The Development Manager
Brisbane City Council
GPO Box 1434
Brisbane QLD 4001
Or via email on Brisbane City Council’s online facility at
http://pdonline.brisbane.qld.gov.au/MasterView/modules/applicationmaster/default.aspx?page=
wrapper&key=A003652705
Dear Sir/Madam
I am writing to lodge a submission regarding the proposed development application (A003652705) to
sub-divide 27 Magazine Street, Sherwood into 26 residential blocks.
The site was formally the Alan Fletcher Research Station, a significant riverfront green space in
Sherwood utilised for plant research by the State Government. As such, until the State Government’s
decision to sell the land, the site was public land and zoned for community use. The current proposal
would see the site transferred almost in entirety into private ownership for the first time in history.
Whilst some low density residential use would complement the surrounding neighbourhood, the size
and location of the site requires Council to ensure a fair balance is struck to preserve the site’s green
space and significant vegetation for community use and existing residential amenity.
I draw you attention to the following issues.
Intention of the Sherwood Graceville Neighbourhood Plan
The significance of the site was identified in the Sherwood Graceville Neighbourhood plan which,
among others, requires:
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retention of building footprints for existing structures;
building footprints for proposed structures including car parking and servicing areas to be no
greater than 45%;
provision of dedicated public parkland along the Brisbane River frontage of the site and public
open space that recognises the sites historical use;
pedestrian and bikeways linkages;
landscaped buffer zones to the river, park and all residential boundaries;
The current plan fails to incorporate the required criteria for the site. I urge Council not to ignore the
rules put in place by Council’s own town planners as part of the neighbourhood plan. As a result, the
proposed subdivision does not meet Code requirements to integrate the local neighbourhood plan.
Further details regarding these matters are addressed it the subheadings below.
Subdivision Design
The proposal includes 26 residential blocks varying in size between 440sqm and 2392sqm. 18 of the
26 blocks or 70% of the site will be small blocks of less than 600sqm. The footprint of some of the
larger blocks will be further constrained by the retention of significant vegetation and riparian zone
restrictions, essentially converting the building footprints to small blocks also.
The surrounding streets are a mix of small and large blocks, many with significant character and
heritage listed homes. A feature of many of these homes is their large backyards and significant
vegetation.
The proposed final site utilisation including building footprints and roads and parkland will significantly
exceed the maximum allowable 45% density.
I recommend that the subdivision design is amended to better reflect a mix of block sizes to positively
reinforce the neighbourhood’s identity as required in the Subdivision Code and neighbourhood plan.
Parkland
A key requirement of the neighbourhood plan is the creation of dedicated public parkland along the
Brisbane River frontage.
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The DA actively seeks to circumvent this requirement, creating public parkland of less than 1% of the
total site size and only a 20m frontage to the River. This is seriously inadequate and the size of the
public parkland should be significantly increased to at least 50% of the site.
The proposal to convert the bulk of the river frontage, approximately 135m in length, to private
parkland is not supported. The bulk of this area is already protected as part of the river’s riparian zone.
Creation of private parkland will effectively create additional backyards of the river front properties in
contravention of the intent of the neighbourhood plan, which was to activate the site’s river frontage for
public use.
Vegetation
I do not support the developer’s intention to remove 55 of the 78 trees on site or 70% of all vegetation.
The Aboricultural Report for the site identified approximately 10 of 78 that were either weeds or sick
trees requiring removal. The other 45 trees are significant vegetation being proposed for removal for
expediency purposes, that is earthworks and building.
I support retention of all significant vegetation on the site and the removal only of weeds or dead tree
species. The site’s extensive vegetation is of significant cultural and environmental to our district, and
all efforts must be undertaken by Council to protect the site’s trees under covenant or via a protection
order in any development approval.
Further, it is a requirement of the neighbourhood plan to create landscaped buffer zones to the river,
park and all residential boundaries. Retention of the existing significant vegetation will assist to meet
this goal. Further detailed landscaping plans should be prepared for approval by Council.
Flooding and Fill
The site is significantly flood prone and the current subdivision plan will see all riverfront blocks and
access via the new Ferry Street road access affected should another flood the height of the January
2011 flood occur. This flood was significantly lower than the 1974 flood. The potential flood impacts
for residents in this part of the site are very significant and further consideration should be given to the
subdivision plan to mitigate the flood impacts on the configuration of the proposed residential blocks
and building envelopes.
I do not support the proposal to excavate and fill on the site. Any change to the topography of the site
may adversely impact on the flooding and hydrology of surrounding properties.
Carparking
It is critical that the creation of the new subdivision and access road does not further exacerbate the
already narrow and congested surrounding streets, principally Magazine and Ferry Streets.
Conditions to accommodate significant off-street parking, above the current minimum requirements,
for each dwelling and visitors should be conditioned in the masterplan subdivision.
Infrastructure Charges
All infrastructure charges levied on this DA should be specifically earmarked for local projects
including improvements to the Sherwood Arboretum, appropriate onsite park facilities such as seating,
drainage and road upgrades to be completed within the three years of the development approval.
I urge Council to amend the application to meet the requirements and intention of the Sherwood
Graceville Neighbourhood Plan, Subdivision Code and the amenity and needs of the surrounding
community as outlined above.
Signature:
Name:
Address:
Date: