Why the view from Hamilton will factor into Newstead towers decision

There is nothing little about the ‘Little Italy’ project put on the agenda for an L-shaped site on an old industrial block in Newstead.

Described as Brisbane’s future centre of Italian culture and cuisine, the project would comprise three residential towers - 1001 build-to-rent apartments in total - with retail, hospitality and commercial tenancies at ground level.

An artist’s impression of two of the three towers proposed for Newstead, as seen from the Stratton Street side (with the buildings opposite removed).

The company behind the project, Panettiere Developments, initially wanted four towers of up to 36 storeys - in an area where the height limit is 15 storeys, on paper at least (the company already had approval for a single 22-storey tower on the site).

But, after a meeting with Brisbane City Council officers, Panettiere last week sought approval for three towers, of 29, 31 and 33 storeys. The company, which has made other design changes to address concerns over the project’s overall bulk, argues the height should be deemed acceptable given the transformative effect it will have on the area.

The project is concentrated on the corner of Longland Street - opposite Gasworks - and Stratton Street, where The Triffid music venue would become its closest neighbour. Much of the material submitted to council promotes the proposed revitalisation of the ground-level space.

“Little Italy will provide high-quality, publicly accessible plaza space,” one document declares, noting that it would include a ‘Strattoria Lane’ off Stratton Street.

Three residential towers, with 1001 apartments, have been proposed for Newstead in a new Italian-themed development.

“With streetscape upgrades, urban laneways and piazzas, there is opportunity for informal recreation, functions, street events and pop-up stalls.”

Above all that, Panettiere still has to convince council that the towers will not appear on the skyline like one big mass of concrete, steel and glass. The company has also been asked to explain whether the development would obscure the view of the CBD from Hamilton, including for people travelling along Kingsford Smith Drive.

In documents submitted to council, Panettiere’s visual amenity expert suggests anyone travelling to the city in that direction would already be greeted by Newstead and Teneriffe buildings.

“In my opinion, this results in the city centre no longer being the important arrival statement from this location along Kingsford Smith Drive,” the expert states.

The company behind a proposal for three new towers in Newstead has sought to convince Brisbane City Council it will not unreasonably obscure views of the CBD from Hamilton.

Nonetheless, the Newstead and Teneriffe waterfront neighbourhood plan has a defined view corridor, and that requires council to consider any changes to the skyline. The expert suggests the development, if approved, “will not substantially diminish views to the city centre,” and complement the appearance of other buildings in Newstead and Teneriffe.

While Panettiere has used Brisbane’s housing shortage and rental affordability crisis to justify its bid for 1001 apartments, it has relied on the Italian theme to justify a project of such scale.

“Little Italy will create a new and exciting mixed-use precinct which will propel Newstead into the future envisioned by Brisbane’s inner-city strategy, delivering a new cultural destination to live, work and play,” the documents state.

Panettiere initially wanted to widen the verge along Stratton Street until council insisted on keeping the existing width of the roadway. The company has also had to produce an expert report to answer questions about the impact on street parking.

It comes after a previous Italian club in Newstead was forced to move to suburban Stafford due to development pressures and a lack of car parking for patrons.

Panettiere has launched an international hunt for a joint-venture partner capable of delivering the project it has costed at $1.5 billion.