HERITAGE PRECINCT DEVELOPMENT APPLICATION

HERSTON QUARTER

HERITAGE PRECINCT DEVELOPMENT

APPLICATION

PREPARED FOR

HERSTON DEVELOPMENT COMPANYJANUARY 2019BA4486A/BA4674FINAL

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Ashley Lane

Associate Director Dean Jones

Consultant Rose Dagg

Project Code BA4486a / BA4674

Report Number Final

CONTENTS

URBIS DA REPORT - 190131 - HERITAGE PRECINCT DA

TABLE OF CONTENTS Executive Summary ............................................................................................................................................. i

1. Introduction ........................................................................................................................................... 1

2. Site and Surrounds ............................................................................................................................... 2

2.1. City Wide Context ................................................................................................................................. 2

2.2. Site Location ......................................................................................................................................... 3

2.3. Cadastral Details ................................................................................................................................... 3

2.4. Land Ownership and Encumbrances .................................................................................................... 4

2.5. Site Characteristics ............................................................................................................................... 4

2.6. Surrounding Context ............................................................................................................................. 8

3. Site History .......................................................................................................................................... 10

3.1. Infrastructure Designation ................................................................................................................... 10

3.2. Herston Quarter Priority Development Area ....................................................................................... 10

3.3. Herston Quarter Project ...................................................................................................................... 11

3.4. Herston Quarter Application History ................................................................................................... 12

3.4.1. STARS - Approval ............................................................................................................................... 12

3.4.2. Northern Car Park – Development Application ................................................................................... 12

3.4.3. Heritage Precinct – Development Application .................................................................................... 13

4. Proposed Development ...................................................................................................................... 14

4.1. Proposal Summary ............................................................................................................................. 14

4.2. Proposed Uses ................................................................................................................................... 14

4.3. Public Realm ....................................................................................................................................... 14

4.3.1. Movement and Exclusive Use ............................................................................................................ 15

4.3.2. Herston Square ................................................................................................................................... 16

4.3.3. Play Space .......................................................................................................................................... 17

4.3.4. Green Gateway and Garden ............................................................................................................... 18

4.3.5. Backyard and Green Heart Connection .............................................................................................. 19

4.3.6. Service Area ....................................................................................................................................... 22

4.3.7. Tree Retention .................................................................................................................................... 22

4.4. Lady Lamington .................................................................................................................................. 23

4.5. Edith Cavell ......................................................................................................................................... 27

4.5.1. Compliance Assessment Framework – Edith Cavell .......................................................................... 31

4.6. Lady Norman ...................................................................................................................................... 33

4.6.1. Compliance Assessment Framework – Lady Norman ....................................................................... 36

4.7. Development Approvals Sought ......................................................................................................... 38

4.8. Staging ................................................................................................................................................ 38

5. Specialist Information.......................................................................................................................... 40

5.1. Heritage .............................................................................................................................................. 40

5.2. Traffic .................................................................................................................................................. 40

5.3. Engineering ......................................................................................................................................... 41

5.4. Stormwater .......................................................................................................................................... 42

6. Legislative Requirements ................................................................................................................... 43

6.1. Economic Development Act 2012 ....................................................................................................... 43

6.1.1. Assessment Manager ......................................................................................................................... 43

6.1.2. Application Fee ................................................................................................................................... 43

6.1.3. Referral Agencies ............................................................................................................................... 43


7. Planning Assessment ......................................................................................................................... 44

7.1. Herston Quarter Development Scheme.............................................................................................. 44

7.2. Definition ............................................................................................................................................. 44

7.3. Land Use Plan .................................................................................................................................... 45

7.3.1. Vision .................................................................................................................................................. 45

7.3.2. PDA-Wide Development Criteria ........................................................................................................ 52

7.3.3. Precinct Provisions – Heritage Precinct .............................................................................................. 52

7.3.4. Precinct Provisions – Health & Lifestyle and Care ............................................................................. 54

7.3.5. Level of Assessment ........................................................................................................................... 55

7.3.6. Public Notification ............................................................................................................................... 55

8. Infrastructure Plan ............................................................................................................................... 56

8.1. EDQ Guidelines .................................................................................................................................. 56

8.2. Practice Notes ..................................................................................................................................... 56

9. Key Planning Considerations .............................................................................................................. 57

9.1. Servicing Location ............................................................................................................................... 57

9.1.1. PDA Vision .......................................................................................................................................... 57

9.1.2. Sufficient Grounds .............................................................................................................................. 58

9.2. Edith Cavell Extension ........................................................................................................................ 58

9.2.1. PDA Vision .......................................................................................................................................... 60

9.2.2. Sufficient Grounds .............................................................................................................................. 60

10. Conclusion .......................................................................................................................................... 61

Disclaimer ........................................................................................................................................................ 62

Appendix A EDQ Application Form

Appendix B Title and Contaminated Land Searches

Appendix C Owner’s Consent

Appendix D PDA-Wide Criteria Assessment

Appendix E Precinct Provisions Assessment

Appendix F Lady Lamington Architectural Plans prepared by Nettleton Tribe

Appendix G Edith Cavell Architectural Plans prepared by Elevation Architecture

Appendix H Lady Norman Architectural Plans prepared by Hassell

Appendix I Public Realm Masterplan prepared by Hassell

Appendix J Demolition Site Plan prepared by Hassell

Appendix K Heritage Impact Statement prepared by Urbis

Appendix L Traffic Impact Assessment prepared by Cambray Consulting

Appendix M Engineering Services Report and Concept Plans prepared by Acor

FIGURES:

Figure 1 – Site Context ....................................................................................................................................... 2

Figure 2 – Site Location ...................................................................................................................................... 3

Figure 3 – Aerial Photograph .............................................................................................................................. 3

Figure 4 – Cadastral Map ................................................................................................................................... 4

Figure 5 – Existing Buildings Aerial .................................................................................................................... 5

Figure 6 – Site Photographs ............................................................................................................................... 6

Figure 7 – Surrounding Context Photographs .................................................................................................... 9

Figure 8 – Infrastructure Designation ............................................................................................................... 10

Figure 9 – PDA Precinct Boundaries ................................................................................................................ 11

Figure 10 – STARS Approval Area ................................................................................................................... 12

CONTENTS


Figure 11 – NCP Application Area .................................................................................................................... 13

Figure 12 – Public Realm Plan ......................................................................................................................... 15

Figure 13 – Movement and Exclusive Use Map ............................................................................................... 16

Figure 14 – Herston Square ............................................................................................................................. 17

Figure 15 – Play Space .................................................................................................................................... 18

Figure 16 – Play Space - Section ..................................................................................................................... 18

Figure 17 – Green Gateway and Garden ......................................................................................................... 19

Figure 18 – Backyard and Green Heart Connection ........................................................................................ 20

Figure 19 – Backyard – Section ....................................................................................................................... 21

Figure 20 – Lady Lamington - Section .............................................................................................................. 21

Figure 21 – Green Heart Connection ............................................................................................................... 22

Figure 22 – Tree Retention Plan ...................................................................................................................... 23

