Developers’ spat over $750m Albion Exchange
The owners of a neighbouring parcel of land have come out swinging against a major transport-oriented development in Brisbane’s inner-north, saying council should not approve Stage One of the proposed $750 million project.
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The Albion Mill site owners have come out swinging against their neighbours, saying council should not approve Stage One of the proposed $750 million Albion Exchange.
FKP Commercial Developments PTY LTD — now called Aveo Group — argued that the plans proposed by Geon Property for the Albion Exchange Transport Orientated Development did not meet several City Plan requirements and would make accessing their property difficult, among other issues, in a letter drafted by their law firm and submitted as part of the development approval process.
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Public submissions for Geon Property’s proposal for development of State Government-owned land on both sides of the Albion train station into two towers of 333 units and 5500 sqm of commercial space closed last month.
The project would also upgrade the station itself.
Aveo Group head of development Gary Krodic told City North News that the company held concerns about their neighbour’s plans.
One of the concerns highlighted in the letter was the closure of roads around the Albion train station.
“Aveo owns a parcel of land located at 60 Hudson Rd, Albion,” Mr Krodic said in response to questions sent to the company.
“We are concerned that the proposed Albion Exchange development is not in accordance with the planning requirements of the area and we have lodged these concerns accordingly.
“We are concerned that the proposed Albion Exchange development will have an adverse impact on community access through the site, traffic in the area and aesthetic appeal of our community.”
However, Geon Property senior development manager Tim Rossberg said the objection was an unexpected outcome.
“While anyone is entitled to lodge an objection, Geon Property was disappointed and surprised to learn of Aveo’s objection to our Albion Exchange Stage One development application,” Mr Rossberg said.
“Over the past nine months, Geon has conducted a broad program of community consultation and has specifically held a number of discussions with Aveo, in their capacity as the owner of neighbouring land which currently has a development approval for two 20-storey towers.
“Despite not having raised any specific issues relating to the Albion Exchange and traffic or roads during this time, Aveo lodged an objection to Geon’s Stage One plans with Brisbane City Council, highlighting objections to road closures.”
Mr Krodic indicated the company was not notified even though some roads had already been closed.
“We understand some partial road closures may have already been in effect,” he said. “We were not, however, aware that this had occurred until the proposed development (Albion Exchange) was reviewed.”
A Brisbane City Council spokesman said the road closures were a State Government responsibility.
“Council has been consulted on the closure of the Albion Road cul-de-sac between Mawarra Street and the rail line, however, the State Government is responsible for the approval of permanent road closures,” he said.
Mr Rossberg said “Geon applied for and received approval for the closure of small sections of largely unused road adjacent to the project from both Brisbane City Council and road land owner the Department of Natural Resources Mines and Energy”.
“Geon applied for these changes to allow for a design which will achieve significantly improved pedestrian cycle and vehicle movements in and around the Stage One precinct,” he said.
Mr Rossberg said approvals included:
● Closure of the Albion Road stub on the western side of the rail corridor — a strip of approximately 800 sqm which serviced four houses that are now demolished, to make way for the North Brisbane Bikeway
● Small parcels of disused land of approximately 130m2, adjoining the Albion Overpass.
● Approximately 155m2 of land at the western edge of Albion Road East and approximately 63m2of land along Albion Rd itself, to permit the construction of stairs leading up to the proposed plaza.
“Geon is also seeking permission to close a small section of Albion Road (east) immediately adjacent to the rail corridor. This will allow for the development of the over-rail public plaza which will provide improved connectivity between east and west Albion and the train station. “The plaza extension over Albion Road will provide over 100 sqm of additional open space to the public.”
Aveo’s property at 60 Hudson St has a approval to build 634 apartments, a hotel and commercial space in two towers with a maximum height of 20 storeys on the block with once held the heritage-listed Albion flour mill. It was demolished in 2013 after fire gutted the landmark brick building.
However, Aveo has not set a date for redevelopment of the site.
“The Aveo board will reconsider development of the site once the residential market has improved,” Mr Kordic said.
The letter sent by FKP/Aveo to council as part of the Albion Exchange approval process argues that the road closures are premature.
“ … they are being done before the application has been properly considered by Council.
“Significantly, our client as an Albion Road land owner, and materially affected by the road closures, was not afforded the appropriate opportunity to participate in the road closure process. This issue should be considered by council, but in any event, our client will address this directly with the State Government.”
FKP’s letter details concerns, including:
“The application fails any strategic structure planning test. It has treated the subject land as an island and not part of the precinct identified by the Albion Neighbourhood Plan.”
It also claims the development application “does not protect and contribute to safe, direct and convenient access for pedestrians and cyclists of all abilities”, nor does it comply was some code provisions, including “the proposed development is not sensitive to, and does not mitigate adverse impacts on and adjoining use”.
“The traffic analysis failed to consider the traffic volumes that will be generated from the Albion Mill Development (circa 400 vehicles during peak periods), and also the Hudson development at 50 Dugson Rd.
“It defies logic for the analysis to dismiss the traffic that will be generated from the Albion Mill Development as unlikely to proceed,” the letter states. “There are two current (and recent) approvals that should have been addressed, or at the very least, some project development of such a significant site.
“More broadly, for other users of Albion Road (as well as our client): constrains access off Albion Road into the Albion Mill Development, and conflicts with existing Council approvals; … service vehicles will need to utilise the Albion Mill Development to turn around in the cul-de-sac.”
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Mr Rossberg disagrees.
“Geon’s design respects driveway access to the Aveo site that has already been approved by Brisbane City Council. These road closures are minor and have minimal impact on traffic movements along Albion Rd,” he said.
“All of these road changes were subjected to a detailed public advertising and council/State Government approval process between March and July 2018. The public (including Aveo) had the opportunity to raise any concerns during the formal public advertising period.
“After extensive consultation with local businesses, residents and community groups, the revised design approach for Stage One of Albion Exchange was met with overall positive sentiment. Geon Property would like to extend their gratitude to those in the community who have shown support for the development during the public advertising period of Stage One.”
The Stage One development application is still under consideration by Brisbane City Council. There is a second DA for the entire Albion Exchange masterplan.
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