.

2.4 Flooding A review of BCC Flood wise property reporting and flood mapping indicates that the site is subject to flooding from the Brisbane River and Breakfast Creek; however, the Defined Floor Level for the site is 2.7m AHD and the Minimum Habitable Floor level is defined at 3.2m AHD which is well below any recorded site level.

2.5 Easements No easements have been identified over the subject site.

2.6 Public Transport The subject site is surrounded by a number of different transport services, most notably, the Bowen Hills Railway Station situated within 160m walking distance to the west and bus services on Abbotsford Road situated approximately 150m walking distance to the north west.


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3 The Proposed Development 3.1 Overview

It is proposed to construct a 4 to 8 storey multi-unit dwelling development consisting of 37 residential units (refer Appendix A - Architectural Plans) on land at 5-9 Folkestone Street, Bowen Hills. This proposed use is best defined as defined as “Multiple Residential” under the Bowen Hills Development Scheme and will consist of:

• 37 residential units within a residential tower providing a mix of 2 x 1 bedroom units, 31 x 2 bedroom units and 4 x 3 bedroom units;

• A well-articulated and composite architectural form built on the principles of subtropical design, high aesthetic standard and visual appeal contributing to a vibrant, high quality public domain and streetscape;

• A transitional building design which provides a step down in height from 8 storeys on the western half of the site to 4 storeys on the eastern half. The height transition complements the adjacent Medium Intensity Zoning and the Medium intensity zoning on the eastern half of the subject site.

• 90m2 of roof terrace communal open space which is accessible from the 5th floor. • Private open space for each unit exceeding the minimum area requirement of 9m2. • A split basement and ground floor car park with a total capacity for 38 car parking

spaces and ground level access for refuse vehicles. • Adaptable/accessible units in over 10% of the proposed units

The development has specifically adopted design measures to reduce negative impacts on neighbouring properties and provide visual significance through best practice in architecture, innovation and subtropical design. The proposed units will feature balconies directly accessible from living areas capitalising on natural elements of sunlight and natural breezes. Each balcony as part of the unit design will ensure a sufficient balance between built form and private open space whilst still encouraging ample internal liveable space and design. The majority of proposed balconies have been located to the front and rear of the Multiple Dwelling to reduce any potential impact on amenity or overlooking from adjoining developments and to promote casual surveillance of the Folkston Street Frontage.

Figure 3 North East (Folkestone Street) Elevation Source: Excerpt from Architectural Plans by Wiltshire Stevens


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3.2 Key Development Statistics

3.2.1 Setbacks The proposed development generally complies with setback requirements outlined for the Motnpellier Precinct while adopting a minor performance solution for rear balcony setbacks (refer to Section 4.1.6 and Table 3 for more detail). The setbacks provide a building bulk and scale that is consistent with the intended residential density for the locality. Table 1 outlines a brief description of the proposed setback statistics and their compliance with requirements.

The proposed minor reduction (performance solution) in the rear balcony setback is considered appropriate given the high quality building design, the minor nature (0.25m) of the encroachment and the lightweight balcony structure which is offset by the main building bulk setback of 9.5m.

Table 1 Setback Statistics Criteria Requirement Proposed

Front Folkestone Street - North):

3-6 metres all levels 3m minimum no more that 6 metres

Side 3 metres all levels 3 metres all levels

Rear (South) 6 metres – up to level 4 9 metres – level 5 and above

Ground Floor up to level 4 (to rear) – 6.38m to balconies 7.1m to wall. level 5 and above - 9.5m to wall, 8.75m to balconies

3.2.2 Building Height and Transition

The proposed building design incorporates a transitional built form in terms of height and bulk from west to east in a way that provides a compatible scale which protects the amenity of the lower intensity residential area to the east. The western half of the site adopts an 8 storey height and transitions to 4 storeys on the eastern half, which generally complies with the prescribed maximum building heights for the subject allotments. Although, the proposed building does exceed the 4 storey requirement on the central allotment (6 on RP10094), which is zoned as Residential Medium intensity, this is considered to be appropriate by virtue of the site’s zone classification divide and the building design’s ability to still provide a transition to the lower intensity residential zone to the east. The building height transition adopted was supported “in principle” in pre-lodgement meeting discussions. Section 4.2.1 of this report provides a detailed analysis of this performance solution.

