Albion Exchange — what do you think? Join the debate
A MASSIVE amount of cash is about to be splashed to revamp a train station in Brisbane’s north. It’s a gamechanger but opinion is divided about who will win – and lose – if the first stage is approved. Here’s what people are saying on both sides.
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NEW plans for a $260 million development over the Albion train station has prompted an outpouring of community commentary.
Two skyscrapers and a lifestyle precinct will hover over a streamlined, state-of-the-art transport hub if stage one of the Albion train station redevelopment is given a green light.
Geon Property lodged a development application with Brisbane City Council last week for the $260 million Albion Exchange, the first part of a $750 million revamp of the State Government’s 4ha Transport Orientated Development site.
Senior development manager Tim Rossberg said the company had been working with Queensland Rail and the Department of Main Roads on Albion Exchange for two years.
“Albion Exchange will change the face of Albion for the better,” Mr Rossberg said. “It will bring new life to land which is currently under-utilised.
“Albion is a suburb on the rise. It is one of the fastest-growing areas in Brisbane and by 2036 the suburb’s population is estimated to grow by more than 3857 residents.
“This is a unique inner-city development which will further the suburb’s modernisation as well as revitalise its heart and soul by creating an energised and connected destination.”
Designed by Hames Sharley, the first stage features two residential towers, a new food and beverage destination, health and wellbeing offerings and boutique retail.
Together with a $28.7 million upgrade of transport facilities and access to the Albion train station, the proposal also includes 4900sq m of new green open space and a public plaza connecting the east and west of Albion Rd.
If approved, construction will begin in early 2020.
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OPINION DIVIDED
Many opinions expressed to City North Newsand on social media praise the development, saying it’s a long-overdue and entirely welcome update to the suburb.
Others are not so favourable, singling out impacts on the real estate market, traffic and liveability for existing residents.
Geon Property’s Tim Rossberg said the company had held community consultation sessions in the local area while the plan was being formed. It will also hold an event on September 15, to collect feedback about the masterplan for the 4ha site. That is on at the Windsor Bowls Club, 69 Blackmore St, Windsor from 9am-noon.
“We expect Brisbane City Council to reject applications like this one — it radically undervalues the contribution of cycling and walking to a healthy community.” Bicycle Queensland’s Anne Savage
“By unlocking the potential of the 3.5 hectare site through partnership with the private sector we will deliver enhanced public transport infrastructure for the local community.” Minister for Transport and Main Roads Mark Bailey
“Looking from a real estate perspective you would wonder if they have done their sums?” The Hudson on Albion Hill body corporate secretary Marlene Evans
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CONCERNS EXPRESSED SO FAR
TRAFFIC WORRIES
A report submitted with the application states that Albion Exchange would add traffic pressure to an already “highly congested” area.
“It is considered unlikely … the developer alone, will be able to mitigate all impacts associated with this development, and that a more holistic approach to addressing the broader traffic issues in the Albion area will need to be considered by Council.”
Geon Property’s senior development manager Tim Rossberg said the company would work with council.
“Our understanding is that Brisbane City Council is in the process of assessing the current and future traffic movements in the Albion area,” he said.
“Council is aware of our development application and will continue to work with us on longer term improvements to the suburb. It should be noted that the Albion Exchange masterplan has a critical focus on reducing private vehicle use and traffic impacts on the local community.
“As such, we hope to be kept informed of Council’s future plans, not only for Albion but for surrounding catchments as well.”
A Brisbane City Council spokeswoman, when asked to respond to questions about the development application including if there was work planned for the area, said council had “received a development application for 333 units, as well as shops, offices and other commercial activities, to be built on State Government-owned land at 28-42B Albion Road. Assessment is yet to commence, however the application will be required to undergo community consultation.”
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ALBION: 10 times this cyclist could have died
CYCLING
A cyclist was hit and killed last month on Hudson Rd, Albion, close to the site of the new development.
