Does this up-market suburb need another unit project?
Yet another medium-rise apartment block has been proposed for this wealthy inner-west suburb. But is it too much for the clogged street?
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A developer planning a nine-storey unit tower on congested Lambert St in Indooroopilly has been told to do a traffic study and reconsider the size of the building.
Australian Fortune Development Group Pty Ltd lodged a development application last week for the project, on the corner of Lambert and Clarence roads near the train station.
It proposes 58 two and three-bed apartments, some office/retail space on the ground floor and a rooftop terrace with a pool, gym, barbecue areas and cinema.
A century-old house and shops, including the popular Sendok Garpu restaurant will be demolished and street trees are likely to be cut down, the developer admitted.
Brisbane City Council told the developer at a recent “pre-lodgement’’ meeting that it had concerns about privacy of neighbours fronting side balconies and the gross floor area exceeding limits in the neighbourhood plan.
It also said the two podium levels must contain commercial tenants, but AFD Group said that was not viable and it proposed just one, ground-floor commercial/retail level.
Local state Greens MP, Michael Berkman, said while higher density dwellings made sense near public transport nodes, residents had already contacted him with concerns.
“Medium to high-density development makes sense right near the train station and shopping centre, but that doesn’t mean developers should get a free ride,’’ Mr Berkman said.
“This area is already a traffic nightmare, especially during school pickup and dropoff, so any new development must deliver new public and active transport infrastructure to mitigate added congestion.
“This developer will no doubt be making a tidy profit from these new apartments, so I believe they should contribute more towards things like public green space, cycleways and safe pedestrian routes — this is where the Greens’ plan to increase infrastructure charges would really work for the local community.
“We’ve also proposed changes to the Planning Act to increase local consultation and make height limits, boundary setbacks and green space requirements binding.
“Decades of really close relationships between developers and major party politicians has definitely stymied progress on fairer planning laws.
“I’ve also had a few residents contact me about the proposed vegetation clearing, including large shade trees and fruit trees currently used by local possums, flying foxes and birds.
“The proposal includes a ‘deep planting’ area, but it’ll be right in the shadow of multiple tall buildings, and we all know how difficult it is to properly replace the habitat and public amenity provided by established trees.”
BrisWest Bicycle Users Group co-convener, Chris Cox, said the proponent should be made to improve the two roads.
“There needs to be a cycleway along Clarence and Lambert roads. That will link the Riverwalk (a Council project currently under construction near the Walter Taylor Bridge) with the University of Queensland and the (three nearby) high schools,’’ Mr Cox said.
“(A cycleway along) Clarence Rd will link to the roundabout replacement, which will include better cycling facilities as well.
“If you’re going to build medium density like this near a train station, shopping centre, schools and university, make it easy to travel by bike or e-scooter.’’
Some residents supported the project, saying the look could become “iconic’’ and the siting, near the train station, was ideal.
“Having dense inner city living near public transport is exactly the type of development the Greens should be supporting,’’ Anthony Colwell said.
But others were concerned about traffic, the loss of the old house and street trees, potential noise from the rooftop terrace and further enrolment pressure on overcrowded local schools.
“I hope it’s going to have its own school!’’ Indooroopilly mother Penny Boys posted on Facebook.
Susan Hornbeck posted: “Traffic!!! That corner is already a car park from 3 to 6pm.’’
Town Planning Alliance said in a response to Council’s concerns that 19 per cent of the 1922 sqm site would be open space.
“The proposal achieves a high-quality design that generally complies with the Acceptable
Outcomes of the multiple dwelling code, Centre and mixed use code as well as the Indooroopilly centre neighbourhood plan code,’’ TPA said.
“The proposal does seek minor performance solutions with respect to deep planting, gross floor area, building height and podium land use.
“Overall, the proposal is identified as meeting the relevant requirements of the Brisbane City Plan 2014.’’
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TPA said the basement level carpark was less than 1m above natural ground level and as such did not constitute a storey, by definition, and much of the rooftop terrace was not enclosed so it was essentially not an extra level.
“The community expectation, based on surrounding approvals in both the mixed-use and
high density residential zone is highrise apartment buildings,’’ it said.
“The proposal does not exceed the community expectation of development in the area.
“The proposed development seeks to orient balconies, private and communal open space
areas towards the Lambert Rd and Clarence Rd frontages, where possible, to minimise the
potential impacts to surrounding residential amenity.’’
TPA also said Council had “expressed their intent’’ to support other proposed developments nearby which exceeded the allowable gross floor area, including one at 11-13 Priory St.
Council told FDG Group at the pre-lodgement meeting that it wanted access from Clarence Rd, as far as possible from the Lambert Rd intersection.
“Right turns are undesirable, given access is within queuing area of signals, so should be left-in, left-out only,’’ it said.
“Traffic impact assessment is required and must address impacts on Clarence Rd/Lambert Rd traffic signals.’’
Council also pointed out the project needed 122 resident and 16 visitor car parks, but seven fewer than that were being proposed.
For more details, visit council’s online development application portal pdonline and search for application number A005505815