3.2.3 Landscaping and Open Spaces The Multiple Dwelling development will provide an attractive and functional private and communal open space for residents, incorporating landscaping features at ground level.

Landscaping areas have been indicated on the Architectural plans in Appendix A with more detailed information provided in the Landscape Concept Plan in Appendix C. Deep planting and vegetation buffers to be provided on the subject site.

The proposal includes a total Landscape/Recreation area of 915m2 (84% of site area), through the incorporation of lower level private courtyards, upper level balconies and a 5th floor roof terrace in the north east corner. This rooftop recreation area comprises an area of approximately 90m2 and incorporates a barbeque facility and small scale landscaping, appropriate to the subtropical environment. Private balconies and courtyards are provided for each unit with areas exceeding 9m2 and being accessible from the main living area to allow functionality in a private outdoor environment.


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3.2.4 On-site Car parking The proposed car parking facilities including 37 parking spaces for the for the 37 Multiple Residential units are provided in accordance with the rates afforded for the Montpelier Precinct, being an average of 1 space per dwelling (including visitor parking).

The Traffic Engineering Assessment Report in Appendix B demonstrates the appropriateness of the proposed site access, parking numbers and internal manoeuvring layouts.

3.2.5 Refuse Storage and Collection A refuse collection point is located on site and accessed as part of the access driveway from Folkestone Street. The bin storage is adequately positone and scren by a landscape feature in the front setback. A swept path assessment has been provided in the Traffic Impact Assessment Report in Appendix B, which demonstrates sufficient manoeuvring area for a rear lift Refuse Collection Vehicle (RCV) to reverse into the development site from Folkestone Street and exit in a forward gear (refer Appendix B and Figure 4). A minimum height clearance of 3.6 metre has been provided at all service vehicle manoeuvring areas.

Figure 4 Vehicle Swept Path Diagrams for Refuse Collection\ Source: Excerpt from Traffic Impact assessment report by Lambert and Rehbein

3.2.6 Accessible Housing

In accordance with EDQ guidelines for Accessible Housing (PDA guideline 02), a Superior Design Outcomes in relation to adaptable/accessible unit layouts has been incorporated into the design of the Multiple Residential development.

Specifically 4 units, proposed units 7, 13, 19 & 24, are provided as accessible units within the total 37 proposed providing over 10% in accordance the EDQ Guideline. These accessible floor plans have been based on the Australian Standard AS1428.1 for disabled mobility and generally comply with the EDQ guidelines, providing formulated designs for Bathrooms, Bedrooms, Living Areas for increase mobility (Refer to Section 4.2.2.1 for more details).


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4 Priority Development Area Planning Instrument The subject site is contained within the Priority Development Area (PDA) of Bowen Hills and is more specifically located in the Montpelier Precinct (precinct 6) and further identified in both the “Residential high intensity zone” and the “Residential medium intensity zone” (refer to Figure 5).

Figure 5 Bowen Hills Development Scheme Precinct and Zoning Map Source: Excerpts from Bowen Hills Development Scheme

4.1 Bowen Hills Development Scheme Relevant Provisions

Given the abovementioned location context of the subject site within the Bowen Hills PDA, the proposed development is assessable against the following provisions of Bowen Hills Development Scheme:

• Priority Development Area Wide Criteria;

• Residential High intensity and Medium intensity zone intent;

• Intent of Montpelier Precinct ;

• Outcomes of Montpelier Precinct;

• Preferred Land Uses of Montpelier Precinct; and

• Development Requirements of Montpelier Precinct


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4.1.1 Priority Development Area Wide Criteria Under the provisions of the Bowen Hills Development Scheme, all UDA assessable and self assessable development in Bowen Hills PDA are subject to following six (6) development criteria:

• maximum development yield and development contributions • affordable housing, • urban design and sustainability, • transport , access, on- site parking and servicing, • environment • lot design

Of these six development criteria, ‘lot design’ is not considered to be applicable to the proposed development for a Multiple Residential use and therefore it has not been addressed below. The proposed development has been assessed against the remaining five development criteria in the following sections.

