Environmental Assessment Report - Churchie · 2019. 7. 9. · TOWN PLANNING ASSESSMENT REPORT Bennett & Francis Pty. Ltd. 13 May 2019 Surveying, Cartography, Computing, Mapping, Land

Environmental Assessment Report

Anglican Church Grammar School

Proposed Ministerial Infrastructure Designation

Prepared By

Bennett & Francis

TOWN PLANNING ASSESSMENT REPORT

Bennett & Francis Pty. Ltd. 13 May 2019 Surveying, Cartography, Computing, Mapping, Land Consulting, Town Planning. ABN 94 404 678 795 ph. (07) 3239 54444 fax. (07) 3239 5499 email. [email protected] OUR REF: ID

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Contents 1. Executive Summary ..................................................................................... 3 1.1 Introduction ............................................................................................................ 3

2. Infrastructure Proposal (MGR 2.2 (a) – (c)) .................................................... 3 2.1 Site Context ............................................................................................................ 3 2.2 Site Location and Existing Use ................................................................................ 5 2.3 Topography / Slope / Views ................................................................................... 8 2.4 Road Frontage ........................................................................................................ 8 2.5 Shape of the Site .................................................................................................... 8 2.6 Street Furniture ...................................................................................................... 8 2.7 Existing Significant Vegetation ............................................................................... 8 2.8 Surrounding Land Use ............................................................................................ 9 2.9 Easements .............................................................................................................. 9

3. Infrastructure Proposal (MGR 2.2 (d) – (f)) .................................................. 10 3.1 Type of Infrastructure .......................................................................................... 10 3.2 Nature, Scale and Intensity of Infrastructure and Proposed Uses....................... 10 3.2.1 Preparatory School Masterplan. ................................................................... 10 3.2.2 Viking Café (internal tuckshop) ..................................................................... 10 3.2.3 Music and Performing Arts Centre ............................................................... 11 3.2.4 Minor Projects ............................................................................................... 11 3.2.5 Residential Strategy ...................................................................................... 11

4. Planning Framework ....................................................................................... 11 4.1 Applicable State Interests ............................................................................. 13 4.1.1 State Planning Policy ..................................................................................... 13 4.1.2 State Development Assessment Provisions .................................................. 17 4.1.3 Regional Plan ................................................................................................. 18 4.1.4 State Development Areas ............................................................................. 18

4.2 Local Planning Scheme ......................................................................................... 18 5. Environmental Assessment Report ................................................................. 24 5.1 Infrastructure Network ........................................................................................ 24 Engineering Services Report – Bligh Tanner ................................................................... 24 5.1.1 Water ............................................................................................................ 24 5.1.2 Sewer ............................................................................................................ 25 5.1.3 Stormwater ................................................................................................... 25 5.1.4 Electricity ...................................................................................................... 26 5.1.5 Gas................................................................................................................. 26 5.1.6 Communications ........................................................................................... 26 5.1.7 Traffic and Access ......................................................................................... 26



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5.1.8 Transport ....................................................................................................... 27 5.2 Environmental, Social and Economic Impacts ..................................................... 27 5.2.1 Soils and Geology .......................................................................................... 27 5.2.2 Natural Resources ......................................................................................... 29 5.2.3 Natural Hazards ............................................................................................ 29 5.2.4 Social and Economic Impacts ........................................................................ 37 5.2.5 Health and Safety Impacts ............................................................................ 37 5.2.6 Amenity Impacts ........................................................................................... 39

6. Consultation .................................................................................................... 43 6.1 Affected Parties and Stakeholders ............................................................... 43 6.2 Community Consultation Strategy ................................................................ 43

7. Conclusion ................................................................................................ 46 8. APPENDIX A : State Development Interests. ................................................... 47 9. APPENDIX B: BCC PD Online listing. ................................................................. 48 10. APPENDIX C: BCC Zonings................................................................................ 49



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1. Executive Summary

1.1 Introduction This Draft Environmental Assessment Report (EAR) has been prepared by Bennett & Francis (B&F) on behalf of the Anglican Church Grammar School (ACGS). Under the Planning Act 2016, Chapter 2, Part 5, ACGS wishes to designate the lands listed in 2.2 for educational facilities as per Schedule 5, Section 13, Part 2, Item 6 of the Planning Regulation 2017 (PR). This EAR has been made in accordance with Chapter 7 of the Minister’s Guidelines and Rules (MGR) under the Planning Act 2016 (PA), Guidelines for the process of environmental assessment and consultation for making or amending a Ministerial designation (section 36(3)) of the Act. The report includes responses to the matters outlined in Chapter 7, Part 1 (2) 2.2 (a) – (j). This report includes specialist reports prepared by

Master Plan drawings by BSPN Civil Engineering Services prepared by Bligh Tanner Flood / Hydraulic Review prepared by Bligh Tanner Landscape Plans prepared by Jeremy Ferrier & Associates Ecological Assessment prepared by S5 Heritage Statement prepared by Vault Consulting.

2. Infrastructure Proposal (MGR 2.2 (a) – (c))

2.1 Site Context The ACGS campus is located in East Brisbane, Queensland. The campus is located approximately 3 kilometres east of the Brisbane CBD and is contained in the eastern pocket of East Brisbane, bound in part by Norman Creek. The area to the west of the campus in East Brisbane provides low density residential dwellings. Sporting fields are located to the immediate north of the campus.



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The campus area is accessed principally from Vulture Street, Mowbray Terrace and Lytton Road. Figure 1 below shows the location of the ACGS campus. Figure 1 Location Plan



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2.2 Site Location and Existing Use The Anglican Church Grammar School has been located at the present site in East Brisbane since approximately 1918. The school provides for the education of young men from Child Care & Kindergarten through to Year 12. Student Numbers currently are approximately 1800 students including approximately 155 boarders with approximately 276 staff. The campus includes land on the eastern side of Barker Street and both sides of Oaklands Parade extending to the east to Norman Creek and between Mowbray Terrace, Heath Street and Hilton Street. Access to the lower part of the campus is from Hilton Street, whilst the upper part is accessed from Oaklands Parade and Heath Street. Only existing dwelling houses are accessed from Barker Street. ACGS also has a Rowing Shed & associated infrastructure located at 78 Lytton Road and the David Turbayne Tennis Centre and the Hazel Millman Tennis Courts, both located in the area to the north of Hilton Street providing for co‐curricular activities. These sites have not been included in the request for designation. The headmaster’s residence at 59 Heath Street has been included in the land for the designation, it has recently been upgraded, there is no anticipated work to it. ACGS also provides residential accommodation at various locations within the campus for boarding masters and other staff required for the operation of the school and boarding component. Figure 2 below shows the area of the campus requested to be covered by the Infrastructure Designation with the table below that listing the lands by address and Real Property description. Please note some of the specialist reports do not correctly identify the area required for designation.



