‘All the architectural merit of a Bunnings’: Brisbane shopping centre under fire

Some westside residents say the suburb’s biggest retail project is ugly, too big and will create traffic chaos. But some like it, and the State Government has now given its consent.

Revised plans for the biggest retail complex Ashgrove has seen now include a 3701 sqm Coles, a huge fresh food and deli covering 1221 sqm and 453 underground car parks.

But the owner has dismissed as “ridiculous’’ claims that the project would be 2000 sqm smaller if it complied with Council set back rules, saying it was “all under code’’.

Quest Newspapers understands some local traders were offered space in the Harry Street Marketplace project, but declined because they thought the rents were too high.

It comes as the State Assessment and Referral Agency consented to the proposal, as long as a taxi rank, larger indented bus stop on Stewart Rd and a pedestrian crossing near the taxi rank were included.

“The development will not cause traffic loadings that would adversely impact the safety and efficiency of the State-controlled road network,’’ SARA wrote in documents lodged with Brisbane City Council.

GoogleEarth view of the site in Ashgrove.

Nearly 30 locals have now lodged formal submissions, with about one quarter supporting the plan to demolish an ageing Coles and speciality stores presently on the site, fronting Harry and Devoy streets.

But most outlined a long list of concerns including traffic impacts on Harry St, which is gridlocked most Saturday mornings and weekday afternoons.

Developer Longfield Land Company plans to shift truck access from Devoy St to Harry St, which is only several hundred metres long but handles trucks and cars using Coles, Aldi, Ashgrove Fresh fruit and veg shop and medical offices.

Others were concerned about shadowing caused by the four-storey structure, loss of a magnificent hoop pine and several Harry St street trees, lack of a pedestrian focus and the impact on surrounding traders including Ashgrove Fresh which has operated from its corner site for two decades.

“It has all the architectural merit of a Bunnings,’’ one resident wrote.

Another said: “With this proposal, Harry St will become a shadowed canyon.

“The proposed structure removes the sightlines to the surrounding neighbourhood, taking away from the sense of village-style community that is unique to this corner of Ashgrove, indeed Brisbane.

“It imposes yet another unimaginative, monolithic structure on our landscape, much like that of Lutwyche’s Market Central shopping centre on Lutwyche Rd.’’

Another wrote: “Many similar developments have been made in the past and are now essentially ghost towns filled with failing businesses and empty shops, such as Highpoint Plaza.

“The turnover rate for shops in this area is very high, even if adequate parking is provided.

“These projects often don’t cause (sic) profit for those in charge, or improve the quality of life for those who they affect.’’

Overhead view of the proposed development.

However, town planners Project Urban said in the DA documents that there was no four storey high wall alongside houses on Devoy St, as has been claimed.

“The proposed development is set back 4m from the side boundary and will be provided with substantial landscaping to screen the development,’’ they said.

“It is proposed to use ‘Pinnacle’ trees along the residential boundary. These are narrow, fast growing trees that reach 6-8m in height.

“We consider the proposed development provides a better visual outcome than the present situation, which provides carparking and a servicing area with very little landscaping.’’

Project Urban said the ground level outdoor dining area would operate within the code allowed hours and a level three outdoor deck area was recommended to only be used from 7am– 9pm, with no amplified sound.

“Gym patron noise in the car park is enclosed within the building envelope and gym patron noise at the gym lobby entrance is screened by the building structure (lift/stairs) on levels two and three.

Silas Burke fears his dream house in Ashgrove will have a huge wall built around two sides if a retail precinct is approved.

“The loading dock area is enclosed within the building facade and is not expected to adversely impact any receivers.’’

Silas Burke and another neighbour submitted a detailed objection, via Colin Biggers & Paisley lawyers, on August 13 claiming substantial noncompliance with Council’s City Plan.

“There are critical aspects of the proposed development which represent significant and

material noncompliances with the relevant assessment benchmarks of the Brisbane City

Plan 2014 (City Plan),’’ the objection said.

“The (revised) development has failed to reasonably address the matters raised in the Council’s information request, and has made little if any changes to the design.

“(It) is not a development which is compatible with the locality (and) ignores the context of the land in favour of maximising the commercial development potential, to the detriment of the adjoining and adjacent residential premises.’’

An artist's impression of how the project would look from street level at the Harry St/Stewart Rd intersection.

They said should the building be no higher than 11.5m, or three storeys, on its eastern boundary but exceeded that.

It should be set back 4m, but was 1.3m to 3.2m away from a house at 36 Devoy St.

“These heights and setbacks represent significant and material noncompliances with the … code.

“The identified trees of 6-8m are not of sufficient height at maturity to fully screen

the wall, at a height of 12.4m and 14m.

“(The code) specifically requires a separation distance of 9m where habitable rooms or balconies face … blank walls for building walls of 3-5 storeys.

“The proposed development has a separation distance of only 6.4m to the upper levels of the building to the residential premises on Devoy St and only 5.1m to the residential premises on Harry St, which represents further noncompliance.’’

They went on to say sun studies presented by architects Cottee Parker showed the adjoining houses would effectively have no afternoon sunlight in winter.