4.1.1.1 Maximum development yield and development contributions

Section 3.5 of the Bowen Hills Development Scheme outlines requirements regarding the maximum development yield and development contributions. As outlined in the Montpelier Precinct (Precinct 6) ‘Development intensity and built form requirements’, the site is afforded two different a plot ratios of 1.0 x site area on the eastern half and 2.0 x site area on the western half, which coincides with the zoning divide that places the subject site within both the Medium and High intensity Zones.

The proposal adopts a plot ratio of 2.85 which exceeds the prescribed plot ratios of 2.0 and 1.0 x site area for the Residential High Intensity and Residential Medium intensity zoned land respectively; however, these plot ratios are considered appropriate given the intent of the Montepellier Precinct and the overarching aim of the SEQ Regional Plan 2009 document which seek to provide increased residential density in close proximity quality public transport services.

The applicable development contributions will be determined by the ULDA.

4.1.1.2 Affordable housing

Section 3.6 of the Bowen Hills Development Scheme outlines the intent for all residential development to deliver housing choice to suit a variety of households and people with special needs by offering universal design and a variety in size, configuration, cost, adaptability, location and tenure.

The proposed Multiple Residential development delivers a on this intent by providing affordable living options close to public transport facilities. The development proposes a mix of 1, 2 and 3 bedroom units and also including PWD units, providing a diversity in housing options to meet changing community needs. The residential product proposed responds to the market demand for affordable living options within walking distance to public transport.

Specifically 4 units, proposed units 7, 13, 19 & 24, are provided as accessible units within the total 37 proposed providing over 10% in accordance the EDQ Guideline. These accessible floor plans have been based on the Australian Standard AS1428.1 for disabled mobility and generally comply with the EDQ guidelines, providing formulated designs for Bathrooms, Bedrooms, Living Areas for increase mobility (Refer to Section 4.2.2.1 for more details).

4.1.1.3 Urban design and sustainability

Section 3.7 of the Bowen Hills Development Scheme outlines requirements for urban design and suitability taking into consideration the following sub-categories: place making; sub-tropical design; community safety and well-being; heritage; character and culture; building form; gateways and landmark buildings; private open space; lighting; and accessibility, permeability and movement.

The following section provides as assessment against these assessment sub-categories.


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Placemaking

The proposed design is responsive to the subject site and contains best practice urban design features. The building contains an activated ground level and multiple windows/balconies orientated towards the street frontages which promote casual surveillance.

The building contains an articulated design containing a significant amount of architectural merit. The design contains sub-tropical features consistent with multiple units The subject site is within close proximity to a variety of public transport networks (i.e. Bowen Hills Train Station and Bus services on Abbotsford Road).

Sub-tropical design

The proposed design is highly reflective of the sub-tropical design, containing numerous balconies, a roof terrace and windows positioned for natural ventilation. The roof deck provides a communal semi-outdoor recreational environment for the residents.

Community safety and well-being

The design contains a number of design features consistent with CPTED principles. The building contains ground floor activation and upper level windows & balconies orientated towards Folkestone Street.

Heritage, character and culture

This sub-category is not applicable as the subject site is not listed as a Heritage Place nor does it adjoin a Heritage Place.