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Figure 2



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Address of Site 11,19,39,41,41A,41B,53,53A,59,77,79,79A, 2,4,6,8,10,12,14,16,18,20,22.24,26,28,30,32,34,36,40,48, 54,56, 62,66,68,72,80 Oaklands Parade; 59 Heath Street: 1,3,7,15,17,19,21,23,25,27,27A,29,39 ,43,43A,43B,45,47,49,51,51A,53,59,61 & 63 Barker Street 2‐6 Stanley Terrace East Brisbane, QLD. 24 Jopp Street or 24 Hunter Street Norman Park, Qld, 4170.

Real property description Lots 1 & 2 on RP11257, Lot 2 on RP11256, Lot 1 on B3514, Lots 12 & 13 on RP11086, Lots 1 & 2 on RP11248, Lot 10 RP11086, Lot 9 on RP11086 Lot 354 on SP259870, Lot 38 on RP11090, Lot 36 on RP11090, Lots 21 ‐30 on RP11258, Lots 1‐8 on RP11255, Lot 3 on RP62529, Lots 1‐3 on RP45851, Lot 3 on RP43593, Lots 5& 6 on RP55563, Lot 5 on RP74283, Lot 3 on RP74283, Lot 2 on RP74283, Lots 2 & 3 on RP11558, Lot 5 on RP11260, Lots 9 – 16 on RP11255 Lots 1 & 2 on RP62529, Lots 15‐19 on RP11246, Lot 21 on RP11246,



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Lots 1 & 2 on RP11247, Lot 1 on RP43593, Lots 3 & 4 on RP55563 Lot 1 on RP74283. Lots 40 & 41 on RP11469 Lot 1 on RP46134

Area of site 223 225 sq m Existing Area Brisbane City Pan 2014

Character Residential / Open Space (District) / Community Facilities (Education Purposes)

Existing Neighbourhood Plan East Brisbane – Coorparoo district Owner The Corporation of the Synod of the Diocese of Brisbane. Ward The Gabba

2.3 Topography / Slope / Views The ground levels of the campus rise from approximately RL 3.0m AHD along Barker Street through to a maximum of approximately 14.5m AHD along Oaklands Parade and then down to approximately 1.5 m AHD for the fields proximate to Norman Creek.

2.4 Road Frontage The campus has road frontage to Mowbray Terrace, Barker Street, Oaklands Parade, Heath Street and Hilton Street.

2.5 Shape of the Site The campus is generally oriented north south for the main section of the campus proximate to Barker Street, Oaklands Parade, Mowbray Terrace, Heath Street and Hilton Street, then extends to the east in the area bounded by Norman Creek.

2.6 Street Furniture All the streets proximate to the site are formed and contain required infrastructure.

2.7 Existing Significant Vegetation The specialist report prepared by S5 as part of this EAR addresses the issue of vegetation and ecology.



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2.8 Surrounding Land Use The zoning and existing development pattern on the western side of Barker Street, the southern side of Mowbray Terrace and between Heath and Hilton Streets is residential. Given the well‐ established nature of this area, this is unlikely to change.

2.9 Easements There are a number of easements burdening various properties to the Brisbane City Council and Queensland Urban Utilities. The location of these easements is shown in green on the following Figure 3. Figure 3



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3. Infrastructure Proposal (MGR 2.2 (d) – (f))

3.1 Type of Infrastructure As set out in the PR, Schedule 5, Part 2, Other Infrastructure, 6, educational facilities are an accepted designation. The current use of the area as the Anglican Church Grammar School is to remain unchanged.

3.2 Nature, Scale and Intensity of Infrastructure and Proposed Uses. As previously detailed, the proposed Ministerial designation is for the designation of the campus for education facilities. As part of the designation, additional works are proposed as shown on the Campus Master Plan and in greater detail on the individual plans for each precinct. It should be noted the additional works will not alter the existing nature of the campus operation, nor the hours. Additionally, there is no anticipated increase in student or staff numbers.

3.2.1 Preparatory School Masterplan. Preparatory School Masterplan comprises

New covered structure over existing basketball courts; Semi – enclosed veranda extension to southern side of teaching rooms; Multi – level building extension to Campbell Centre; Verandah extension to western side of reception and Year 1 rooms; Demolition of an existing internal school residence and construction of a 2‐ storey

facility.

3.2.2 Viking Café (internal tuckshop)



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Replacement of existing cafeteria with a new two storey building comprising cafeteria at the lower level and learning spaces above;

Additional hard and soft landscaping.

3.2.3 Music and Performing Arts Centre

New Multilevel performing Arts Building housing Music, Drama, 500 – 600 seat Performance Auditorium, 200 seat Black Box Theatre, Teaching Spaces and associated Support Functions.

3.2.4 Minor Projects

Potential refurbishment / expansion of Brenan Pavilion and or demolish and build new Grandstand;

Demolish existing Grandstand and build new Grandstand with support functions; New Indoor Sports Training Facility built over existing basketball courts; School House Annex Refurbishment.

3.2.5 Residential Strategy

The Residential Strategy involves providing residences for the use of Boarding Masters and other support staff associated with the Boarding School.

There are two residences on the eastern side of Oaklands Parade, one of which will be refurbished or demolished and replaced and the other which will be demolished.

On the western side of Oaklands Parade, two non ‐character residences at 18‐22 Oaklands Parade will be demolished in the area of the Music and Performing Arts Precinct Development;

Two non – character residences at 29 ‐39 Barker Street will be demolished and replaced with 4 Terrace houses as part of the Music and Performing Arts Precinct Development.

Existing dwellings at 7, 15 & 17 Barker Street will be renovated / extended.

4. Planning Framework



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Chapter 2, Part 5, Section 36 of the PA sets out the criteria for making or amending designations. Mapping of the proposed ACGS infrastructure against the criteria is included in the following table. Criteria for making or amending designations

Assessment of Proposal against Criteria

(1) To make a designation, a designator must be satisfied that— (a)the infrastructure will satisfy statutory requirements, or budgetary commitments, for the supply of the infrastructure; or (b)there is or will be a need for the efficient and timely supply of the infrastructure.

ACGS has provided a long continued standard of education of young men in the private sector and has continued to upgrade and expand to meet the required infrastructure to provide modern teaching outcomes.