Figure 23 – Lady Lamington – West Elevation ................................................................................................. 24

Figure 24 – Access and Egress Overview: Lady Lamington ............................................................................ 26

Figure 25 – Edith Cavell – Childcare entry view ............................................................................................... 28

Figure 26 – Edith Cavell – Outdoor dining view ............................................................................................... 28

Figure 27 – Access and Egress Overview: Childcare Centre .......................................................................... 30

Figure 28 – Access and Egress Overview: Lady Lamington ............................................................................ 35

Figure 29 – Staging Plan .................................................................................................................................. 39

Figure 30 - Bramston Terrace, Fourth Avenue and Back Road Intersection ................................................... 41

Figure 31 – Structural Elements Plan ............................................................................................................... 46

Figure 32 – Precinct 3 Plan .............................................................................................................................. 53

Figure 33 – Precinct 1 Plan – Health ................................................................................................................ 54

Figure 34 – Precinct 4 Plan – Lifestyle and Care ............................................................................................. 55

Figure 35 – 3D Views: Edith Cavell Extension ................................................................................................. 59

PICTURES:

Picture 1 – View south-east of the northern tower of the Lady Lamington building from Fourth Avenue .......... 6

Picture 2 – View east of the Lady Lamington building from the eastern servicing area ..................................... 6

Picture 3 – View north-east of the southern tower of the Lady Lamington building from the south ................... 6

Picture 4 – View west of the Lady Lamington building from the western courtyard ........................................... 6

Picture 5 – View north-east of the Edith Cavell building and the northern tower of the Lady Lamington Building ............................................................................................................................................................... 6

Picture 6 – View west of the Edith Cavell building from Fourth Avenue ............................................................ 6

Picture 7 – View east south-east of the Edith Cavell building from the eastern servicing area ......................... 7

Picture 8 – View south-east of the Edith Cavell building from Engineers Lane ................................................. 7

Picture 9 – View east of the Heritage Precinct and Fourth Avenue from Bramston Terrace ............................. 7

Picture 10 – View west of the Edith Cavell building extension from Fourth Avenue .......................................... 7

Picture 11 – View south of the Lady Norman building from Fourth Avenue....................................................... 7

Picture 12 – View west of the Lady Norman building ......................................................................................... 7

Picture 13 – STARS Construction Site to the south of the Heritage Precinct beyond which lies Victoria Park Golf Course ......................................................................................................................................................... 9

Picture 14 – STARS Construction Site to the south of the Heritage Precinct .................................................... 9

Picture 15 – Central Energy Plant to the north of the Heritage Precinct ............................................................ 9

Picture 16 – Bramston Street car park located at the south-west of the Heritage Precinct ............................... 9

Picture 17 – Pye House to the east of the Lady Lamington building .................................................................. 9

Picture 18 – Interface with RBWH to the north of the Lady Lamington building ................................................ 9

Picture 19 - Option 1: Back Road Priority ......................................................................................................... 41


Picture 20 – View of extension from Back Road .............................................................................................. 59

Picture 21 – View of extension from Playscape ............................................................................................... 59

TABLES:

Table 1 – Heritage Building Summary ................................................................................................................ 5

Table 2 – Summary of Development – Lady Lamington .................................................................................. 24

Table 3 – Summary of Development – Edith Cavell ......................................................................................... 29

Table 4 – Edith Cavell: Compliance Assessment Condition ............................................................................ 31

Table 5 – Summary of Development – Lady Norman ...................................................................................... 34

Table 6 – Lady Norman: Compliance Assessment Condition .......................................................................... 36

Table 7 – Staging of Development ................................................................................................................... 38

Table 8 – Development Scheme Vision ........................................................................................................... 46

Table 9 – Health Precinct and Lifestyle and Care Precinct Provisions Summary ............................................ 54


EXECUTIVE SUMMARY i

EXECUTIVE SUMMARY SITE AND PROPOSAL DETAILS

Key Information Proposal Detail

Address of Site 300 Herston Road, Herston QLD 4006

Real Property Description Part of Lot 545 on SP289113

Total Site Area 52,920m2

Assessing Authority Economic Development Queensland (EDQ)

Priority Development Area Herston Quarter Priority Development Area (PDA)

Development Scheme Herston Quarter PDA Development Scheme

Precinct Precinct 3 – Heritage and Part of Precinct 4 – Lifestyle and Care

General Description of

Proposal

Staged re-development of the Herston Quarter Heritage Precinct and

associated public realm, comprising the restoration of all State-Heritage

listed buildings for a range of compatible uses.

Proposed Land Uses • Lady Lamington: Rooming Accommodation (Student

Accommodation), Shop, Food and Drink Outlet

• Edith Cavell: Childcare Centre, Food & Drink Outlet, Shop, Health

Care Service, Research and Technology Industry, Office, Indoor

Sport and Recreation, Short Term Accommodation

• Lady Norman: Food & Drink Outlet, Shop, Health Care Service,

Research and Technology Industry, Office, Indoor Sport and

Recreation, Short Term Accommodation

Level of Assessment Permissible Development

Public Notification Not Required

Land Owner Metro North Hospital and Health Service (MNHHS)

Approval Sought PDA Development Application for a PDA Development Permit for a

Material Change of Use – Rooming Accommodation (Student

Accommodation), Childcare Centre, Food & Drink Outlet, Shop, Health

Care Service, Research and Technology Industry, Office, Indoor Sport

and Recreation, Short Term Accommodation and carrying out Building

Work on a State Heritage Place in three stages.

ii EXECUTIVE SUMMARY URBIS

DA REPORT - 190131 - HERITAGE PRECINCT DA

APPLICANT DETAILS Applicant Urbis Contact Details Urbis Reference Number

Herston Development Company

Pty Ltd

c/- Urbis Pty Ltd

Level 7, 123 Albert Street

Brisbane QLD 4000

Dean Jones

07 3007 3800

[email protected]

BA4486a / BA4674

mailto:[email protected]


ERROR! NO TEXT OF SPECIFIED STYLE IN DOCUMENT. 1

1. INTRODUCTION Urbis Pty Ltd, has prepared this development application on behalf of Herston Development Company Pty Ltd, an entity that is referred to hereon as Australian Unity. The proposal is for the restoration and adaptive use of the Heritage buildings as part of the wider Herston Quarter development. The associated landscaping and public realm works will also support significant regeneration to create a series of attractive places and destinations which will define Herston Quarter.

The land the subject of this development application comprises the eastern part of 300 Herston Road, Herston QLD 4006, formally described as Lot 545 on SP289113 (referred to as ‘the site’ herein). The development area is generally referred to as the ‘Heritage Precinct’.

The site is located within the Herston Quarter Priority Development Area (PDA). Accordingly, this application seeks the Minister of Economic Development Queensland’s (MEDQ) approval for the following purpose:

• PDA Development Application for a PDA Development Permit for a Staged Material Change of Use – Rooming Accommodation (Student Accommodation), Childcare Centre, Food & Drink Outlet, Shop, Health Care Service, Research and Technology Industry, Office, Indoor Sport and Recreation, Short Term Accommodation and carrying out Building Work on a State Heritage Place.

