Brisbane City Council have now released an amended draft City Centre Neighbourhood Plan (CCNP) following its original release for public comment in August 2015. Council has released a submissions response document and made some changes to the Draft CCNP.
The Plan retains much of the content as originally advertised, with some key changes. It has now been sent to the Queensland Government for a final review before it is adopted by Brisbane City Council and incorporated in the Brisbane City Plan 2014. This is anticipated to occur in early 2017.
The following information summarises key matters raised in submissions, resulting changes and commentary on the potential implications for CBD development.
Council received 50 submissions in relation to the draft CCNP, primarily from the property industry.
Key matters raised in the submissions included:
- Concern about proposed changes in relation to Transferrable Site Area;
- Discussion about the calculation and application of Tower Site Cover;
- Objection to the building height and setback limits proposed along the Queen Street Mall; and
- Concern about provisions for the protection of specific heritage precincts including St John’s Cathedral, Customs House and the General Post Office.
What does the revised Draft CCNP mean for CBD development?
- The revised Draft CCNP covers an increased geographical area, incorporating the eastern end of Milton as well as the Howard Smith Wharves precinct.
- Key development parameters relating to Tower Site Cover (TSC) and Transferable Site Area (TSA) have been amended to accommodate improved flexibility for development. As drafted, these will be able to apply to residential as well as non-residential development. However, the extent of anticipated (Code Assessable) TSA to accommodate increased TSC will be limited.
- A new provision that accommodates increased TSC in lieu of obtaining TSA has been introduced, identified as Sustainable development criteria. Similarly, this increase is also limited by Code Assessment triggers and criteria.
- TSC calculations are to be based on the 10 largest floor plates.
- The minimum amount of TSA that may be traded is 50m2 (a reduction from 300m2 under the current Neighbourhood Plan). However, criteria applicable to the approval of TSA is to be more prescriptive under the revised Draft CCNP.
- The revised Draft CCNP retains a strong focus on the primacy of the Queen Street Mall, whilst acknowledging the importance of achieving a balanced development approach for the City by increasing tower height in the mall tower area from 60m (approximately 20 levels) to 30 levels.
- The revised Draft CCNP also provides clarity regarding those sites affected by the new mall tower area and its associated mall street frontage setback criteria.
- The revised Draft CCNP actively encourages the submission of an Urban Context
Report incorporating design elements as outlined in Council’s New World City Design Guide – Buildings That Breathe, with each development application.
- As noted above, pending the final review by the State Government, the revised City Centre Neighbourhood Plan is anticipated to be implemented as a part of the Brisbane City Plan 2014 in early 2017.
For town planning advice regarding the specific implications for your project, and recommendations regarding the most appropriate development application strategy, please contact John Morwood, or any of our experienced Town Planning team for more information.