(2) To make or amend a designation, if the designator is the Minister, the Minister must also be satisfied that adequate environmental assessment, including adequate consultation, has been carried out in relation to the development that is the subject of the designation or amendment.

The required reporting and public consultation as detailed in the Streamlined Ministerial Infrastructure Designation (MID) process is contained within this EAR and the required consultation.

(3) The Minister may, in guidelines prescribed by regulation, set out the process for the environmental assessment and consultation.

This EAR has been prepared in accordance with the guidelines set out in Chapter 7 of the MGR.

(4) The Minister is taken to be satisfied of the matters in subsection (2) if the process in the guidelines is followed.

This EAR has been prepared in accordance with the guidelines set out in Chapter 7 of the MGR.

(5) However, the Minister may be satisfied of the matters in another way

Not proposed by this application.

(6) Sections 10 and 11 apply to the making or amendment of the guidelines as if the guidelines were a State planning policy.

Not applicable.

(7) To make or amend a designation, a designator must have regard to—



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(a) all planning instruments that relate to the premises; and (b) any assessment benchmarks, other than in planning instruments, that relate to the development that is the subject of the designation or amendment; and (c) if the premises are in a State development area under the State Development Act—any approved development scheme for the premises under that Act; and (ca) if the premises are in a priority development area under the Economic Development Act 2012—any development scheme for the priority development area under that Act; and (d) any properly made submissions made as part of the consultation carried out under section 37; and (e)the written submissions of any local government.

(a) Planning Instruments as applicable to the ACGS campus are addressed in the report

(b) No other assessment benchmarks are known.

(c) The ACGS campus is not located in State Development Area.

(ca) The ACGS campus is not located in Priority Development Area.

(d) Any submissions made as part of the consultation will be considered as part of the designation process.

(e) Any submissions from the local government will be considered as part of the designation process.

4.1 Applicable State Interests

4.1.1 State Planning Policy The State Planning Policy (SPP) is listed in the document detailing the application of the SPP as “The SPP has effect throughout Queensland and sits above reginal plans and planning schemes in the hierarchy of planning instruments under the Act. The SPP applies, to the extent relevant, when: (3) designating premises for infrastructure.



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State Planning Policy Themes and Interests Proposed Designation Applicability Planning for liveable communities and housing

Housing supply and diversity Not Applicable Liveable communities Not Applicable Planning for economic growth Agriculture Not Applicable Development and construction Not Applicable Mining and extractive resources Not Applicable Tourism Not Applicable Planning for the environment and heritage Biodiversity Addressed in report Coastal environment As tied into Natural Hazards, addressed in

report Cultural heritage Addressed in report Water quality Addressed in report Planning for safety and resilience to hazards

Emissions and hazardous activities Not Applicable Natural hazards, risk and resilience Addressed in report Planning for infrastructure Energy and water supply Addressed in report Infrastructure integration Not Applicable Transport infrastructure Addressed in report Strategic airports and aviation facilities Not Applicable Strategic ports Not Applicable



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Biodiversity As the ACGS campus contains vegetation and abuts Norman Creek, assessment of the proposed Master Plan works is considered to be required against the Biodiversity interest. S5 Environmental Consultants have undertaken an investigation of the site and prepared an Ecological Assessment, Opportunities and Constraints report assessing the works proposed in the Master Plan against applicable overlays, databases and legislation. The investigation and report conclude the works associated with the proposed Master Plan has low ecological impact with the majority of work in areas which contain built infrastructure. The report recommends measures to be implemented in areas of the site regarding the retention of large native trees where possible, works near remnant mangrove community and weed removal and infill planting. Cultural heritage The subject land contains a State Heritage Place 601023 (Kitawah,59 Heath Street) and areas adjoining. Kitawah has recently been extensively renovated following BCC and State assessment of the proposal (BCC Ref A004076071). There are no plans for any further work on this site or the adjoining areasat this time. Part of the campus, on the eastern side of Oaklands Parade is listed as a Local Heritage place with surrounding areas noted as area adjoining heritage. ACGS is highly cognisant of the heritage values of the campus and as such has retained Heritage architects to provide advice and guidance where and when required. As part of this EAR, a Heritage architect, Malcolm Elliot has been retained to provide advice regarding the interfaces and impacts of the proposed Master Plan works as relates to the existing heritage values of the campus. Water Quality Bligh Tanner Engineers have undertaken an assessment of the works in the proposed Master Plan relating to stormwater drainage and water quality against current BCC



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guidelines, Queensland Urban Design Manual and best management practices for water quality management. The report recommends strategies to be adopted to facilitate the proposed works in accordance with the above ‐ mentioned practices. Natural hazards, risk and resilience Bligh Tanner Engineers have undertaken an assessment of the proposed works in the Master Plan against the Flood Overlay Code of the BCC City Plan 2014. The assessment concludes the proposed works comply with the acceptable outcomes of the code. Additionally, Bligh Tanner have prepared a Flood Risk and Emergency Management Plan detailing flood management practices and procedures to ensure the safety of students, staff and visitors. Easements A – D on RP811632, Easements E – H, J & K on RP811633 and Easements L & M on RP811634 burden some of the lots included in the ACGS campus to the Brisbane City Council for drainage (access and overland flow purposes). These easements extend from Hilton Street through to Mowbray Terrace and are generally adjacent to Norman Creek. The works proposed with the new Multi‐level extension to the Campbell Centre for music and support spaces are understood to be clear of the existing easements. Energy and Water Supply Bligh Tanner Engineers have undertaken an assessment into various engineering matters associated with the campus. The report concludes the campus is generally well serviced by existing water, sewer, gas, electricity and communications services.



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Additionally, Bligh Tanner requested a Services Advice Notice (SAN) from QUU. QUU’s advice is:

Queensland Urban Utilities does not object to the proposed water and wastewater service arrangement;

The assessment indicates that the existing water supply network at the vicinity of the campus has sufficient capacity to service the proposed development in accordance with the SEQ Water Supply and Sewerage Design and Construction Code, 2013 (SEQ WS&S D&C.

The localised gravity mains at the vicinity of the campus have sufficient capacity to service the proposed development.

Transport Infrastructure

MRCagney have undertaken an assessment of the proposed works in the Master Plan in relation to Transport Infrastructure.

4.1.2 State Development Assessment Provisions A review of the location of the campus relative to the State Governments’ Development Assessment Mapping was undertaken. The following matters of interest were identified for the lots making up the campus, however it should be noted that not all matters of interest apply to every lot.