Building form

- General: The proposed design contains a significant amount of articulation through the incorporation of balconies, projections and architectural features and contains a mix of residential tenancies with appropriate services and facilities for each unit type. (Refer to Architectural Plans in Appendix A)

- Ground level detail: the ground level provides an appropriate entrance to the site through the use of a landscaping, appropriate signage and architectural form. The site is not identified as requiring an active frontage, but does provide a street level awning over the entrance to provide all year weather protection.

- Upper level detail – The upper levels of the development provide both balconies and a rooftop terrace to reflect sub-tropical design principles and to provide casual surveillance of the Folkestone Street Frontage. The proposed roof form adopts an appropriate design.

- Building arrangement – the development provides a transition in building height and has distinct levels to maintain an human street scale and to reduce visual bulk.

- Building frontages – Map 5 identifies that the subject site is not required to provide active frontages. The building addresses the Folkestone Street frontage and provides an appropriate build form and frontage treatments to emphasise the pedestrian entrance to the site.

Gateways and landmark buildings

This sub-category is not applicable as the Subject Site is not listed as being in or near a Gateway or active frontage as identified in Map 5 of the Bowen Hills Development Scheme.

Private open space

- Common areas: the development provides a common open space in the form of a rooftop terrace accessible from the fifth floor. This rooftop recreation area comprises an area of approximately 90m2 and incorporates a barbeque facility and small scale landscaping appropriate to the subtropical environment.

- Balconies and other private open space: the development provides private open space in the form of a balconies and courtyards to each unit. Each element of private open space exceeds the 9m2, is accessible from the main living area and has dimensions to allow functionality in an outdoor environment.

Lighting


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It is anticipated that the existing provision of street lighting and proposed on-site lighting will provide sufficient amenity and safety for pedestrians.

Accessibility, permeability and movement.

The proposed development is approximately 160m walking distances from the Bowen Hills railway station, ensuring the principles of Transit Orientated Development are incorporated in the proposal. The development supports the establishment of a bike path along the northern half Folkestone Street through casual surveillance to the ground level.

4.1.1.4 Transport, access, on- site parking and servicing

Section 3.8 of the Bowen Hills Development Scheme outlines requirements for Transport, access, on- site parking and servicing taking into consideration the following sub-categories: Transport Corridors; Car parking; Circulation; End of trip facilities.


Transport Corridors

The proposal in no way constrains the future provision of public transport infrastructure. The proposal is considered infill development at a scale consistent with Bowen Hills Development Scheme.

Car parking

The proposed car parking facilities including 37 parking spaces for the for the 37 Multiple Residential units are provided in accordance with the rates afforded for the Montpelier Precinct, being an average of 1 space per dwelling (including visitor parking).

The subject site is within close proximity to a number of established public transport networks. The proposal reflects the principles of consolidated development detailed within the SEQ Regional Plan.

Circulation

The subject allotment is not of a scale large enough to allow for internal connections through the site. The traffic report in Appendix B outlines the ability for the proposed development to achieve appropriate internal movements.

End of trip facilities

The predominant use of the building is for Multiple Residential apartments which contain private showers and rooms for the occupants and therefore dedicated end of trip facilities are not considered to be necessary.

4.1.1.5 Environment

Section 3.9 of the Bowen Hills Development Scheme outlines requirements for Environment taking into consideration the following sub-categories: Safety and risk; Contaminated land; Acid Sulfate Soils (ASS); General noise requirements; General air quality; Water management; Biodiversity and habitat; Energy efficiency; and Lifecycle costs and materials.


Safety and risk

The proposed development is for a residential use and although it is within walking distance of railway station, it is far enough away to avoid any potential safety risk associated with the rail corridor.

The building is of a height that will not interfere with the operational airspace associated with the Brisbane Airport.

Contaminated Land


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The subject site consists of land that has been used for residential purposes for an extended period of time and is not listed in the Contaminated Land Register or Environmental Management Register (refer to Appendix G).