This report addresses the merits of the development with regard to the provisions of the Herston Quarter Priority Development Area Development Scheme and the relevant sections of the Economic Development Act 2012. For the purpose of this report, the Herston Quarter Priority Development Area Development Scheme will be referred to as the ‘Development Scheme’ and the Economic Development Act 2012 will be referred to as the ‘ED Act’.

This report is accompanied by and should be read in conjunction with the following drawings and technical reports:

• Appendix A – EDQ Application Form;

• Appendix B – Title and Contaminated Land Searches;

• Appendix C – Owner’s Consent;

• Appendix D – PDA-Wide Criteria Assessment;

• Appendix E – Precinct Provisions Assessment;

• Appendix F – Lady Lamington Architectural Plans prepared by Nettleton Tribe;

• Appendix G – Edith Cavell Architectural Plans prepared by Elevation Architecture;

• Appendix H – Lady Norman Architectural Plans prepared by Hassell;

• Appendix I – Public Realm Masterplan prepared by Hassell;

• Appendix J – Demolition Site Plan prepared by Hassell;

• Appendix K – Heritage Impact Statement prepared by Urbis;

• Appendix L – Traffic Impact Assessment prepared by Cambray Consulting;

• Appendix M – Engineering Services Report prepared by Acor.

The assessment of the application is to be undertaken in accordance with Section 87 of the ED Act. This report provides the applicant’s assessment against these provisions and concludes that the development is appropriate, generally consistent with the state legislative framework and the Development Scheme, and is not anticipated to impact upon the amenity of the locality. EDQ’s approval of the application is therefore sought, subject to relevant and reasonable conditions.

2 ERROR! NO TEXT OF SPECIFIED STYLE IN DOCUMENT. URBIS


2. SITE AND SURROUNDS 2.1. CITY WIDE CONTEXT The Herston Quarter site is strategically located within the Herston Health Precinct within the inner-city suburb of Herston. The health focused activities of the Herston health precinct include the Royal Brisbane and Women’s Hospital (RBWH) to the east and north of the site, and the University of Queensland’s (UQ) School of Public Health and School of Dentistry and Oral Health Centre. In addition to these facilities, Herston Quarter is surrounded by a broad range of activities, highlighted in Figure 1 below.

The Herston Quarter site is highly connected to existing and planned transport infrastructure. The site is located in proximity to the Inner City Bypass (ICB), with the Kelvin Grove exit linking directly to Herston Road. The ICB also provides connection to the Airport Link and Clem Jones Tunnels. The site is also well connected to the public transport network of Brisbane with the Inner Northern Busway located to the south of the site on the opposite side of Herston Road. The new Exhibition Cross-River Rail Station is also located to support development of the Herston Quarter PDA.

Herston Quarter also connects to the surrounding streets via traditional footpaths, as well as dedicated cycle areas. The North Brisbane Bikeway provides connections to the CBD and Chermside. Additionally, there are numerous pedestrian connections within the Herston Quarter health precinct.

Herston Quarter is ideally suited for re-development and is considered a catalyst development for this part of Herston and the wider Brisbane region.

Figure 1 – Site Context

1. RBWH

2. UQ School of Dentistry and Oral Health Centre

3. UQ Faculty of Medicine

4. UQ School of Public Health

Source: Nearmap

5. QUT Kelvin Grove Campus

6. Victoria Park Gold Course

7. Breakfast Creek

8. Brisbane Old Museum

9. RNA Showground Precinct

8

1

2

2

7

5 4

3 6 9

Herston Quarter


SITE AND SURROUNDS 3

2.2. SITE LOCATION The site is located within the suburb of Herston, approximately 3 km north of the Brisbane CBD and is identified within Figure 2. The site of the development application is 300 Herston Road, Herston QLD 4006. The site’s location and road frontages to Herston Road and Bramston Terrace are illustrated in Figure 3.

Figure 2 – Site Location

Source: Google Maps

Figure 3 – Aerial Photograph

Source: Nearmap

2.3. CADASTRAL DETAILS The site over which this application is made is located at 300 Herston Road, Herston and is formally described as Lot 545 on SP289113. The site comprises one land parcel with a total area of 52,920m2 (refer to Figure 4).

Site

Site

Development Area

PDA

4 SITE AND SURROUNDS URBIS


Figure 4 – Cadastral Map

Source: DNRM, SmartMap

2.4. LAND OWNERSHIP AND ENCUMBRANCES The site is held under freehold title and Metro North Hospital and Health Service is the registered owner of the site. Refer to the Certificate of Title in Appendix B for further reference.

The site is not affected by and does not benefit from any easements or covenants.

2.5. SITE CHARACTERISTICS The proposed development is located within the Herston Quarter Priority Development Area (PDA), which comprises the lot formally described as Lot 545 on SP289113 (refer to Figure 4). The site is bound by Herston Road to the south, the RBWH to the east and north and Bramston Terrace to the west. The lot has frontage to Herston Road of approximately 143 metres and frontage to Bramston Terrace of approximately 232 meters.

Given the size of the Herston Quarter site, the existing built form is comprised of a diverse mix of buildings and structures of varied density, bulk and scale and architectural design. The site currently accommodates a range of large footprint, single use buildings, and numerous heritage listed buildings. A network of roads, driveways, car parking areas and footpaths link all buildings on the site.

The Heritage Precinct is located to the east of the site, within the heart of Herston Quarter (as seen in Figure 3 above). The Heritage Precinct is comprised of 3 buildings, of which are listed on the Queensland Heritage Register. All of the State Heritage Places and local listed heritage elements are to be retained on-site. Details of the existing buildings within the Heritage Precinct are summarised in Table 1 below, and the buildings are identified in Figure 5 below.

Site

Development Area

PDA



Figure 5 – Existing Buildings Aerial

Source: Nearmap

Table 1 – Heritage Building Summary

Building Reference* Historical Use

1 Lady Norman Wing

See Section 2.1.1 of the Heritage Impact

Statement (HIS) prepared by Urbis

2 Lady Lamington Nurse’s Home (E-shaped

building)

See Section 2.1.2 of the HIS

3 Edith Cavell Block See Section 2.1.3 of the HIS

4 Lady Lamington Nurse’s Home (Two tower

blocks)

See Section 2.1.4 of the HIS

*Note: Refer Figure 5 above.

The Heritage Precinct part of the site slopes generally uniformly downwards from approximately RL45 - 45.8m at the ground level of the Lady Lamington to the west to RL41.5m at Bramston Terrace, RL43.8m to the south of Lady Lamington, and steps down to RL35.3m the ‘Green Heart’ of the RBWH to the north-east of Lady Lamington

The access to the lot is via Herston Road, Bramston Terrace (at Fourth Avenue, a private road within the site) or Garrick Terrace (at Research Road, a private road within RBWH). Substantial public transport options to the site are available via the Herston and RBWH Bus Stations, or via bus stops along Bramston Terrace and Herston Road. In terms of alternative transit modes, the North Brisbane Bikeway is within close proximity to the site, linking the site to the CBD and northern suburbs.