Coastal area – medium storm tide inundation; Water resources planning area boundaries; Queensland heritage place; Coastal management district; Coastal area – erosion prone area; Coastal area – high storm tide inundation area; Regulated vegetation management map (Category A and B extract).

A list of the matters of interest by lot on plan is included at Appendix A The matters identified in the search are then reviewed in light of the PR, Section 10, and the applicable thresholds and interests to assess whether referral of any development



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application is required to the State Assessment and Referral Agency (SARA) for their assessment against the relevant State Development Assessment Provisions (SDAP). Applications in the past have required referral and there has been no issue with the proposed developments in light of the SDAP. For the works proposed as part of the master planning process, the reports prepared by Bligh Tanner and S5 whilst not directly providing the template response that would be provided under a conventional assessment process, have addressed the matters that would be reviewed as part of that process.

4.1.3 Regional Plan The ACGS campus is located within an area designated “Urban Footprint “under the South East Queensland Regional Plan 2017 (SEQRP2 2017). SEQRP 2017 is “the Queensland Government’s plan to guide the future of the South East Queensland region, prepared in collaboration with the region’s 12 local governments. The plan draws inspiration from the community.” The description of the Urban Footprint listed within the SEQRP 2017 document includes “The area incorporates the full range of urban uses including housing, industry, business, infrastructure, community facilities and other integral components of well – planned urban environments, such as local areas for sport and recreations and urban open space.” The works proposed in the Masterplan are consistent with intent of the SEQRP 2017 and the proposed designation will not conflict with the outcomes sought.

4.1.4 State Development Areas The ACGS campus is not listed as a State Development Area.

4.2 Local Planning Scheme The ACGS Campus is located within the area covered by the Brisbane City Council’s Brisbane City Plan 2014 (Brisbane City Plan).



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It is our understanding that the requested designation will result in development being accepted development. As set out in the latest streamlined Mid process documentation, the EAR must address the approval/s history for the site to ensure that the designation does not conflict with any ongoing obligations from previous development approvals over the site. There have been numerous applications and approvals for the site over a number of years. The following table has been compiled from material available on the BCC Pd Online data base. The school has and continues to undertake work on the campus. Appendix B of this report contains an extract from BCC PD on Line listing the applications made over the campus. Application Address Status A001641551 ‐ House in DCP (Demolition/Extension) 11/08/2006

16 OAKLANDS PDE EAST BRISBANE QLD 4169 (L28/RP11258)

House Demolished.

A001791097 ‐ Education Purposes 23/03/2007

79 OAKLANDS PDE EAST BRISBANE QLD 4169

Extension to Prep School, implemented and continuing.

A001902244 ‐ Education Purposes, Education Purposes 28/08/2007


Set of stairs and entry ramp to School House, implemented and continuing.


41 OAKLANDS PDE EAST BRISBANE QLD 4169 (L1/B3514 L1/RP11248 L2/RP11248 L38/RP11090 L9/RP11086)

Application for Sports Centre and ancillary uses, implemented and continuing as the Sir John Pidgeon Sports Complex.


41 OAKLANDS PDE EAST BRISBANE QLD 4169 (L1/B3514 L1/RP11248 L2/RP11248 L38/RP11090 L9/RP11086)

Application for Aquatic Centre and ancillary uses, implemented and continuing as the Barry McCart Aquatic Centre.



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Extension to Morris Hall, implemented and continuing.

A003110861 ‐ House in DCP ‐ Demolition 22/06/2011


House demolished.

A003516769 ‐ Education Purposes, Education Purposes, Heritage Place ‐ Adjoining (Building Work) 21/12/2012

41A OAKLANDS PDE EAST BRISBANE QLD 4169 (RP11086/L13 RP11248/L2 RP11086/L10)

Maintenance Shed adjacent Main Oval, implemented and continuing.

A003790717 ‐ Prescribed Tidal Work 13/02/2014


Application for replacement of Smithfield Bridge across Norman Creek, implemented and continuing.

A003847696 ‐ Extension, Education Purposes, Community Facilities, Community Facilities, Extension, Education Purposes 04/04/2014


New Building containing First Aid/ Uniform Shop and Property and Facilities services, update to entry from Oaklands Parade and ramp beside existing Child Care, implemented and continuing.

A003977867 ‐ Roadworks and/or Drainage 07/10/2014

14 OAKLANDS PDE EAST BRISBANE QLD 4169 (L27/RP11258 L28/RP11258 L29/RP11258 L30/RP11258)

Roadworks associated with the above application.

A003991644 ‐ Educational Establishment, Educational Establishment, Heritage Place (Op Work) 23/10/2014


Application for Centenary Library and ancillary uses, implemented and continuing.

A004021201 - Filling and Excavation 09/12/2014

41 OAKLANDS PDE EAST BRISBANE QLD 4169 (L1/B3514 L12/RP11086)

Operational Works Approval associated Embankment stabilisation., implemented.

A004226786 - Landscape Works in Streetscape 25/09/2015


Landscape Works Approval associated with the Centenary Library approval, implemented.



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A004076071 – Demolition, Heritage Place(LHP), Heritage Place (QHP), Dwelling House, Heritage Place (LHP), Heritage Place (QHP), Dwelling House, Heritage Place (Op Work)

59 HEATH STREET BRISBANE QLD 4169

Partial Demolition and Renovation to Kitiwah and surrounds, renovations complete.

A004511479 - Extension, Educational Establishment, Educational Establishment, Extension 31/201/2016


Extension to existing kitchen extension, implemented and continuing.

A004528716 - Prescribed Tidal Work 25/11/2016

41 OAKLANDS PDE EAST BRISBANE QLD 4169 (L1/B3514 L12/RP11086 L13/RP11086)

Operational Works Approval associated Embankment stabilisation., implemented.

A004627605 - Educational Establishment, Local Heritage Place, Local Heritage Place, Demolition 13/04/2017


Extension to existing laundry replacement of stairs and part of brick fence, implemented and continuing.

A004973101 - Demolition, Dwelling House, Extension, Dwelling House, Flood hazard area 17/07/2018


Building work at 7 Barker Street, works to be undertaken.

Existing City Plan Constraints The following table lists the current BCC City Plan constraints applicable to the sites. City Plan Zoning Character Residential, CF5 Community

facilities (education purposes), Open space (district).