The latest tragedy comes after decades of lobbying by cyclists to fix the “Wooloowin-Albion death corridor”, so called by bike commuters because they have to ride close to a high volume of traffic travelling at speed.
The long-awaited fix for the scary ride through Albion is the North Brisbane Bikeway, recently given the green light after being stalled by State Government and Brisbane City Council bickering.
When built, the North Brisbane Bikeway will run parallel to the Albion train station corridor and the Albion Exchange buildings.
The development website includes this: “Adding to this seamless connectivity will be the north-south Brisbane bikeway. Anticipated for completion in the next few years, the bikeway will adjoin the western edge of Albion Exchange, providing dedicated pathways for an easier, healthier and safer journey.”
At present, to cross the rail line from the bikeway route, cyclists have to make a tight turn into a skinny, shared overpass at Bridge Rd to reach Hudson Rd. This is some distance north from the train station.
However, if the new plan is approved, cyclists looking to cross the train line could do so through the Albion Exchange development, but would be required to dismount and enter a lift. The two sides of the site are at different heights.
The site’s development application states that while “it is recognised that a cycle route crossing of the rail line in this general vicinity is desirable, the Albion Road alignment is considered less than ideal for a number of reasons”, which include the safety of those using the train ticket hall.
“Consequently, the development proposal does not include a high speed commuter cyclist through-route along the Albion Road alignment. It does however provide for a more limited number of low speed terminating trips to / from the development itself, by way of lifts,” the application states.
Bicycle Queensland CEO Anne Savage was critical of the plan.
“The developers have missed a major opportunity to enhance the appeal of this project by completely overlooking healthy travel options for the community, such as riding and walking,” she said.
“We expect Brisbane City Council to reject applications like this one — it radically undervalues the contribution of cycling and walking to a healthy community.
“Oddly, the report notes that growing congestion will force people to take up alternative modes of transport, but then fails to ticket a modest investment in bikeability to improve access and grow the liveability of a potentially vibrant precinct.
“Evidence demonstrates that strong investment in bikeways can boost property values and stimulate local business activity — offering an innovative and healthy approach to community enhancement.
“The future looks bright for Brisbane City, but we need to make sure property developers meet our expectations on healthy travel.
“Projects like this are the legacy we leave for our next generation — we need to do everything in our means to make suburban roads safe and seamless for people to enjoy.
“It’s hard to take reports like this seriously.”
Geon Properties’ Tim Rossberg said “road safety must be the first priority”.
“We recognise that further development in Albion and surrounds will mean the need for road upgrades and transport improvements,” he said. “We have been and are continuing discussions with Brisbane City Council about this issue and their future transport plans. This will be further developed during our longer-term masterplanning process.
“Our Albion Exchange project will be developed over 10-15 years and in that time, we will be required to contribute many millions of dollars in infrastructure charges to the Brisbane City Council (as part of development conditions). Geon is keen to work actively with Council in planning for efficient and effective road and public transport network for Albion.
“With regards to Bicycle Queensland’s comments on the proposed elevator for cyclists to cross the railway, our designers have proposed this method as the most efficient and safest method, given the substantial height differences from the western side of the rail to the eastern side. We will continue to explore this option and others during the design and assessment process.
“In this regard, safety is the absolute priority. We have made contact with CEO Anne Savage to show her our detailed plans and to understand Bicycle Queensland’s input.”
In the Traffic Management report, prepared by TTM Group, it states:
“Hudson Road is classified as a ‘Local Cycle Route’ and Sandgate Road / Albion Overpass are classified as ‘Secondary Cycle Routes’ under the BCC City Plan Bicycle Network Overlay Code. No formal on or off road cycle lanes are provided on any of these roads despite their classifications. On the west side of the Albion Train Station, Mawarra Street is classified as a ‘Primary Cycle Route’ and provides formal on-road cycle lanes.
This forms part of the wider ‘Northern Bikeway’ connecting the northern suburbs of Brisbane with the Brisbane CBD via a network of on and off road paths.
