The Newstead Albion Master Plan
It is the beginning of a major struggle over buildings and uses in Newstead and Albion. But what information are we receiving?
I recently discovered an Urban Utilities YouTube video that provides more information on what is being planned on the Breakfast Creek Sports Precinct than what the State Government has so far provided, which is bugger-all.
Urban Utilities are proposing a sewerage treatment facility next to the Basketball Arena. The plans show storage tanks immediately adjacent to the residential properties accompanied by a drawing note that says: “odour noise and visual aesthetics will be key drivers for the design”.
Good luck if you live next door.
Simultaneously there is a scramble to amalgamate properties around the Precinct in anticipation of the forthcoming Olympics. All without a current masterplan… that we have seen.
Meanwhile in Newstead the 99 Breakfast Creek Road project has been decided in favour of the applicant.
Unless there is an appeal to the Land and Environment Court, the project will proceed, most likely in several stages to allow value to build as the project progresses.
However, it is entirely possible there will be an appeal as a comprehensive objection to the scheme was lodged by Dexus, the owners of Gasworks shopping centre. That centre was developed as part of a major urban renewal project in New Farm, Teneriffe and Newstead and it is specifically designated under the City Plan 2014.
That earlier renewal project was part of a masterplan produced by the Brisbane City Council, the results being folded into the City Plan.
No doubt when they purchased Gasworks, Dexus did so believing there would not be another major centre in the catchment area. Certainly not one that was in walking distance of Gasworks.
The City Plan not only zoned the area north of the Gasworks as low impact industry, service industry or outdoor sales, it also included a neighbourhood planning code that was specific about what was required uses, heights and densities.
You could forgive Dexus for feeling short changed and perhaps betrayed by Council in this because the Breakfast Creek Rd proposal includes a Harris Farm Markets and a large Coles plus other retail and restaurants public space like West Village in West End that will compete directly with Gasworks Plaza.
I have no problem with new quality projects, and I enjoy visiting West Village, but I believe it is a strange way of planning a city – approving a project so contrary to the City Plan thus making it a precedent in the area for similar projects.
If the Council believed the 2014 City Plan zoning for Newstead north had become inappropriate, why did it not seek input from the local community then produce a temporary planning instrument following a masterplan? Thus, giving certainty and clarity not only to the present landowners and residents but also to any developers who were seeking opportunities.
Instead, there has been a protracted behind-the-scenes development approval process (because it is an impact assessable site) and the result is a master plan that will be implemented over several years (again see West Village) with development approvals required on each building that will be assessed against the approved master planning envelope.
No doubt the same will occur in Albion. If the process follows Newstead, it will also be behind the scenes.
I believe there is a desperate need to create a master plan for both the Newstead and Albion precincts before it is too late. The old Brisbane Development Association (now Committee for Brisbane) once ran very successful workshops that assisted both State and Council in developing master plans.
Why can’t that be done now? We would like to know what we are getting.
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Photo Caption: Proposed Urban Utilities Albion treatment facility