Neighbourhood Plans East Brisbane – Coorparoo district neighbourhood plan

Overlays Airport environs OLS – Horizontal limitation surface boundary Procedures for air navigation surfaces (PANS)



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BBS zone – Distance from airport 8 ‐13 km Bicycle network overlay Biodiversity areas overlay

High ecological significance sub ‐ category Coastal hazard overlay

Erosion prone area – coastal erosion sub category Erosion prone area – permanent inundation dues to seal level rise at 2100 sub category High storm‐tide inundation area sub category Medium storm ‐tide inundation area sub‐category

Community purposes network overlay Critical infrastructure and movement

network overlay Critical infrastructure and movement planning area sub‐category

Flood overlay Brisbane River flood planning area 1 sub‐category Brisbane River flood planning area 2b sub – category Brisbane River flood planning area 3 sub‐category Brisbane River flood planning area 4 sub‐category Brisbane River flood planning area 5 sub‐ category Creek / waterway flood planning area 1 sub‐ category Creek / waterway flood planning area 2 sub‐category Creek / waterway flood planning area 3 sub‐category Creek / waterway flood planning area 4 sub‐category Creek /waterway flood planning area 5 sub



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‐ category

Heritage overlay Local heritage place sub ‐category Area adjoining heritage sub ‐ category

Potential and actual acid sulphate soils overlay Potential and actual acid sulphate soils sub ‐ category

Road hierarchy overlay Streetscape hierarchy overlay Waterways corridors overlay

Citywide waterway corridor sub ‐category The campus has 3 differing zonings, Character Residential, Community Facilities (CF5 Education) and Open Space. The majority of the campus from the eastern side of Oaklands Parade is zoned CF5, with a band of Open Space zoning adjoining Norman Creek extending from Mowbray Terrace through to the northern side of the Norman Creek oxbow. There are no buildings in the Open Space area, the main throat between the beds of Norman Creek is a bitumen car park, with occurrences of overland flow in periods of heavy rain running over the area. The majority of the western side of Oaklands Parade is also CF5. At the southern end of Oaklands Parade, whilst the BCC mapping reflects a Character Residential zoning on numbers 6, 14 & 16, these all have BCC approved school buildings on them. Similarly, 1& 3 Barker Street are both zoned Character Residential, again both lots have car parking associated with approved developments constructed on them. 7, 15 & 17 Barker Street are all zoned Character Residential and have residential dwellings located on them. 59 – 63 Barker Street are also zoned Character Residential and have residential dwellings located on them.



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The East Brisbane – Coorparoo district neighbourhood plan in Part 7.2.5.1.2 Purpose (2) ( c) states “The Anglican Church Grammar School does not intrude further into residential areas and is limited to the block defined by Oaklands Parade, Mowbray Terrace, Barker Street and Heath Street. A copy of the BCC Zoning relating to the ACGS campus is contained in Appendix C of this report.

5. Environmental Assessment Report Chapter 7, Part 3, Section 4.1 (a) – (c) of the MGR requires

(a) further detail around the matters outlined in Section 2.2 including appropriately detailed site plans and descriptions of individual site uses;

(b) a comprehensive assessment of all environmental, social and economic impacts (both positive and negative);

(c) how any negative impacts can be avoided, mitigated or offset. As touched on previously, reports have been obtained from various specialist in the areas discussed in initial pre ‐lodgement discussions. The findings of these reports are detailed as follows.

5.1 Infrastructure Network

Engineering Services Report – Bligh Tanner

5.1.1 Water

There are 18 fire hydrants adjacent to the campus. There are water connections available along all road sections of the site, with a

number of connections available to the proposed Music and Performing Arts Centre (option A). The Bligh Tanner report refers to a potential issue with option B, however that option has not been adopted and is not reflected on the current proposed masterplan.

The QUU SAN refereed to in the report has also been obtained, and QUU have advised they have no objection to the proposed water service arrangement.



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5.1.2 Sewer

The catchment for sewer is divided into two parts, split to either side of Mowbray Terrace.

On the eastern side there are two 150mm connections at the Mowbray Terrace and Heath Street ends.

On the western side there are multiple connections running down Barker Street. All proposed developments on the campus are able to be connected to the

existing infrastructure and the QUU SAN has confirmed the proposed waste ‐ water service arrangement.

5.1.3 Stormwater Existing

The main campus existing stormwater drains in a southerly direction towards Norman Creek, with Oaklands Parade acting as ridgeline resulting in only a small catchment to the main campus.

To the west on Barker Street there is a low point, which backs up with overland and creek flow in rain events, which then drain North towards the mouth of Norman Creek.

Future

The campus has two proposed stormwater infrastructure upgrades that impact on the existing campus, as shown in the images contained in the appendices of the Bligh Tanner report.

A proposed stormwater line starts at 14 Oaklands Parade and ends at 53 Barker Street.

A stormwater drain is proposed to connect the existing 375mm drain that runs through 12 Oaklands Parade and to drain into Norman Creek.

Required Action

Comprehensive stormwater management plans will be completed for each proposed development.

An overarching Campus wide Stormwater Management Strategy has been prepared and is included in the reports included with this report.



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5.1.4 Electricity

The report concludes the existing electrical supply infrastructure should suffice. The Performing Arts Centre and Projects 1A and 1 B/F will require the location of

existing internal infrastructure to be considered and potentially relocated as part of any detailed design.

5.1.5 Gas

The campus is already serviced by multiple gas connections on the surrounding road network.

5.1.6 Communications

The campus has two forms of communication services, NBN and Optus. Existing NBN cabling is located in the Mowbray Terrace, Oaklands Parade, Barker

Street and Heath Street road reserves. Optus cabling is located perpendicular from Oaklands Parade into the subject site

proximate to 39 Oaklands Parade. Required Action

As is standard for any further work on the campus, services are located prior to any works and considered as part of any redevelopment works.

5.1.7 Traffic and Access

Access to the main Campus is from Oaklands Parade and Hilton Street. Only the existing residences are accessed from Barker Street.

Required Action

There are no plans to increase the school’s capacity for students. No changes are proposed to the external road network surrounding the school,

Oakland Parade will remain open to the public.



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The proposed Music and Preforming Arts Centre will primarily be used to host school‐ based events in the evening, hence minimising impact of the surrounding road network during peak period.

ACGS continues to implement existing parking management plans designed to minimise intrusion into the adjacent residential areas.

Review of existing parking management initiatives and adoption and implementation of parking management initiatives as required.

5.1.8 Transport

The school is currently serviced by existing transport options, consisting primarily of passenger vehicles, and public and private bus services.

Train stations are located approximately 1.5 km from ACGS. As there is no change to the number of students as a result of the proposed

developments within the campus, there is no proposed changes to the existing transport requirements.

