I am writing in relation to proposed development A005595546 lodged over 20-24 Edmondstone Street, South Brisbane. I am opposing the proposed development in its current state on the basis of the immense impact on the surrounding neighbourhood.
I am writing in relation to proposed development A005595546 lodged over 20-24 Edmondstone Street, South Brisbane. I am opposing the proposed development in its current state on the basis of the immense impact on the surrounding neighbourhood.
Bulk and scale
The building does not acknowledge the anticipated ‘stepping in’ outlined in the neighbourhood plan. This design causes an immense amount of visual bulk and will also greatly increase the shadow impact as a result of the building.
While the building is not considered to be over the storey limit according to the definition of ‘storey’ under the City Plan, where:
“means a space within a building between 2 floor levels, or a floor level and a ceiling or roof, other than—
- a space containing only a lift shaft, stairway or meter room; or
- a space containing only a bathroom, shower room, laundry, toilet or other sanitary compartment; or
- a space containing only a combination of the things stated in subparagraph (i) or (ii); or
- a basement with a ceiling that is not more than 1m above ground level; and
includes—
- a mezzanine; and
- a roofed structure that is on, or part of, a rooftop, if the structure does not only accommodate building plant and equipment.”
While some storeys of the buildings are not considered a storey under the City Plan definition, there will still be an increased impact on the neighbourhood and those who frequent Musgrave Park.
The proposal plans don’t include any shadow impact renders. I understand that this is not generally expected for developments within the building height limit. However, while the building is considered to be twelve storeys under the definition within the City Plan, the building in reality is fourteen storeys.
While the applicant has been able to progress with this application under code assessment, the impact on the neighbourhood should be considered.
I am concerned that the height of the proposed development in conjunction with other tall buildings in decision around Musgrave Park will have a crowding effect on the park. Crowding and shadow impacts onto the park will greatly impact the amenity of a valued community space.
Lack of street activation
In addition to negative impacts on Musgrave Park, the building also extends right onto the Edmondstone street frontage. The applicant has not complied with Performance Outcome 4 of the South Brisbane riverside neighbourhood plan code, which prescribes:
“Development provides building setbacks that are sufficient to ensure that the building:
- protects important views and vistas identified in Figure a;
- does not dominate the street or other pedestrian spaces;
- does not prejudice the development of adjoining sites;
- enables existing and future buildings to be well separated from each other to allow light penetration, air circulation, privacy and ensure windows are not built out by adjoining buildings;
- facilitates the creation of attractive, vibrant and accessible laneways.”
The lack of front setback does not comply with PO4.
Street trees
In designing the proposal plans with no setback, the applicant also plans to remove a street tree on the frontage of Edmondstone Street. The proposed development is seeking to remove a measure for street activation to replace a streetscape dominated by an overbearing tower.
Non-compliance with neighbourhood plan
Overall, the proposed development is not compliant with the majority of the South Brisbane riverside neighbourhood plan.
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Code |
Comment |
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PO1 Development is of a height, scale and form that achieves the intended outcome for the precinct, improves the amenity of the neighbourhood plan area, contributes to a cohesive streetscape and built form character and is:
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In reality, the development is fourteen storeys high. While the rooftop does not count as a storey under the definition within the City Plan, this is not aligned to community expectations; as can be seen in submissions lodged. The height of the development will impact the amenity of the neighbourhood and adjoining land uses, such as Musgrave Park. |
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PO2 Development ensures that building placement and bulk maintains significant views and vistas towards the ridgeline of the Taylor Ranges as obtained from the locations identified in Figure a. |
The development is bulky and does not follow the ‘stepping in’ design with a wider podium and slimmer footprint of higher storeys. This will impact the view vistas demonstrated in Figure a. In addition to this impact, the lack of podium in the design will impact solar access, cross breeze and ventilation. |
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PO3 Development of buildings over 8 storeys are made up of a podium and clearly defined slender tower to reduce visual bulk and scale. Spacing between multiple towers provides for solar access, cross ventilation and privacy. |
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PO4 Development provides building setbacks that are sufficient to ensure that the building:
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The proposed development does not include any front setback. This design will dominate and overwhelm the streetscape. This design will prejudice surrounding sites and active transport users on Edmondstone Street. There is no facilitation of laneways. |
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PO8 Development:
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There is no street activation included in the proposed development. Indeed, the applicant seeks to remove any sense of street environment by removing street trees and any front setback. There is no permeability, transition to private and public space or useable outdoor spaces. |
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PO9 Development on a key development site makes a significant contribution to the public domain of South Brisbane riverside by supplementing existing public spaces.
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Despite being identified in Figure a as a lot to provide a through plaza, the proposal plans have not included this. As stated above, the proposed development will remove the amenity of the public domain rather than providing any positive elements. |
I would ask you to refuse this application. The applicant is not providing any positive additions to the neighbourhood, and is not acknowledging the majority of the neighbourhood plan.
Please do not hesitate to contact my office on 3724 9100 if you would like to discuss this matter in more detail.
Kind regards,
Amy MacMahon
Member for South Brisbane