Photographs of the site are shown in Figure 6 (Pictures 1 to 12) below.

3

21

1 41

4



Figure 6 – Site Photographs

Picture 1 – View south-east of the northern tower of the Lady Lamington building from Fourth Avenue

Source: Urbis

Picture 2 – View east of the Lady Lamington building from the eastern servicing area

Source: Urbis

Picture 3 – View north-east of the southern tower of the Lady Lamington building from the south

Source: Urbis

Picture 4 – View west of the Lady Lamington building from the western courtyard

Source: Urbis

Picture 5 – View north-east of the Edith Cavell building and the northern tower of the Lady Lamington Building

Source: Urbis

Picture 6 – View west of the Edith Cavell building from Fourth Avenue

Source: Urbis



Picture 7 – View east south-east of the Edith Cavell building from the eastern servicing area

Source: Urbis

Picture 8 – View south-east of the Edith Cavell building from Engineers Lane

Source: Urbis

Picture 9 – View east of the Heritage Precinct and Fourth Avenue from Bramston Terrace

Source: Urbis

Picture 10 – View west of the Edith Cavell building extension from Fourth Avenue

Source: Urbis

Picture 11 – View south of the Lady Norman building from Fourth Avenue

Source: Urbis

Picture 12 – View west of the Lady Norman building

Source: Urbis



2.6. SURROUNDING CONTEXT The land immediately surrounding the subject site is characterised by land uses associated with the surrounding health and medical precinct. Specifically, the nearby uses include the following:

• North – immediately to the north, the Heritage Precinct is adjoined by the Central Energy Plant building and Engineering building which form part of the Herston Health Precinct and support the Royal Brisbane and Women’s Hospital (RBWH). Further to the north is the Northern Car Park development site, beyond which lies Ronald McDonald House and residential dwellings along Garrick Terrace;

• East – immediately to the east, the site is adjoined by the RBWH, QIMR Clive Berghofer Medical Research Institute, UQ Centre for Clinical Research (UQCCR) and associated uses. Further east lies Bowen Hills and the RNA Showground;

• South – immediately to the south, the Heritage Precinct is adjoined by the Surgical, Treatment and Rehabilitation Service (STARS) development site, previously referred to as the Specialist Rehabilitation and Ambulatory Care Centre (SRACC). Further south, is Herston Road and the Inner North Busway, beyond which lies Victoria Park Golf Course and the Inner City Bypass; and

• West – immediately to the west, the site is adjoined by Bramston Terrace, beyond which lies UQ School of Dentistry and UQ School of Public Health. Further west is the QUT Kelvin Grove campus and a mix of residential development.

Photographs of the surrounding context of the site are included in Figure 7 (Pictures 13 to 18) below.



Figure 7 – Surrounding Context Photographs

Picture 13 – STARS Construction Site to the south of the Heritage Precinct beyond which lies Victoria Park Golf Course

Source: Urbis

Picture 14 – STARS Construction Site to the south of the Heritage Precinct

Source: Urbis

Picture 15 – Central Energy Plant to the north of the Heritage Precinct

Source: Urbis

Picture 16 – Bramston Street car park located at the south-west of the Heritage Precinct

Source: Urbis

Picture 17 – Pye House to the east of the Lady Lamington building

Source: Urbis

Picture 18 – Interface with RBWH to the north of the Lady Lamington building

Source: Urbis

10 SITE HISTORY URBIS


3. SITE HISTORY 3.1. INFRASTRUCTURE DESIGNATION The purpose of an Infrastructure Designation (ID) is to support the streamlined delivery of critical infrastructure such as hospitals, education and utilities which connect our communities and underpin a productive economy. The ID process avoids the requirement to hold development approvals that would otherwise be required under the Planning Act 2016.

On 29 September 2000 the Minister for Health designated the Royal Brisbane Hospital site as an ID, formerly referred to as a Community Infrastructure Designation (CID). The purpose of this designation was to facilitate co-ordinated and efficient development of the Herston Quarter Health Precinct and related purposes.

Following declaration of the Herston Quarter PDA, the PDA site was removed from the ID. A new designation was put in place on 19 May 2017 by the Minister for Health and Minister for Ambulance Services over the balance of the Herston Health Precinct. The relevant area of the ID and the PDA is identified in Figure 8 below. Further information in regard to the Herston Quarter PDA is provided in Section 3.2 below.

Where development associated with the re-development of the Heritage Precinct is proposed beyond the PDA boundary seen in Figure 8 below, this development is considered Accepted Development where it falls under the provisions of the ID approval. Development within the PDA is subject to the provisions of the Development Scheme.

Figure 8 – Infrastructure Designation

Infrastructure Designation

Priority Development Area

Source: DSDMIP

3.2. HERSTON QUARTER PRIORITY DEVELOPMENT AREA On the 18 November 2016 the Herston Quarter PDA was declared. The Herston Quarter PDA Development Scheme (the Development Scheme) was approved by EDQ on 21 December 2017. The Development Scheme governs all future development applications within the Herston Quarter PDA for assessment by EDA.

The Herston Quarter PDA is recognised by EDQ as a key area within Brisbane that has the potential to significantly grow, development and thrive in the coming years through careful planning and development management. The Development Scheme maintains a strong vision and intent to develop Herston Quarter as

PDA


SITE HISTORY 11

an integrated mixed use precinct providing Brisbane’s largest and most complex health and biomedical precinct.

Within the Development Scheme, the land within the Herston Quarter PDA is divided into four precincts (refer to Figure 9). A precinct intent, preferred land uses and precinct plans are established within the Development Scheme.

Figure 9 – PDA Precinct Boundaries

Source: DSDMIP

3.3. HERSTON QUARTER PROJECT The purpose of the Herston Quarter PDA is to facilitate the re-development of Herston Quarter as a landmark Brisbane destination and global benchmark for health precincts. Australian Unity has entered into an agreement with the Metro North Hospital and Health Service to deliver this $1.1 Billion upgrade to the Herston Health Precinct. The overall development of Herston Quarter will support hundreds of jobs during construction and when operational, providing significant economic benefit and support economic growth. The master plan for Herston Quarter currently includes:

• New private hospital, Surgical, Treatment and Rehabilitation Service (STARS) and supporting health services;

• Restoration and adaptive use of significant Heritage buildings existing on the site, providing a mix of student accommodation, child care facilities, commercial suites, retail and food and drink outlets;

• New residential accommodation positioned to take advantage of the site’s proximity to the CBD and public transport infrastructure;

• Specialised retirement living and aged care accommodation to encourage intergenerational living, socialisation and interaction; and

HERITAGE PRECINCT

12 SITE HISTORY URBIS


• Significant revitalisation of the public realm to create a series of attractive places and destinations.

The proposed restoration and adaptive use of the Heritage Buildings is an essential component of the Herston Quarter project.

3.4. HERSTON QUARTER APPLICATION HISTORY Since the adoption of the Herston Quarter Development Scheme, Australian Unity has progressed through a number of statutory approvals in order to proceed development on the land. The relevant existing approvals and applications are discussed further below.