5.2 Environmental, Social and Economic Impacts

5.2.1 Soils and Geology

5.2.1.1 Earthworks

It is understood that the proposed works outlined in the Master Plan as refurbishments or extensions to existing buildings will require minimal filling and excavation.

Larger projects such as the Viking Café and the Music and Performing Arts Centre will require an Erosion and Sediment Control Plan / Strategy.

As a basis for all proposed works, the following minimum standard of practice for erosion and sediment control is proposed

o No filling within flood prone areas; o All filling and excavation to ensure preservation of existing overland flow

paths; o Preservation of flood storage.

References and Guideline documents to be adopted o Brisbane City Council Subdivision and Development Guidelines; o Best Practice Erosion and Sediment Control.



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5.2.1.2 Geotechnical Information Investigations from previous geotechnical investigations at various locations on

the campus show the following: Soil types

o Soils are a combination of fill, natural soils and weathered rock; o Natural soils generally consist of Silty sand and clayey sand; Gravelly clay,

sandy clay and gravelly sandy clay and sandy gravel and clayey gravel. Weathered rock encountered very close to ground level. Groundwater not located in any boreholes at the time of investigation. Soil profile in flood plain area based on the Tennis Centre to the north shows

alluvial soils up to a depth of 18m and a groundwater depth of less than 2 metres.

Required Action

As is standard for any further work on the campus, each proposed project will require adequate geotechnical evaluation specific to the location prior to detailed design.

5.2.1.3 Acid Sulphate Soils

The campus is located in a potential acid sulphate soils area. Previous investigations result in no presence of Acid Sulphate Soils in the rock

along the Oaklands Parade ridge. The Performing Arts Centre and the proposed projects in the playing field areas

are likely to have a different soil profile as part of the flood zone.

Required Action

As is standard for any further work on the campus, each proposed project will require review by an RPEQ Geotechnical Engineer.

If the above review requires investigation, and Acid Sulphate Soils are discovered, an Acid Sulphate Soils Management Plan will be required, to be prepared in accordance with Code 8.2.15 of the Brisbane City Plan 2014.



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5.2.1.4 Contaminated Land

The campus is not shown as being listed on the Contaminated Land or the Environmental Management Registers.

The proposed works detailed on the Master Plan are not understood to contain any activities that would change the current status.

5.2.2 Natural Resources

5.2.2.1 Agriculture, Mining and Extractive Resources

The campus is not shown as included on the State Government’s State Planning Policy Interactive Mapping System realtive to either of Agriculture or Mining and Extractive Resource interests.

5.2.3 Natural Hazards

5.2.3.1 Flood

Various parts of the campus are shown as constrained under the Brisbane City Plan Flood overlay code and shown as affected by flooding from the Brisbane River, Norman Creek and Overland Flow

Bligh Tanner have assessed the proposed works shown on the Master Plan against the provisions of the Flood overlay code and provided an assessment against the acceptable outcomes.

Additionally, A Flood Risk Assessment and Emergency Management Plan has been prepared that establishes flood management practices and procedures to ensure the safety of students, staff and visitors.

Required Action

Proposed projects 4A, 4B, 4C proximate to Norman Creek and the playing fields be suspended above natural ground level with no fill to ensure no impact on flood plain and will be open structures to cause no material impact to flood conveyance.



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All proposed building floor levels will comply with the applicable BCC Flood Planning Category minimum design level, which will be confirmed by a RPEQ.

If additional properties subject to the Flood Overlay code are acquired, an RPEQ report will be obtained assessing and attesting to no material increase in flood hazard.

Overland flow paths to be maintained. No filling within the floodplain. The Flood Management Plan is reviewed for every project as is already the case,

incorporated into the operation of the campus.

5.2.3.2 Bushfire

The campus is shown to not be constrained by the Brisbane City Plan Bushfire overlay for any of the listed constraints.

5.2.3.3 Landslide

The campus is shown to not be constrained by the Brisbane City Plan Landslide overlay.

5.2.3.4 Coastal Hazard

Parts of the campus proximate to Norman Creek and at the southern end of Barker Street are shown to be constrained by the Brisbane City Plan Coastal Hazard overlay.

Norman Creek itself is shown as being within the Coastal management district, however none of the campus lands are shown to be included.

The campus lands are included in the o Erosion prone area – coastal erosion; o Erosion prone area – permanent inundation due to sea level rise at 2100; o High storm ‐tide inundation area; o Medium storm ‐tide inundation area.

Required Action

Proposed projects 4A, 4B, 4C proximate to Norman Creek and the playing fields be suspended above natural ground level with no fill to ensure no impact on flood



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plain and will be open structures to cause no material impact to flood conveyance.

All proposed building floor levels will comply with the applicable BCC Flood Planning Category minimum design level, which will be confirmed by a RPEQ.

If additional properties subject to the Flood Overlay code are purchased, an RPEQ report will be obtained assessing and attesting to no material increase in flood hazard.

Overland flow paths to be maintained. No filling within the floodplain. The Flood Management Plan is reviewed for every project as is already the case,

incorporated into the operation of the campus.

5.2.3.5 Water Quality & Quantity

A campus wide Stormwater Management Strategy has been prepared by Bligh Tanner addressing the existing development and the proposed works shown on the Master Plan.

The existing drainage patterns have been previously detailed in the report. The stormwater management strategy has been developed to respond to the

Single State Planning Policy. As the campus is greater in area than 2500 m2, it is above the threshold in the

State Planning Policy (SPP) for requiring compliance with stormwater quality provisions.

Potential for landscaping to provide area for rain gardens, infiltration and irrigation.

Roof areas can provide the potential for harvesting and reuse of rainwater. Rainwater tanks could be provided to main buildings.

Required Action

During detailed design stage, sufficient detail provided to engineers to provide certification that any proposed development complies with SPP requirements.

Suggested treatments to achieve Water Quality compliance include: o Bioretention systems; o Constructed wetlands; o Rainwater tanks & bioretention systems; o Rainwater tanks & constructed wetlands.

Based on the campus configuration, bioretention systems and rainwater tanks are recommended.



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5.2.3.6 Flora and Fauna

An Ecological Assessment has been undertaken by S5 Environmental to identify potential opportunities and constraints to support the current application for Infrastructure designation.

The review mapped the proposed activities on the site against the following Commonwealth, State and Local Legislation, Regulations and Guidelines with the findings listed below.

