Amendments to the Petrie Terrace and Spring Hill Neighbourhood Plan, and the Traditional Building Character (Demolition) Code.
Brisbane City Council is preparing a new neighbourhood plan for Spring Hill, one of Brisbane’s oldest suburbs. The Spring Hill Draft Neighbourhood Plan package includes a number of planning changes relevant to Spring Hill and Brisbane demolition controls more broadly.
With consultation now completed, the draft Spring Hill Neighbourhood Plan and associated Brisbane City Plan 2014 amendments, including renaming of the Petrie Terrace and Spring Hill Neighbourhood Plan to the Petrie Terrace Neighbourhood Plan, is with the State Government for final review. The anticipated commencement of the amendments package is late 2016 – early 2017.
As well as the creation of a new Neighbourhood Plan, the finalised Brisbane City Plan amendment package includes a suite of consequential changes to the Traditional Building Character (Demolition) Overlay Code and associated mapping.
A key outcome of these amendments is the creation of increased development opportunities for some parcels of land in the Spring Hill area, and a tightening up of demolition controls city-wide.
1. Traditional Building Character (Demolition) Overlay Code
The Traditional Building Character (Demolition) Overlay Code now applies a greater level of rigour to the assessment of applications for the demolition of buildings constructed in 1946 or earlier.
Specifically, the Demolition Code has been amended requiring compliance with all aspects of AO5 (a)-(d). Previously in order to comply with AO5, development could comply with the code where complying with only one aspect, being either (a) or (b) or (c) or (d).
The Demolition Code has also been amended to include an even more rigorous assessment regime where land is located within the new Spring Hill Neighbourhood Plan area.
The Demolition Code mapping has been amended to be consistent with proposed zoning changes and land uses, ensuring that any land proposed to be zoned as a Centre, Mixed Use or Community Facilities in Spring Hill is not mapped by the Traditional Building Character Overlay Map.
2. Spring Hill Neighbourhood Plan
The new Spring Hill Neighbourhood Plan has been simplified from its predecessor, resulting in greater development opportunities within the area, particularly reflected by the proposed zoning and character control changes. However, changes to the Traditional Building Character (Demolition) Overlay Code also result in a more rigorous assessment regime to obtain approval to demolish a building where mapped as part of the TBC Overlay.
Key changes include:
• Shift in strategic intent to better reflect the area’s proximity to the city centre;
• Zoning changes to free up development;
• Removal of prescribed maximum Gross Floor Area (GFA) and overall site cover;
• Guidelines for the preparation of an Urban Context Report in line with the City Centre Neighbourhood Plan;
• Inclusion of additional land, bound by the Inner City By-pass, Gregory Terrace, Brunswick Street and College Road;
• Simplified precinct structure to provide greater clarity of existing and preferred land use, comprising:
– NPP-001 City Centre Expansion Precinct;
– NPP-002 Spring Hill Mixed Use Precinct;
– NPP-003 Boundary Street Heart Precinct; and
– NPP-004 Spring Hill East Precinct;
• Increased rigor to protect demolition of character buildings.
There have been a number of proposed zoning changes within the new Spring Hill Neighbourhood Plan area which recognise the role of the area and its proximity to the CBD. In some cases, these changes enable new development at higher densities and involve a broader range of uses including Centre Activities and Educational Establishments in close proximity to the Brisbane CBD, while reinforcing Boundary Street as a district centre.
The zoning changes also assist in protecting the highly valued heritage and character of the area. Conversely, Council have identified additional sites which mapped as Local Heritage and Pre-1911 Dwellings.
The Demolition Code has also been amended to include an even more rigorous assessment regime where land is located within the new Spring Hill Neighbourhood Plan area. In summary, there is no longer any scope to rely upon the lack of surrounding character, or the building itself, in support of building demolition. Demolition approval for mapped character building is now restricted to where a building is structurally unsound and not capable of being structurally repaired.
3. Petrie Terrace Neighbourhood Plan
The proposed Petrie Terrace Neighbourhood Plan is essentially renaming of the Petrie Terrace and Spring Hill Neighbourhood Plan, with the Spring Hill component excised from it. No significant drafting changes apply to this Plan.
For advice regarding the specific implications for your project, and recommendations regarding the most appropriate development strategy, please contact myself, or any of our experienced Town Planning team.