3.4.1. STARS - Approval

On 28 January 2018, a Development Permit was issued by EDQ for the Surgical, Treatment and Rehabilitation Service (STARS). This approval includes a Material Change of Use approval for Hospital, Health Care Service, Emergency Services, Food and Drink Outlet, Office, Shop and Parking Station. The part of the site that this approval relates to is shown in Figure 10 below.

Figure 10 – STARS Approval Area

Source: Hassell

3.4.2. Northern Car Park – Development Application

A development application for a Development Permit for Material Change of Use for Parking Station is currently being prepared by Australian Unity. The proposed Parking Station is known as the ‘Northern Car Park’ (NCP), reflecting its position within the Herston PDA. The proposed development will deliver a multi-storey car park to service the current and future car parking needs. The NCP is required to support the re-development of the wider Herston Quarter site and ensure significant community and public benefits associated with the Herston Quarter development are delivered. EDQ are currently involved in the pre-lodgement phases of the application preparation.

STARS Approval Area

HERITAGE PRECINCT


SITE HISTORY 13

The part of the site that the NCP application relates to is shown in Figure 11 below.

Figure 11 – NCP Application Area

Source: Hassell

3.4.3. Heritage Precinct – Development Application

Prior to the lodgement of the Heritage Precinct Development Application, the applicant and its project team have engaged with representatives of EDQ and the QUDaPP prior to the pre-lodgement of this development. A series of pre-lodgement meetings have been held between the project team and EDQ officers to allow for collaborative development of the proposal design.

HERITAGE PRECINCT

NCP Application Area

14 PROPOSED DEVELOPMENT URBIS


4. PROPOSED DEVELOPMENT 4.1. PROPOSAL SUMMARY The Herston Quarter project will be a defining project for development within Brisbane, by embracing the heritage elements on the site to provide an integrated mixed use precinct that will support Brisbane’s largest and most complex health and biomedical precinct. Essential to the success of the project is investment in the refurbishment of the public realm and heritage buildings on the site that will establish a mixed use and recreational precinct that will serve as an iconic landmark for Brisbane.

The proposal involves the refurbishment of three Queensland heritage listed buildings on the site, with the Lady Lamington building being for student accommodation and a retail tenancy, the Edith Cavell building being for a child care centre and range of tenancies accommodating a mix of commercial and centre activities and the Lady Norman building being positioned for re-development for a mix of centre activities. The proposed development of these buildings maintains the heritage value and historical character of these buildings whilst allowing for the adaptive re-use of these buildings.

The public realm is a vital component of creating an inviting environment where people want to visit, work and live. The proposed public realm improvements are essential to creating a high quality urban environment that embraces the subtropical climate of Brisbane and encourages outdoor living. The public realm of the Heritage Precinct has been designed in response to the heritage values and topographic character and will deliver a vibrant public realm for Herston. A series of distinct destinations are proposed at different locations throughout the precinct to provide a diversity of communal places that will allow people to play, socialise, retreat and relax whilst embracing the sub-tropical context.

Landscaping will be essential to celebrating the sub-tropical climate and the site’s existing vegetation. It is proposed to provide lush landscaping that will provide shade, comfort and visual amenity. The intent of the landscaping it to incorporate ample furniture, trees and gardens to create a human scale and invite people to dwell at the site. The soft landscaping materials will create a memorable and distinctive environment that respects the existing vegetation character of the precinct, providing a lush tropical understory and larger shade trees that reflect the vernacular of Brisbane including Figs, Jacarandas and Poincianas. The hard landscape materials utilised within the Heritage Precinct will be consistent with Stage 1 (being the STARS approval outlined in Section 3.4.1 above) to ensure continuation within the precinct. The material will be of a neutral palette and will be hard wearing and robust to minimise maintenance and ensure high quality treatments are incorporated.

The various elements of the development are outlined in detail in the following sections.

4.2. PROPOSED USES A wide variety of land uses are proposed throughout the Heritage Precinct. This reflects both the extensive range of activities proposed as part of the wider Herston Quarter re-development, as well as the desire to allow for flexibility for the nature of uses to evolve over time. As a result, flexibility is built into the development approval, such as for the Lady Norman building, to allow uses to change as development progresses on the site. This flexibility is critical to the success of the precinct which allows for changes to the tenancy types within the Heritage listed buildings on the site.

4.3. PUBLIC REALM At the heart of the re-development of the Heritage Precinct is the intention to create a new activated mixed-use community and urban precinct that together create a unique environment and engaging place. The public realm will be designed to embrace the surrounding heritage fabric and create a people focused heart for the precinct. An extract of the Public Realm Plan prepared by Hassell is provided in Figure 12 below.

For additional detail regarding the public realm, refer to the Public Realm Master Plan prepared by Hassell and provided in Appendix I. Each element of the public realm works is expanded upon in the following sections.


PROPOSED DEVELOPMENT 15

Figure 12 – Public Realm Plan

Source: Hassell

4.3.1. Movement and Exclusive Use

The proposal is designed to ensure the majority of the site is designated as publicly accessible space, however given the nature of some of the proposed uses it will be necessary to dedicate areas of exclusive use. As seen in Figure 13 below, an exclusive use area is proposed to the north of the Edith Cavell building, the purpose of this area is to provide a safe and secure play area associated with the Childcare Centre within the Edith Cavell building. Access to this area will therefore be limited to users of the Childcare Centre, please refer to Section 5.5 for further information. An exclusive use area is also proposed at the ground level of the Lady Lamington building, which will be dedicated for the exclusive use of residents of the proposed student accommodation within the Lady Lamington building. This area of exclusive use includes the courtyards at the east and west of the Lady Lamington building which will provide outdoor recreation space for the private by residents, please refer to Section 5.4 for further information.

The proposed movement network has been designed to accommodate the areas of exclusive use, as outlined above, whilst also promoting ease-of-movement and interaction between the various precincts within Herston Quarter. The movement network is identified in Figure 13 below. The proposed movement network has been developed in response to the complex topographical changes of the site and to support ground floor interactions across each building. The proposed movement network addresses these challenges by providing PWD links throughout the precinct and to key surrounding destinations whilst the path network and shared zone proposed within Fourth Avenue creates a clear spine along the major connections within the precinct. To support wayfinding, these connections will be enhanced with landscaping treatments including paving design, lighting and tree species will be used to create legible and intuitive connections for regular users and visitors to the precinct. A consistent approach to signage will complement the wayfinding strategies and connect people to key destinations within the precinct.



Figure 13 – Movement and Exclusive Use Map

Source: Hassell

4.3.2. Herston Square

Surrounded by Herston Quarter’s rich heritage, Herston Square is proposed to be the vibrant new heart of the precinct. Herston Square will provide a dynamic public realm that facilitates movement and activity whilst also providing areas for rest and relaxation (refer to Figure 14). Essential to the operation of the Herston Square will be excavation and levelling of the space between the three heritage buildings to create a common level between the buildings to RL43.7. This will allow for a consistent pavement area that will operate as a shared zone and publicly accessible plaza, prioritising pedestrian movement and improving access and linkages to the surrounding key land uses within Herston Quarter and other destinations the wider Herston Health Precinct.