Commonwealth

o Environment Protection and Biodiversity Conservation Act 1999;

Two Critically Endangered Ecological Communities may occur: Coastal Swamp Oak (not mapped within site) Lowland Rainforest of Subtropical Australia (not mapped

within site) One vulnerable species detected during survey, mitigation

measures required.

o Ramsar Convention/ CAMBA/JAMBA and other international treaties; No impact anticipated to nearest Ramsar site Mitigation measures required to ensure no indirect impact.

State

o Biosecurity Act;

East Brisbane is not within a fire ant biosecurity zone.

o Environmental Protection Act 1994 and Environmental Protection Regulation 2008; Campus contains referable wetlands with Norman Creek mapped

as HES and GES wetland; No works proposed within areas mapped HES and GES as part of

current Masterplan.

o Fisheries Act 1994; No fish habitat areas within proximity to the site;



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Marine plants located on parts of the campus, any proposed disturbance would require a Marine Plants Permit from the Department of Agriculture and Fisheries.

o Nature Conservation Act 1992 and Nature Conservation Regulation 1994;

Campus is not mapped within a “high risk area” , no Protected Plants Survey required.

Masterplan doesn’t propose removal of regulated vegetation; Essential habitat for Tusked Frog mapped over regulated

vegetation, however unlikely it occurs within the estuarine system.

o State Planning Policy 2017; Brisbane City Plan 2014 has integrated requirements of the SPP.

o Vegetation Management Act 1999 and Vegetation Management and other

Legislation Amendment Bill 2018; Regulated vegetation is mapped within the campus and confirmed

by on ‐ site inspection; Least Concern Regional Ecosystem 12.1.2; Least Concern Regional Ecosystem 12.1.3:

Masterplan doesn’t propose removal of regulated vegetation; Essential habitat for Tusked Frog mapped over regulated

vegetation, however unlikely it occurs within the estuarine system.

o Water Act. Norman Creek mapped under Water Act 2000 No works proposed in Norman Creek Mitigation measures required to ensure no indirect impact.

South East Queensland

o SEQ Koala Conservation State Planning Regulatory Provision; o State Planning Policy Koala Conservation in South East Queensland;

The site is not within the South East Queensland Koala Protection Area.

Local Government

o Brisbane City Plan Planning Scheme;



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The site is mapped as Significant Native and Waterway and Wetland vegetation under the Natural Assets Local Law 2003 (NALL).

A NALL permit will be required prior to any clearing activities across mapped areas.

Required Action

Native trees to be retained wherever possible: NALL permit sought for any removal of trees following a tree survey identifying

vegetation retention and removal; Highest ecological value within the site is in the areas associated with Norman

Creek and the Mangrove Community; Mangrove Community contains a roosting site used by the EPBC listed species,

Grey ‐headed Flying Fox; Mitigation measures will be required to ensure no indirect impacts are caused to

this community from any future development potentially including; o Installation of tree protection fencing during construction works as

physical barrier to delineate areas of disturbance and no ‐go areas; o Minimise vehicular and pedestrian movement in close proximity to the

Flying‐fox colony to reduce dispersal; o Reduce machinery noise where possible when working in close proximity

to the Flying‐fox colony to reduce dispersal; o Install sediment control devices to reduce topsoil runoff into Norman

Creek during construction; o Monitor the Flying‐fox colony during construction work. Stop work and

seek advice from a qualified fauna spotter catcher or the Department of Environment and Sciences Wildlife Management Unit.

Should vegetation removal from within the built form of the school campus to facilitate Master planned development, opportunities exist to improve the quality of the mangrove system fringing the playing fields by conducting weed removal and infill planting consistent with the Regional Ecosystem Mapping.

Viking Cafe and Campbell Centre Specific Ecological Assessment

Required Action

Native trees to be retained wherever possible: NALL permit sought for any removal of trees following a tree survey identifying

vegetation retention and removal;



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Mangrove Community contains a roosting site used by the EPBC listed species, Grey ‐headed Flying Fox;

Mitigation measures will be required to ensure no indirect impacts are caused to this community from any future development potentially including;

o Installation of tree protection fencing during construction works as physical barrier to delineate areas of disturbance and no ‐go areas;

o Minimise vehicular and pedestrian movement in close proximity to the Flying‐fox colony to reduce dispersal;

o Reduce machinery noise where possible when working in close proximity to the Flying‐fox colony to reduce dispersal;

o Install sediment control devices to reduce topsoil runoff into Norman Creek during construction;

o Monitor the Flying‐fox colony during construction work. Stop work and seek advice from a qualified fauna spotter catcher or the Department of Environment and Sciences Wildlife Management Unit.

5.2.3.7 Cultural Heritage and Native Title State Heritage.

One of the lots contained in the ACGS campus, 59 Heath Street contains a State Heritage Place, Kitawah (601023).

The residence and surrounding grounds have recently been restored under BCC Development Approval A004076071, approved on the 6th of October 2015. The application was referred to the then Department of State Development, Infrastructure and Planning.

There are no plans for any further work on this site. There are no works proposed on any of the lots adjoining Kitawah. A report has been prepared by Vault Architecture reviewing the proposed

Masterplan works against the State and Local heritage values. Local Heritage.

The ACGS campus is contained on the Brisbane City Council Heritage Register. The significance is listed as:

a) It is important in demonstrating the evolution or pattern of the City's or local area's history



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o as a large development reflecting the pattern of development in East Brisbane during the twentieth century (significant expansion but impacted by the Depression and the Second World War).

b) It demonstrates rare, uncommon or endangered aspects of the City's or local area's cultural heritage

o as an appealing group of interwar Old English brick buildings with vernacular and Gothic elements, adhering to a consistent design style over a period of twenty years.

h) It has a special association with the life or work of a particular person, group or organisation of importance in the City's or local area's history

o as an example of the work of prominent Brisbane architects H.W. Atkinson and H.A. Conrad, who significantly contributed to the construction of Brisbane private schools, including The Southport School (1925), Brisbane Boys’ College (1931) and the Somerville House Library (1934).


o as the first secondary school in Brisbane to be successfully run by the Anglican diocese (located on the site since 1918), one of two continuing secondary schools in Queensland to be set up privately and subsequently administered by the diocese.


o for its connection with prominent Brisbane citizens, William Perry French Morris, honorary canon of the Anglican Church (1935), Officer of the Order of the British Empire (1955); St Clair Donaldson (Archbishop of Brisbane); Ernest Sandford Jackson (medical practitioner, founder of medical school at the University of Queensland and foundation member of the Queensland branch of the British Medical Association).

A report has been prepared by Vault Architecture reviewing the proposed

Masterplan works against the State and Local heritage values.