Acid Sulphate Soils

As identified in the engineering services report in Appendix D, if necessary the proposed development will need appropriate Soils Assessment to alleviate risk in any excavation stage.

General noise requirements

As identified in the Noise Assessment in Appendix F, the subject site achieves acceptable levels of noise for the proposed residential use.

Water management

The proposed development will incorporate WSUD measures and provides a stormwater management plan (refer to Appendix E).

Biodiversity and habitat

The proposed development is not anticipated to have any discernible impact on Biodiversity or habitat features, as the subject site is not identified as containing any significant vegetation and is not adjacent to ant significant waterways.

Energy efficiency

The proposed development will be built to an appropriate environmental standard in terms of energy efficiency.

Lifecycle costs and materials

The proposed development will be built to a high standard with appropriate materials.

4.1.2 Priority Development Area Zone intents The subject site is made up of the following (two) 2 residential zones as identified in Figure 6:

• Residential high intensity zone - 5 Folkestone Street

• Residential medium intensity zone - 7 & 9 Folkestone Street

The intent of each zone is identified below.

“The Residential Medium Intensity Zone caters for a range of residential types including houses, multiple residential and other residential (including special needs accommodation). The zone also caters for housing that is affordable, accessible and appropriate, reflecting local housing need.

Densities in this zone will generally be between 30 and 60 dwellings per hectare.”

“The Residential High Intensity Zone caters for a range of residential types including multiple residential and other residential (including special needs accommodation). The zone also caters for housing that is affordable, accessible and appropriate, reflecting local housing need.”

Densities in this zone will generally be between 60 and 100 dwellings per hectare”

The proposed development provides a Multiple Residential use which adds to the mix of residential types in this residential zone that is in close proximity to highly accessible public transport facilities to reflect housing needs. Although the proposed development provides a residential density of 338 dwellings per hectare, which exceeds the density identified for the zone, this dwelling density is considered to be appropriate given the intent of the Montepellier Precinct, which is to “consolidate and intensify residential activity in medium rise buildings” as well as the intent in the overarching SEQ Regional Plan 2009 document which seeks to provide consolidated development with higher residential density in close proximity to various types of highly accessible public transport options and where appropriate urban services are provided.


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This increased density directly correlates to the extension of the 8 Storey building height into the central allotment, which has been justified in the performance solutions in Section 4.2.1 of this report.

4.1.3 Precinct Intent - Montpellier Precinct

The subject site is contained within the Montpelier Precinct (precinct 6) of the Bowen Hills Development Scheme, which has the following intent.

“The intent of this precinct is to consolidate and intensify residential activity in medium rise buildings. The precinct will act as a transition from the high intensity development of the emerging Bowen Hills Heart to the Montpellier Hill residential uses to the east.”

The proposed development is in keeping with the above intent of the Montpelier Precinct as it provides an intensified residential use within close proximity to the Bowen Hills centre and Railway Station, while also providing a transitioned building height that compliments the intended residential intensity when moving to the east, further from the Bowen Hills Centre.

4.1.4 Precinct Overall Outcomes - Montpellier Precinct

The Montpelier Precinct has the following outcomes:

“Development along Abbotsford Road must take advantage of the precinct's elevation, topography and relatively lengthy allotments by stepping down the slope.”

Response: Not Applicable -The subject site only has frontage to Folkestone Street and does not adjoin Abbotsford Road.

Development on the corner of Abbotsford and Montpelier Roads must create a positive visual and functional relationship with the Twelfth Night Theatre.

Response: Not Applicable - The subject site only has frontage to Folkestone Street and is not near the corner of Abbotsford Road and Montpelier Road or the Twelfth Night Theatre.

Built form and landscape treatment on the corner of Abbotsford Road and Montpelier Road must reinforce the gateway location of the site.”

Response: Not Applicable - The subject site only has frontage to Folkestone Street and is not near the corner of Abbotsford Road and Montpelier Road.