Herston Square has been designed to support outdoor events, large groups, informal recreation and events. As seen in Figure 14, it is proposed to provide a range of diverse spaces to support a variety of activities, including the following:

• An active and publicly accessible plaza that is capable of accommodating public events and entertainment activities. An at-grade water feature will be integrated into the design of the public plaza, with the ability for the water feature to be turned off in event mode;

• Seating platforms will be provided in the space around each of the feature trees which will provide shaded informal gathering areas;

• An arbour shelter will be provided to provide shade to parts of the circulation area and continued connection to surrounding precincts and destinations such as the STARS;



• A large open lawn is proposed adjacent to the plaza and will ensure a variety of recreation activities can be undertaken by residents and visitors such as a picnic, kick about or extension of the event space for activities such as a market;

• A series of landscaped spaces and seating nooks throughout Herston Square will provide continuation of landscaping and encouraging residents and visitors to access various areas of the precinct and support the range of land uses within the Heritage buildings;

• Public dining areas are provided adjacent to activated areas of the Edith Cavell and Lady Norman buildings and will support ‘alfresco’ dining whilst embracing the sub-tropical setting of Brisbane;

• A revitalised entry forecourt to the Lady Norman building will provide a clearly defined entry that reflects the distinctive character and identity of the Herston Quarter precinct; and

• The location of required services such as the substation and service area have been located to the north of the Northern Tower of the Lady Lamington building to ensure these are not visually obtrusive and are removed from key public realm areas.

Figure 14 – Herston Square

Source: Hassell

4.3.3. Play Space

The Play Space connects the Heritage Precinct to the adjoining Health Precinct to the south. This transition space provides a casual play space that takes advantage of the terrain to create a unique recreation space with will provide amenity for the community, visitors and families (refer to Figure 15). The theme of this area is focused on ‘play’ and there is potential to develop a narrative around the previous use of the site as the former Children’s Hospital. As seen in Figure 16, this play space responds to the topography of the area by providing a playground, terraced lawn and embankment that nestle in to the terrain. Connectivity to the Herston Square, the STARS and future development within the Health Precinct will be enhanced by a public lift and two heritage stairs. A variety of character appropriate and reclaimed materials may be used in the detailed design of this area to leverage off the heritage setting of the Play Space.



Figure 15 – Play Space

Source: Hassell

Figure 16 – Play Space - Section

Source: Hassell

4.3.4. Green Gateway and Garden

The main arrival point to into the Heritage Precinct for vehicles and pedestrians is at the intersection of Fourth Avenue and Bramston Terrace. This intersection is identified as a Key Intersection within the Structural Elements Plan of the Development Scheme (refer to Section 7.3.1 of this report for further information). As seen in Figure 17, it is proposed to enhance this intersection with a mix of hard and soft landscaping treatments to provide welcoming green arrival space, opening up views to the heritage buildings beyond. The proposed treatment of the Green Gateway and Garden is summarised below:

• The proposed ‘shared zone’ within Fourth Avenue will extend from Herston Square to Bramston Terrace providing a vehicular and pedestrian connection to the heart of the Heritage Precinct. Raised crossings to



Back Road will support pedestrian safety. Consistent pavement and landscaping throughout this connection will reflect the distinct character of Herston Quarter

• Significant landscaping will be established at the corner of Back Road and Fourth Avenue surrounding the Childcare drop off area. This soft landscape treatment will provide shade, comfort and visual amenity that celebrates Brisbane’s subtropical climate whilst reinforcing a sense of arrival into the PDA.

• A lawn and Garden Terrace is proposed to the south of the Edith Cavell building to mediate the steep grades of the site and invite users in by creating an attractive landscaped connection up into the heart of the Heritage Precinct;

• To support the operation of a Childcare Centre within the Edith Cavell building, a new extension is proposed to the north of the heritage building. A new forecourt and seating area is proposed adjacent to the Childcare Centre extension to enhance the streetscape to Back Road and create an informal gathering space;

• To support pedestrian movement from Back Road and the Childcare Centre to Fourth Avenue, new stairs are proposed to the west of the Edith Cavell building. It is noted that a PWD connection will be provided from the Childcare Centre extension to the Edith Cavell building via an internal lift. These stairs will be provided at a grade similar to the lawn and Garden Terrace to create a safe, legible and logical pedestrian connection;

• A Floral Garden is proposed to the south of Fourth Avenue which seeks to provide a quite garden retreat with seating nooks and sheltered pavilion for small groups and meetings. The proposed floral plantings will provide connection to the display gardens of Lady Lamington Courtyards; and

• Through detailed design of the Green Gateway and Garden, the potential to utilise reclaimed materials will be explored, for example bricks from the Old Milk Kitchen (previously the Children’s Nutrition Health Centre), a non-heritage listed extension to the East of Edith Cavell building that is to be demolished, may be used for retaining walls.

Figure 17 – Green Gateway and Garden

Source: Hassell

4.3.5. Backyard and Green Heart Connection

The treatment and design of public realm to the south of the Lady Lamington building has been carefully considered to improve accessibility and connection between the Heritage Precinct and the STARS within the Health Precinct. The proposed Backyard and Green Heart Connection area is proposed to be a transition zone, drawing in the natural amenity of the green heart and providing a quite sub-tropical landscape setting to



retreat and linger. The significant level change in this area is shown in Figure 19 and Figure 20 below. This space will support the following activities:

• The ‘Backyard’ of the Heritage Precinct provides an informal and relaxed public zone and a place for students and site users to interact, this area is proposed at the south of the South Tower of the Lady Lamington building where a range of activities will be co-located. These activities comprise the breakout lawn and raised seating, adjacent Arbour Pavilion including communal tables and Ping Pong, outdoor dining area and ‘bleachers’ style seating (refer to Figure 19);

• The ‘Green Heart Connection’ of the Heritage Precinct is proposed to be a transition zone that draws on the natural amenity of the ‘green heart’ to the east of the Lady Lamington building, providing a quiet sub-tropical landscaped setting to retreat and linger (refer to Figure 20). Mature landscaping will be combined with a seating lounge and seating nooks to provide intimate shaded gathering spaces. A high quality boardwalk connection will negotiate the level change from the Green Heart to Herston Quarter. The historic ‘Nurses Walk’ will provide a legible connection from the southern side of Lady Lamington to Herston Square (refer to Figure 21).

• To ensure residents are provided with sufficient private open space, exclusive use areas are proposed at the south of the Lady Lamington building, to the existing Courtyards the east of the Lady Lamington building and adjacent to the new entry pavilion at the west of the Lady Lamington building. Further information on the proposed exclusive use areas is provided within Section 5.3.1; and

• A landscaped embankment will provide an attractive treatment of the significant level change between the Heritage Precinct and the Health Precinct to ensure a high level of amenity is provided in this key public space (refer to Figure 19 and Figure 20). An external public lift and stairs will provide a PWD pedestrian connection between the Heritage Precinct and the Health Precinct.