Neither the Local Government Infrastructure Plan (LGIP, formerly the Priority Infrastructure Plan (PIP)) nor the Albion Neighbourhood Plan identify any public or active transport projects in the immediate vicinity of the site.”
HEIGHT
Clayfield LNP State MP Tim Nicholls called for the community to examine the application closely.
His concern focused on the height of the two new buildings, in an area currently restricted to 15 storeys.
The buildings would overshadow the existing The Hudson on Albion Hill, which is 15 storeys.
“Albion is changing,” he posted on Facebook. “But is it the type of change the local community wants to see? Geon Property and the State Government have lodged development plans for Albion Station. The first 2 stages — called stages 1A & 1B — proposes 333 units across two 30 & 23 storey residential towers. There will be carparking for residents, but no new extra Park’n’Ride spaces. At the moment, the local plan says buildings shouldn’t be more than 15 storeys high.”
Responses to his post include many supporting the transformation of the area.
Others were critical of the plan, citing parking, traffic, design and size among pressing concerns.
GOOD NEIGHBOURS?
Most impacted by the height of the new buildings is expected to be residents of The Hudson on Albion Hill. Body corporate secretary Marlene Evans had this to say:
“The new development is part of the Albion Railway station upgrade. The developer, Geon has pulled together what they refer to as a masterplan for the Albion train station precinct. They have gone to great effort to invite the community to put forward comments on their proposal — to their credit — the aesthetics of the design are indeed impressive.
“The ultimate question for the residents of Albion is — What does Albion need and what would make a difference to the residents now and into the future?
“As Albion residents, we have a unique opportunity, right now, to express our view on how Albion is to evolve and what the future might look like for our historic suburb. We also have an opportunity to make a comparison to other inner-city precincts like West End and Newstead.
“Do we want Albion to become another forest of 30-plus story high-rise apartments jammed on top of each other with little or insufficient green spaces, parks, gardens, additional bikeways to cater for the increasing number of working families now choosing this as a home option? West End is traffic gridlocked at any given time and where are all the new Citycat terminals and increased public transport services that residents were promised when their objections to the then proposed development were being addressed?
“The new Albion development is called “Albion Exchange”. Not many people would be aware of the historical significance of this, without that context, you would assume that, as most rail commuters do now, Albion is a station that they can drive to and exchange their car for public transport in and out of the CBD.
“Is Queensland Rail going to add the extra train line and platform so desperately needed to support our already failing rail transport system in this new upgrade of the station?
MORE: Station upgrades won’t meet deadline
Albion train station to receive $750m upgrade
“The recent events of the cyclist’s fatality has highlighted the woeful inadequacy of the road infrastructure in and around the Albion area and the developer has been very proactive with local politicians and the authorities to add momentum to the community’s cause to increase road safety for cyclists and motorists in and around the immediate Albion/railway station area.
“But the question remains: Is there a plan to address the major traffic problems we already have with traffic congestion in the Albion area, before we create even further traffic congestion with an influx of new residents to the area?
“With the removal of 2 x railway station park-and-ride’s, is there going to be enough carparking spaces in the new residential development to cater for the number of already existing commuters as well as planning for additional spaces for the future — given this is going the be ‘the Exchange’?
“Looking from a real estate perspective you would wonder if they have done their sums?
“We already have two new apartment buildings less than 200m away that the selling agents can’t give way for love nor money.
“The big banks all say ‘we are overexposed in the Albion area’ when you apply for a loan to buy an apartment and they instantly increase your capital to lending ratio to 65 per cent.
“That puts a purchase well out of the reach of most first home buyers.
“Yes, the high end market is selling and still hot right now, but how many penthouses can you have in one development — and then what happens to all the other apartments that they can’t sell?
“Sometimes, in my opinion, we put the cart before the horse.
“What Albion needs right now (my view) is a tunnel taking the traffic away from Sandgate Road well into the north side alleviating traffic flow to and from the city.