Required Action



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The findings and recommendations of the Heritage Impact Report are to be considered and implemented in the Viking Café and Barker Street residence components of the Master Plan works.

Retention and renovation of existing dwellings at 7, 15 and 17 Barker Street. Native Title

Native Title does not exist over the campus lands, as determined for the greater Brisbane area in “Sandy on behalf of the Yugara People vs State of Queensland (2017) FCAFC 108.

Queensland Aboriginal Cultural Heritage Legislation still applies however, there is no record of any Aboriginal cultural significance over the campus.

5.2.4 Social and Economic Impacts

The proposed Ministerial designation will allow continuation of the current educational opportunities provided by the Anglican Church Grammar School.

The works proposed in the Master Plan do not occur at the expense of any surrounding community.

The works do not see any loss of areas zoned for different uses or anticipated to provide for different uses.

The continued operation of the Anglican Church Grammar School with its boarding component provides an educational service to not only Brisbane, but to the wider State, Interstate and International communities.

The continued operation of the Anglican Church Grammar School provides employment opportunities, both in the education and ancillary activities sector, additionally in the development and construction industries associated with the proposed works.

5.2.5 Health and Safety Impacts Construction Management

As is the current practice of the school, any construction on any part of the campus is undertaken in accordance with a Construction Management Plan.

Such plans are tailored to the specific circumstances of each work area including location, use of surrounding areas, environmental constraints etc.



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The following is a list of the matters normally addressed in a Construction Management Plan:

o Definition of the work area and associated security, screening, impacts on vehicular and pedestrian movements;

o Traffic and Parking Management; o Consideration of public areas and any potential impacts; o Construction hours including deliveries;

No audible noise between 6.30pm and 6.30am Monday to Saturday;

No time on Sunday or public holiday. o Noise control measures; o Management of Construction related impacts such as dust, dirt tracking

and impacts on footpaths and roadways, waste etc; o Safety constraints including internal and external lighting, any manned

security requirements; o Erosion and sediment control based around site specific erosion and

sediment control plan.

Required Action Prior to any construction activities being undertaken in association with any of the

proposed works included in the Masterplan, a Construction Management Plan will be prepared by a suitably qualified person and reviewed by ACGS and any associated consultants required for specific areas.

Air Quality

The works proposed under the Infrastructure designation in the Master Plan are not anticipated to result in any negative or hazardous emissions, gases or air quality impacts.

Noise

The works proposed under the Infrastructure designation in the Master Plan are contained within the existing campus surrounds.

On the eastern side of Oaklands Parade the area of the proposed works is either surrounded by existing buildings or playing fields.

In relation to project 1A, the verandah faces onto Mowbray Terrace which is unformed in the area east of the intersection with Oaklands Parade. There are three vacant parcels of land, owned by the Corporation of the Synod of the



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Diocese of Brisbane (who also own all the lands on which the ACGS campus is located) to the south of the unformed Mowbray Terrace, which provide a sufficient buffer between the extension and the closest residential dwelling on the eastern side of Stanley Terrace.

On the western side of Oaklands Parade project 3, the Music and Performing Arts Centre is located between existing campus buildings

In any event, ACGS as part of its own internal needs to minimise noise impacts utilise acoustic screening where required to minimise plant and mechanically generated noise.

Lighting

The campus currently and will continue to operate internal and external lighting as required to service the educational, boarding and sporting operations. The proposed Infrastructure designation will not impact or alter the existing or proposed arrangements.

Any external or internal lighting will be designed and installed in accordance with relevant Australian standards.

Required Action

Any external lighting required in areas other than where a minor project be designed and installed to ensure compliance with the applicable Australian Standard with additional consideration being given to eliminating impacts on adjoining non ‐ campus properties in relation to light spill, reflectivity and location.

Security

ACGS as part of their current operations utilise a range of safety and security measures including:

o On site supervision during school hours; o After hours boarding masters and employed security including building

and ground patrols.

5.2.6 Amenity Impacts Visual Amenity



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The majority of works proposed under the Infrastructure designation in the Master Plan are contained within areas of the existing campus where the visual amenity impacts are restricted to the internal users of the school campus including on the eastern side of Oaklands Parade:

o Projects 4A, 4B and 4C on the areas adjoining the main playing field and

Norman Creek; o Project 2 Viking Café; o Projects 1C, 1D, 1E and 5;

Notwithstanding the location of these projects, the Anglican Church Grammar School always utilises architects and landscape architects to ensure any works are designed and constructed to ensure the existing high ‐ class design and visual standards are maintained. Further‐more, as can be seen in the overall Master Plan prepared by BSPN Architecture, the integration of the ACGS campus is of paramount importance in maintain the role of ACGS as one of Queensland’s leading educational establishments.

Jeremy Ferrier Landscape Architects have provided a Landscape Intent to accompany the Campus Master Plan continuing a 20 year pattern of upgrade and enhancement.

The topography of the school campus requires transition from the higher ridge area of Oaklands Parade down to the Norman Creek and Barker Street areas.

This is achieved by the creation and linkage of a series of soft spaces by limited hard landscape surfaces, which is to be continued in the works proposed by the Master Plan.

In relation to the Barker Street streetscape, the intention is to maintain and enhance the green leafy streetscape of Barker Street through a series of measures including:

1. Along the front of any new building works retaining walls will be kept a minimum of 1.0m back from the boundary to allow for screen shrubs to be planted in front of the walls to provide a ‘green’ face to the street. 2. Screen tree planting consisting of a mixture of spreading canopy and columnar shaped trees will be planted inside the property boundary to screen and soften the building form at a higher level. 3. Fence types will be rationalized, not just in front of new building works, but along the entire school frontage to remove the “ad hoc” look. Painted timber picket fences, will be used along the school’s boundary to provide an attractive cohesive appearance that is in harmony with the fence styles found on the opposite side of the roadway.



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4. The area between the school’s property boundary and the existing street footpath will be planted instead of turfed to increase the ‘soft’ and ‘green’ interface between the school and the street. 5. New street planting will be undertaken in those areas currently devoid of trees to enhance the ‘leafy’ amenity of the street. 6. The existing footpath in need of repair will be replaced with new sections of concrete pathway.

In relation to the Mowbray Terrace streetscape, the in

Documents

Environmental Assessment Report - Churchie · 2019. 7. 9. · TOWN PLANNING ASSESSMENT REPORT Bennett & Francis Pty. Ltd. 13 May 2019 Surveying, Cartography, Computing, Mapping, Land