4.1.5 Precinct Preferred Land Uses - Montpellier Precinct

The Montpelier Precinct has the following preferred uses in the residential zones:

• home based business

• multiple residential

• other residential:

The proposed development consists of residential units and under the Bowen Hills Development Scheme the development is considered to be best defined as:

“Multiple residential - Premises used for residential purposes if there are two or more dwelling units on any one lot. Multiple residential dwelling units may be contained on one lot or each dwelling unit may be contained on its own lot subject to community title schemes. The term multiple residential does not include a house, as defined herein.”

It is clear from the above definition and the identified preferred uses in the residential zones that the proposed development is consistent with the preferred land use for the Montpellier Precinct.


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4.1.6 Development Requirement -

Subject Site is contained within both the Residential high intensity zone and the Residential medium intensity zone of the Montpellier Precinct and is subject to the below development intensity and built form requirements

Table 2 Montpellier Precinct Development intensity & Built Form Requirements

Montpellier Precinct – Development Intensity and Built Form Requirements

Maximum plot ratio Res Medium Intensity Zone (7 & 9 Folkestone) – 1.0

Other zone (Res High Intensity Zone 5 Folkestone) – 2.0

Performance Solution

The proposal contains a plot ratio of 2.85, which exceeds that prescribed for the zone. A detailed performance solution is provided in Section 4.2.1 of this report.

Maximum building height Res Medium Intensity Zone (7 & 9 Folkestone) – 4 Storey

Other zone (Res High Intensity Zone 5 Folkestone) – 8 Storey

Generally Complies & Performance Solution

The proposed design adopts building heights that transition from 8 storeys on the western half of the subject site to 4 storeys on the eastern half that generally comply with the prescribed maximum building heights for the subject allotments. Although, the proposed building does exceed the 4 storey requirement on the central allotment (6 on RP10094) which is zoned as Residential Medium intensity, this is considered to be appropriate, as determined in pre-lodgement discussions, because of the site’s zone classification divide and the building design’s ability to still provide a transition to the lower intensity residential zone to the east (refer to Section 4.2.1 of this report a detailed performance solution).

Frontage setback Ground Levels - 3-6 metres with awnings over entries for other uses

Levels 2 and above - 3-6 metres, to residential balconies 3 metres

Complies

The proposal adopts setbacks that are generally a minimum of 3 meters and do not exceed 6m for the bulk of the building on each level to comply with the front setback requirements.

Minimum side boundary setbacks

Up to level 4 - 3 metres

Levels 5 and above - 3 metres

Complies

The proposal adopts minimum side boundary setbacks of 3m.

Minimum rear boundary setbacks

Up to level 4 - 6m metres and deep planting zone

Levels 5 and above - 9m metres

Complies and Performance Solution

The proposal adopts a rear boundary setback that exceeds 6m to the main building bulk and achieves 6.0m to rear balconies up to the 6th floor. Deep Planting is provided in the rear setback.

The two upper levels comply with the required 9m setback to the main building bulk (9.5m setback) and achieve an 8.75m setback to the rear balcony. This small encroachment into the rear setback on the upper levels is deemed to be appropriate given the minor nature (0.25m) of the encroachment and the lightweight balcony structure which is offset by the main building bulk that exceeds the 9.0m requirement.

Car parking Configuration Integrated within development in basements and semi- basement


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Complies

The proposed car parking is located and configured in a basement and semi-basement arrangement which is compatible with the subject site topography.

Car parking ratio For all residential - On average - 1 space per dwelling (including visitor parking).

Complies

The proposed car parking facilities including 37 parking spaces for the for the 37 Multiple Residential use, being an average of 1 space per dwelling (including visitor parking).