Figure 18 – Backyard and Green Heart Connection

Source: Hassell



Figure 19 – Backyard – Section

Source: Hassell

Figure 20 – Lady Lamington - Section

Source: Hassell



Figure 21 – Green Heart Connection

Source: Hassell

4.3.6. Service Area

It is proposed to consolidate the vehicle servicing area to provide access to the heritage building complex. The servicing area is proposed to be located to the north of the Lady Lamington building and can be accessed via the main entrance to the Heritage Precinct from Bramston Terrace via Fourth Avenue or via Engineers Lane to the north. This arrangement delivers a coordinated and simple vehicle access and service solution to reduce traffic movements through the heart of the precinct and create a more pedestrianised environment. Further, the required substation is proposed adjacent to the servicing area to ensure it is not visually obtrusive when viewed from the surrounding public realm areas. Appropriate acoustic management strategies will be implemented to ensure the service area does not impact on surrounding sensitive uses.

4.3.7. Tree Retention

Retention of three existing established Poinciana trees to north of the proposed Childcare centre are to be proposed to respect the landscape qualities of the site. These trees are identified in Figure 22 below and will be a landmark feature of the Childcare centre development.



Figure 22 – Tree Retention Plan

Source: Hassell

4.4. LADY LAMINGTON The Lady Lamington building is located to the east of the Heritage precinct and is comprised of the Lady Lamington Towers and Dod’s building. As part of the Heritage Precinct development, the adaptive re-use of the Lady Lamington building is proposed. This part of the site will be delivered by Cedar Pacific Investment Management Pty Ltd. It is proposed that the Lady Lamington building will primarily provide Student Accommodation, a use that is consistent with the historical function of the building which is expanded upon within the proposed architectural plans prepared by Nettleton Tribe (refer to Appendix F):

“The Lady Lamington Nurses Home was designed by Brisbane architect Robin Dods, in conjunction with John Hall & Sons and was constructed over 3 stages between 1896 and 1931 to provide improved users accommodation for the Royal Brisbane Hospital.

Named after the then Governors wife, the Lady Lamington nurses home will now be restored to its original use, providing student accommodation.

The Spanish mission styled North and South Towers built in 1936 and 1939 will link to the Lady Lamington Nurses home, providing additional accommodation and communal areas for students.”

The proposed development will involve the refurbishment of both the Lady Lamington towers and the Dod’s building and will include a total of 492 rooms and 703 beds, as well ancillary areas such as entry pavilion, communal space and study rooms, kitchen and dining area, management office space and laundry facilities associated with the student accommodation. A retail tenancy is also proposed at the ground level of the southern Lady Lamington tower to provide an active frontage to the adjoining Herston Square.

Car parking is not proposed to support the student accommodation use given the sites location within the City Frame1 and proximity to the major public transport interchanges including the RBWH and Herston Busways and Exhibition Station. A consolidated servicing area is proposed for all uses within the Heritage Precinct, as outlined in Section 5.3.6 above. Further information in regard to car parking and servicing is provided within the Traffic Impact Statement prepared by Cambray Consulting and provided in Appendix L.

The existing building facades are to be generally kept in recognition of their heritage value, as seen in Figure 23 below. To accommodate the new uses, some adaptation of internal areas, wall structures and external terraces is proposed in accordance with the Architectural Plans prepared by Nettleton Tribe (provided in

1 Refer to Brisbane City Plan 2014 – Transport, Access, Parking and Servicing Code



Appendix F). A new entry pavilion is proposed between the Lady Lamington towers to provide a new entry point to the Student Accommodation and enhance accessibility from Herston Square. The Heritage Impact Statement prepared by Urbis and provided in Appendix K includes an assessment of the proposed works and demonstrates that the works will ensure the cultural heritage values of the site are retained.

The proposed revitalisation of the Lady Lamington building has been designed to ensure residents are provided within a diverse range of open space areas for the exclusive use of residents of the proposed Student Accommodation, including:

• A roof deck atop the North and South towers of Lady Lamington which will provide elevated outdoor spaces to enjoy city views;

• Landscaped Courtyards the east of the Lady Lamington building and adjacent to the new entry pavilion at the west of the Lady Lamington building will be provided for the exclusive use of the Student Accommodation; and

• The proposed ‘Green Heart Connection’ to the south-east of Lady Lamington will be a transition zone that draws on the natural amenity of the ‘green heart’ to the east of the Lady Lamington building, providing a quiet sub-tropical landscaped setting for residents to retreat and linger (refer to Section 4.4.5 of this report for further information).

Figure 23 – Lady Lamington – West Elevation

Source: Nettleton Tribe

Table 2 below outlines the key components of the proposed development relation to Lady Lamington.

Table 2 – Summary of Development – Lady Lamington

Key Development Parameter

Proposed Development

Defined Land Use Rooming Accommodation (Student Accommodation), Shop, Food and Drink

Outlet

Maximum Building

Height

8 storeys

Rooms 492

Beds 703

Centre Activities (GFA) 66.6m2





Car Parking The Heritage Precinct development is proposed to include 22 car parking

spaces, allocated as follows:

Childcare drop off: 8 spaces

• Six (6) general car parking spaces;

• One (1) short term loading / passenger drop off space;

• One (1) car parking space marked and signed for people with a disability

(PWD).

Fourth avenue: 10 spaces

• Seven (7) general car parking spaces, provided parallel to Fourth Avenue;


(PWD);

• Two (2) short term loading / passenger drop off space

Lady Lamington Back of House area: 4 spaces

• Four (4) short term loading / staff spaces

Refer to the Traffic Impact Statement prepared by Cambray Consulting and

provided in Appendix L for further information.

Vehicular Access Vehicle access to the consolidated ‘Back of House’ servicing area and drop of

area is provided from Fourth Avenue, which is proposed to be reconfigured into a

one way shared zone running from east to west, and Engineers Lane which will

provide access to the proposed servicing area from Back Road, as seen in Figure

24 below.







Figure 24 – Access and Egress Overview: Lady Lamington

Source: Cambray Consulting

Servicing The primary servicing area is proposed adjacent to the northern tower of the Lady

Lamington building and will provide a consolidated servicing area is proposed to

accommodate the majority of servicing for uses within the Heritage Precinct and

has adequate to provide for a front load Refuse Collection Vehicle (RCV) and

10.7m Large Rigid Vehicle (LRV).



Engineering Services Access and Services Concept Plans for the development of the Heritage Precinct

have been prepared by Acor and are provided in Appendix M.

Pedestrian Access The primary PWD pedestrian connections to the Lady Lamington building are to

be provided from the Spanish Steps to the south and via the pedestrian link to the

Green Heart to the east.

Secondary pedestrians access is also proposed at the following

pathways/connections:

• Back Road;

• Herston Road via the Spanish Steps and STARS; and

• Bramston Terrace via Fourth Avenue / Back Road.



Bicycle Parking The Lady Lamington building is proposed to include 26 bicycle parking spaces.