“We also need the land currently leased by the cement companies to be converted into a monorail site, car park, child care centre, extended parklands and recreational areas as well as joining up the cycle pathways extending north. The monorail should travel into the city via Newstead and the Valley — just the short circuit — reference Sydney CBD monorail system.
“When all the infrastructure is in place, then we can welcome further residential development. Why is everything done retrospectively this City? Can’t we be proactive for once and get the infrastructure in place first?”
TOM ROSSBERG’S FULL RESPONSES
To be attributed to: Tim Rossberg, Senior Development Manager at Geon Property
Q: Cyclists: concerned about the cycling arrangements, particularly the fact that cyclists have to enter a lift to cross the rail crossing there. Concerned on the increase in traffic due to the construction and the building itself, in an area already under pressure (also the site of a recent cyclist death).
A: Geon Property is very aware that as Albion and surrounding suburbs have grown and changed over time, they’ve faced traffic and transport challenges.
Like everyone in the area, our team was distressed to hear of the death of a cyclist after an accident recently on Hudson Road. Road safety must be the first priority.
We recognise that further development in Albion and surrounds will mean the need for road upgrades and transport improvements.
We have been and are continuing discussions with Brisbane City Council about this issue and their future transport plans.
This will be further developed during our longer-term masterplanning process.
Our Albion Exchange project will be developed over 10-15 years and in that time, we will be required to contribute many millions of dollars in infrastructure charges to the Brisbane City Council (as part of development conditions).
Geon is keen to work actively with Council in planning for efficient and effective road and public transport network for Albion.
With regards to Bicycle Queensland’s comments on the proposed elevator for cyclists to cross the railway, our designers have proposed this method as the most efficient and safest method, given the substantial height differences from the western side of the rail to the eastern side.
We will continue to explore this option and others during the design and assessment process. In this regard, safety is the absolute priority. We have made contact with CEO Anne Savage to show her our detailed plans and to understand Bicycle Queensland’s input.
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Q: Parking — Concerns about daytime residential visitor parking — provision only for night time parking (30 spaces). Are there spaces for daytime visitor parking?
A: Parking management is an ongoing challenge for all growing suburbs and we are well aware that it remains a critical issue for Albion.
That’s why we will be implementing day and night visitor parking for residents, as outlined in Appendix P of our development application.
As provided in the application, visitors will be able to access the site via the Albion Overpass or Albion Road and will be directed to a dedicated parking area on Basement 2.
This area is located beyond the residential security line, so visitors will be required to use intercom to contact the relevant tenant and request entry.
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Q: Traffic: Studies indicate that the area is already heavily congested. Traffic reports indicate that developer mitigation measures won’t return area to pre-development loads. What would the developer hope from council to help fix the roads around the area?
A: Our understanding is that Brisbane City Council is in the process of assessing the current and future traffic movements in the Albion area.
Council is aware of our development application and will continue to work with us on longer term improvements to the suburb.
It should be noted that the Albion Exchange masterplan has a critical focus on reducing private vehicle use and traffic impacts on the local community.
As such, we hope to be kept informed of Council’s future plans, not only for Albion but for surrounding catchments as well.
Q: Stage one — could you please confirm the value?
The first priority will be upgrading the Albion transport facilities and access for local residents and commuters.
The entire project value for Stage One, which includes new housing options as well as dining, entertainment and lifestyle facilities is approximately $260 million.
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Q: Road closure — could you please clarify what parts of which roads will be closed and for how long?
A: The first priority for Geon Property will be upgrading the Albion train station for local residents and commuters.
Stage One will assist in solving what has long been one of Albion’s challenges — cross-suburb connection — with a new over-rail podium and large public plaza connecting either side of the railway.
To ensure continuous public access to the train station and proposed facilities, Geon Property has secured permanent road closures over Albion Road encompassing east and west of the rail corridor.
This is outlined in Appendix L of our development application lodgement pack.
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Q: Masterplan — How is consultation going on the are masterplan?