The subject site is within close proximity to a number of established public transport networks. The proposal reflects the principles of consolidated development detailed within the SEQ Regional Plan

4.2 Performance Based Planning and Superior Design Solutions

As established in Section 4.1 above, the proposed development generally complies with the majority of the requirements of the Bowen Hills Development Scheme, with some non-compliances which have been provided with performance solutions. In accordance with Section 3.2.5 of the Bowen Hills Development Scheme, the development

• does not conflict with the structure plan or otherwise compromise the vision for the Development Area

• has sufficient grounds to approve the development despite the non compliance.

The performance solutions and relevant Superior Design Outcomes below provide the further grounds for approval for the proposed Multiple Residential development.

4.2.1 Performance Solutions

The proposed development has adopted the following performance solutions in response to have been adopted in relation to:

Building Height:

The western allotment (Lot 5 on RP10094) and the eastern allotment (Lot 7 on RP10094) each adopt a compliant building height at 8 and 4 storeys respectively. While the proposed building height generally complies with the prescribed maximum building heights for the subject allotments, a performance solution is sought for the central allotment (6 on RP10094), which adopts a building height of 8 storeys which exceeds the 4 storey requirement Residential Medium intensity zoned land.

This performance solution is considered to be appropriate in the context of the site and surrounding area by virtue of the site’s zone classification being divided in a way that has 2 lots (eastern) with have allowable maximum heights of 4 storey and a single 10m wide allotment with an allowable maximum heights of 8 storey (refer to Figure 6). The width of the single 8 storey allotment dictates that a viable design outcome for an 8 storey building is not attainable. For this reason the adjacent allotment (6 on RP10094) has been incorporated into the 8 storey design to achieve a 20m width which allows appropriate built form that can generally comply with the required setbacks at an 8 storey height.

The adopted building heights still allow a transition to the lower intensity residential zone to the east, providing the allowable 4 storey height on the eastern allotment (Lot 7 on RP10094), while still providing generally compliant setbacks to each boundary.

It is expected that the zoning divide on Folkestone Street that dictates the height and density is only adopted in that manner to reflect the rear boundary alignment of lots fronting Cintra and Abbotsford Roads (refer to Figure 6). Furthermore, the land on Cintra Road to the south east is located on higher ground to ensure potential impact from the additional height on Folkestone Street has a reduced impact on these lots. For these reason the adoption of the increase building height is not considered to have a significant impact on adjacent development.


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Plot Ratio: A performance solution has been proposed in relation the site plot ratio of 2.85, which exceeds the 2.0 and 1.0 x site area requirements for the Residential High Intensity and Residential Medium intensity zoned land respectively.

These plot ratios are considered appropriate given the intent of the Montepellier Precinct, which is to “consolidate and intensify residential activity in medium rise buildings” as well as the intent in the overarching SEQ Regional Plan 2009 document which seeks to provide increased residential density in close proximity to various types of highly accessible public transport options and where appropriate urban services are provided.

This increased density directly correlates to the extension of the 8 Storey building height into the central allotment, which has been justified in the above performance solution.

4.2.2 Superior Design Outcomes

The proposal has been strategically designed to reflect the intentions of the Bowen Hills Development Scheme and provides a Superior Design outcome in relation to Accessible Housing, which is detailed below.

4.2.2.1 Accessible housing

In accordance with “PDA guideline 02” for Accessible Housing, adaptable/accessible unit layouts have been incorporated into the design of the Multiple Residential development. Specifically 4 units, proposed units 7, 13, 19 & 24, are provided as accessible units within the total 37 proposed providing over 10% in accordance the EDQ Guideline.

These accessible floor plans have been based on the Australian Standard AS1428.1 for disabled mobility and generally comply with the EDQ document for Accessible Housing, providing the following features:

• Bathroom – The proposed bathroom size is 2000 min, increasing to 2300 at the vanity x 3200mm. This provision meets the Australian Standards and generally complies with the EDQ recommended dimensions of 2250mm by 2300mm, while exceeding the equivalent area provision.

• Bedroom – The main bedroom size is provides a 3800mm x 3200mm area clear of the robe and generally complies with the EDQ recommended dimension of 3700mm by 3550mm. The design provides a 1550 minimum horizontal dimension clear of wardrobes, cupboards and other furnishings.

