Last-ditch bid to save heritage Brisbane gardens

A last-ditch legal bid has been launched to stop a historic inner-city garden from being turned into a student highrise.

A Spring Hill resident has launched a legal challenge against plans to build a 13-level student highrise on the site of the heritage-listed Karl Langer Gardens.

The Planning & Environment Court appeal comes after Brisbane City Council recently approved the 487 Boundary St project.

Neighbours have been fighting Deague Group’s plans for almost three years.

After the developer slightly revised plans Council and the State Government’s State Assessment Referral Agency (SARA) signed off on the 234-room tower.

The site forms part of the former parcel of land known as the Main Roads Building and is registered on the Queensland Heritage Register.

Heritage listed Langer Gardens. Picture: Andrea Macleod

Melbourne-based Deague Group also developed the adjacent, former Main Roads building converting it into The Johnson hotel.

It was also behind the acclaimed Fantauzzo hotel at Howard Smith Wharves.

The Australian Institute of Architects’ Queensland Chapter and other leading City architects raised their voices against the student highrise when it was first proposed.

“It has too big an impact on the State Listed heritage garden and the setting of the State Heritage Listed former Main Roads Building,” AIAQ Heritage Committee Chair Michael Scott said at the time.

“The Karl Langer designed building is a local landmark and the mature trees and landscaping around it are important to the streetscape of Boundary St, running through the centre of Spring Hill.”

Spring Hill Community Group’s (SHCG) Neil Peach said the gardens were a significant part of the old Main Roads building, which was designed in the “Bauhaus’’ architectural style by Karl Langer.

Artist's impression of the proposed 487 Boundary St student accommodation building.

Dr Peach said the famous European architectural movement emphasised creating harmonious environments which included gardens which aimed to inspire workers.

He said that while the revised design also included a much larger set back from Boundary St, the tower’s impact on Wedd St was far too great.

“Wedd St has predominantly old Spring Hill houses. It will have quite an impact there,’’ he said.

“I’ve spoken to people who have lived and grown up on Wedd St and they are quite upset.

“It’s a tiny street. It will end up having a lot of traffic movement that is not there at the moment.’’

He said it was “totally inadequate’’ for Council and the Government to allow trees in the garden to be cut down and replaced with a few interpretative plaques and replanted saplings.

Dr Peach said local state MP, Grace Grace had lodged a submission.

Council said last year that, as part of the development of the Spring Hill Neighbourhood Plan, three trees on the property were protected by the Vegetation Protection Orders.

SHCG spokesman Ross Flutter said Deague Group’s revised plans were only “cosmetic’’ changes.

“This proposed development would destroy all heritage value of the land and replace it with an oversized student accommodation tenement,” he said.

In documents submitted to Council planner Urbis, on behalf of Deague Group, said the “design proposes to replicate the original Karl Langer garden as much as possible”.

Urbis said the architectural plans had been amended to addresses the heritage matters raised by SARA and Council, including revising the design of the forecourt to “closer align with Langer’s original design including an increase in the general landscaping area to reflect the original Langer intent”.

“The proposed building is now substantially lower than the former Main Roads building …. modifications include significantly increased setbacks to the Boundary St frontage retain the forecourt area on the site, alterations to the building design, removal of a part level to increase connection and sightlines between the forecourt and lower levels and modifications to the layout, design and landscaping of the forecourt.’’

Residents of The Johnson hotel have also lodged objections.