A: Geon Property has lodged the development application for stage one which includes the Albion Train Station transport facilities and access upgrade and we have just started detailed community consultation on the masterplan.
The entire project covers an area of 4ha and is planned to be developed over 10-15 years, so this will be the start of many conversations with our neighbours and the broader community as we move ahead.
We are encouraging everyone who has ideas to come to our public consultation events so that we can hear their points of view and learn from their local knowledge.
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STATEMENT FROM MINISTER MARK BAILEY
Friday, March 23, 2018
Rail revolution: Albion station to be super-sized
A $750 million development that was part of a Palaszczuk Government election commitment is set to transform the precinct surrounding Albion train station.
Transport and Main Roads Minister Mark Bailey said an agreement had been signed with Brisbane property developers, Geon Property, to revitalise the Albion site through a Transit Oriented Development (TOD).
“Former LNP leader Tim Nicholls has been the Member for Clayfield since 2006 and, despite being the shareholding minister for rail at one point during that time, failed to deliver a single station upgrade,” Mr Bailey said.
“The Palaszczuk Government is now doing the work he neglected, and then some.
“During the election campaign, we committed to investing in a multimillion-dollar accessibility upgrade at this station and we will now work with the developer to ensure it integrates with their plans for the precinct.
“This 15 year project will integrate Albion train station with, nearby commercial and residential buildings and vacant land to deliver an exciting community asset.
“By unlocking the potential of the 3.5 hectare site through partnership with the private sector we will deliver enhanced public transport infrastructure for the local community.”
Geon Property’s Albion Train Station Precinct Redevelopment included an upgrade to transport facilities and access to the Albion train station intended to revitalise the suburb of Albion and surrounding community.
The group will start a detailed design, development application and approval process over the next 12 to 18 months.
This will include public engagement to ensure the local community was given opportunity to provide feedback.
Mr Bailey said construction was expected to start in 2019-20 and more information would be available as development applications and approvals proceeded.
The developers will:
■ Design and construct a mixed-use TOD integrated with Albion Train Station and the wider area
■ Work with the state to design improved Disability Discrimination Act 1992 (Cth) compliant access to Albion Train Station and construct
■ Work with the state to optimise the design and location of commuter carparking (to ensure no net loss of park’n’ride numbers) and undertake construction of the necessary works
■ Integrate with a section of North Brisbane Bikeway through the precinct
Mr Bailey said the TOD would complement planning currently underway by Queensland Rail for an upcoming accessibility upgrade of Albion train station.
“While this accessibility upgrade is currently in early planning stages, improvements being explored include new platform access with lifts, raised platform sections providing improved assisted boarding points, and other accessibility features such as hearing aid loops, signage and tactile flooring surfaces.
“Construction on the accessibility upgrade is also expected to start in late 2019,” Mr Bailey said.
Geon Property Managing Director Ben Griffin said the TOD offered a unique opportunity to revitalise Albion.
“Redeveloping Albion train station allows us to deliver a truly world-class transit oriented development,” Mr Griffin said.
“This project will be more than just a property development — our vision is to create a precinct that is a genuine destination.
“This project will be defined by a seamless integration of high-quality apartment living, retail, food and beverage outlets with genuine character, modern commercial offerings and vibrant public open spaces.
“It will offer access to Brisbane’s transport networks, integrating with one of South East Queensland’s busiest train lines, connecting to the bikeway network and providing accessible parking options.”
For further information about the Albion Train Station Precinct Redevelopment, please visit https://www.tmr.qld.gov.au/Community-and-environment/Planning-and-development.
Background:
The Palaszczuk Government has previously announced funding/$17 million for the Albion Station Accessibility upgrade and will work with Geon Property through detailed design on this and other upgrades to transport facilities and access as part of the development.
See the entire application at Brisbane City Council’s PD Online portal at pdonline.brisbane.qld.gov.au/masterplan and search for application number A005013244.
WHAT DO YOU THINK? Comment below, or email editorial@citynorthnews.com.au or join the conversation on Facebook @QuestNewspapers
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