• Living Area - The living area proposed is 4500mm x 3500mm, which exceeds the recommended sizes in the EDQ code and allows a level of flexibility in layout.


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5 State Planning Framework 5.1 Economic Development Act 2012

This section provides an overview of the legislative context of the application under the provisions of the Economic Development Act 2012. The act provides for certain parts of Queensland to be declared Priority Development Areas (formerly Urban Development Areas).

The development proposed by this application includes a Material Change of Use that is identified as “PDA assessable development” under the Bowen Hills Development Scheme, in accordance with Section 33(2) (e) and (3) of the Economic Development Act 2012.

5.2 Public Notification In accordance with section 84 of the Economic Development Act 2012 and section 3.2.9 of the Bowen Hills Development Scheme, the application may require public notification if it is deemed to be by required by the Minister for Economic Development Queensland (MEDQ). From pre-lodgement discussions it is anticipated that Notification of the application will be required as the development exceeds the requirements of the development scheme.

5.3 South East Queensland Regional Plan The SEQ Regional Plan defines a spatial framework for the region and allocates land into one of five regional land use categories. Under the SEQ Regional Plan the site is contained within the ‘Urban Footprint’. As the proposal is for multi-unit dwellings within an established residential area, it is clearly appropriate for the development of “urban activities”.

Furthermore, the provision of increased residential density in close proximity to the highly accessible and varied public transport options directly addresses the intents of the Regional plan document.


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6 Conclusion This assessment report has identified and analysed the relevant planning issues of this proposed development at 5-9 Folkestone Street, Bowen Hills, which requires Development Permit for a Material Change of Use (Multiple Residential- 37 Units) requiring assessment in accordance with the Economic Development Act 2012. The conclusions, which can be drawn from this assessment report, are as follows:

• This development application has been made in accordance with the requirements for development under the Economic Development Act 2012.

• The proposal demonstrates that the development will support the planned growth within Bowen Hills and therefore accords with and promotes the overall intent of the Bowen Hills UDA Development Scheme.

• The proposal has been placed through rigorous assessment against the development requirements and precinct intent of the Bowne Hills Development Scheme.

• The report provides clear guidance on the design philosophy and the manner in which sub tropical design techniques have been applied to reduce building mass.

• The proposal provides an infill development close to high frequency public transport helping to maximize efficient use of the City‘s infrastructure, while also providing a portion of the units as accessible units.

This Assessment Report supports the development application and is recommended to EDQ as the Assessment Manager for approval subject to reasonable and relevant conditions.


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7 Site Photos

Photo 1 Subject Sites - each with existing single dwellings on Folkestone Street

Photo 2 Adjacent Dwelling to East (11 Folkestone Street)


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Photo 3 Adjacent Dwelling to West (3 Folkestone Street)

Photo 4 View from opposite subject site to east along Folkestone St (Perry Park Left)


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Photo 5 View to west along Folkestone Street to Abbotsford Road Intersection

Photo 6 Perry Park football field opposite subject site to North East


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Photo 7 Nearby Multiple Unit development uphill from the site at 44 Cintra Street


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Appendix A Architectural Proposal Plans By Wiltshire Stevens


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Appendix B Traffic Impact Assessment Report By CRG


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Appendix C Landscape Concept Plan

By Mark Baldock


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Appendix D Engineering Services Report

By WC Designs


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Appendix E Site Based Stormwater Management Plan

By WC Design


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Appendix F Environmental Noise Level Impact Assessment

By David Moore & Associates


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Appendix G Searches

Documents

DTS Group Qld Pty Ltd – Urban Planning 5-9 Folkestone ...edqdad.dsdip.qld.gov.au/media/userfiles/713/6756/3.UrbanPlanning... · 3.2.4 On-site Car parking ... Appendix F Environmental