The Heritage Precinct development is proposed to include 20 short term visitor

bicycle parking spaces within the public realm.

The development is also positioned to utilise capacity of the RBWH Cycle Centre

where 750 bicycle parking spaces and high quality end of trip facilities are

currently provided. RBWH Cycle Centre management have indicated that there is

more than sufficient capacity (approximately 500 spaces) to accommodate long

term bicycle parking demands associated with the proposed Heritage Precinct.



4.5. EDITH CAVELL Demolition of the non-heritage listed extension to the west of the Edith Cavell building, the Old Milk Kitchen (previously the Children’s Nutrition Health Centre) is proposed to reveal the extent of the original building and improve the visual appearance of the intersection of Bramston Terrace, Fourth Avenue and Back Road. A specific development application for the demolition of non-heritage elements of the Edith Cavell building is intended to be lodged for assessment by EDQ. The adaptive re-use of the Edith Cavell building is proposed to accommodate a range of land uses within the heritage building and new extension in the following configuration:

• Lower Ground Floor: Childcare centre entry (extension building);

• Ground Floor: Childcare centre (extension building) and outdoor play area;

• First Floor: Commercial/Centre Activities (Edith Cavell) and Childcare centre (extension building);

• Second Floor: Childcare centre (extension building and Edith Cavell); and

• Third Floor: Commercial.

Architectural Plans of the Edith Cavell refurbishment and extension have been prepared by Elevation Architecture and are provided in Appendix G. These plans demonstrate how the extension is utilised to increase the functionality and operational efficiency of the Childcare Centre whilst allowing for Commercial and Centre Activities to be established on the first floor adjacent to Herston Square. The demolition of the Old Milk Kitchen will also allow for the Childcare Centre pick up and drop off to be located to the west of the Edith Cavell building, separate from the commercial and retail activities. An assessment of the proposed works and extension is included within the Heritage Impact Statement prepared by Urbis and provided in Appendix K.

The proposed extension to Edith Cavell and the childcare centre entry is shown in Figure 25 below. The proposed extension has been sensitively designed in response to the heritage context, whilst providing a distinctive extension to the Heritage building that avoids imitation of the heritage values. Specifically, the proposal includes large amounts of glass to maximise transparency and views to the Edith Cavell building. An additional stairwell is proposed to the north-east of the Edith Cavell building to improve pedestrian access and egress to the building. To accommodate the adaptive re-use of the Edith Cavell building, alterations to the heritage fabric of the existing building and heritage wall to the north of the site are necessary. Further information in regard to the extent of alterations is provided within the Architectural Plans prepared by Elevation Architecture (refer to Appendix G).

The Childcare Centre will include a range of facilities including, indoor play and activity room areas totalling 278.31m2, art room, sleeping areas and kitchen. The Childcare Centre will also provide necessary staff areas such as office, meeting room and staff room. Outdoor play area totalling 563.8m2 is to be provided for the Childcare Centre and will be to the north of the Edith Cavell building. Removal of the existing pool and ancillary structures at the north of the Edith Cavell building and infill of this area is proposed to provide useable landscaped open space for the exclusive use by the Childcare centre (refer to Section 5.3.1 of this report for further information).



Figure 25 – Edith Cavell – Childcare entry view

Source: Elevation Architecture

An essential element of the Edith Cavell building re-development is the activation of the first floor which has a direct interface with Herston Square. It is intended that the eastern tenancy will include a retail activity such as shop or food and drink outlet that will be publicly accessible, an outdoor dining area is also proposed to adjacent to Herston Square to support ‘alfresco’ dining whilst embracing the sub-tropical setting of Brisbane. The proposed outdoor dining area is shown in Figure 26 below. The balance of the first floor tenancies at the west of the Edith Cavell building are proposed to be utilised for commercial activities such as office space.

Commercial land uses are also proposed at the third floor of the Edith Cavell building. As seen in the Architectural Plans prepared by Elevation Architecture (refer to Appendix G), the proposed floor plates will provide for a wide range of potential tenancies such as Office, Indoor Sport and Recreation or Health Care Services. As the specific land uses for tenancies has not been confirmed at this stage of the development, it is proposed that the development approval will require a compliance assessment application for the future internal fit-out of these tenancies. Further information in regard to the proposed compliance assessment conditions is provided in Section 4.5.1 below.

Figure 26 – Edith Cavell – Outdoor dining view

Source: Edith Cavell

Table 3 below outlines the key components of the proposed development in relation to Edith Cavell.



Table 3 – Summary of Development – Edith Cavell



Defined Land Use Childcare Centre

Centre Activities

Maximum Building

Height

3 storeys (existing building)

Maximum Gross Floor

Area (GFA)

Total: 2,391.2m2

• Childcare Centre tenancy: 989.1m2

• Other tenancies (refer to Section 4.5.1): 1,402.1m2

Children Placements 78 children

Car Parking – Heritage

Precinct

The Heritage Precinct development is proposed to include 22 car parking






(PWD).




(PWD);






Vehicular Access The child care vehicle drop-off area is to be located on the corner of Fourth

Avenue and Back Road. The drop off area is to be accessed from Fourth

Avenue with one-way circulation back onto Back Road, as seen in Figure 27

below.







Figure 27 – Access and Egress Overview: Childcare Centre


Servicing A 3.5m x 5.4m loading bay is also located within the child care drop off carpark

adjacent to the PWD parking space. The drop off area has been designed to

accommodate B99 vehicle access and occasional service deliveries to the

childcare centre.



Engineering Services Access and Services Concept Plans for the development of the Heritage

Precinct have been prepared by Acor and are provided in Appendix M.

Pedestrian Access The primary PWD pedestrian connections to the Edith Cavell building are to be

provided from Back Road to the west and via the pedestrian links to the Green

Heart and STARS to the south.







Bicycle Parking The Heritage Precinct development is proposed to include 20 short term

visitor bicycle parking spaces within the public realm.

The development is also positioned to utilise capacity of the RBWH Cycle

Centre where 750 bicycle parking spaces and high quality end of trip facilities

are currently provided. RBWH Cycle Centre management have indicated that





there is more than sufficient capacity (approximately 500 spaces) to

accommodate long term bicycle parking demands associated with the proposed

Heritage Precinct.



4.5.1. Compliance Assessment Framework – Edith Cavell

To facilitate the adaptive re-use of Level 1 and Level 3 of the Edith Cavell building, it is proposed to establish a Compliance Assessment framework for development that can be acted upon at a future stage of development. As the specific land uses for tenancies have not been confirmed at this stage of the development, it is proposed that the development approval will require a compliance assessment application for the future internal fit-out of these tenancies. The proposed land uses that are consistent with the intended activities for the Edith Cavell building and may include:

• Food & Drink Outlet, Shop, Health Care Service, Research and Technology Industry, Office, Indoor Sport and Recreation, Short Term Accommodation.

Given the development approval is sought for a high level proposal, the following conditions are recommended to be incorporated into any approval package issues for the proposal:

Table 4 – Edith Cavell: Compliance Assessment Condition

PDA Development Conditions

General/Planning Requirements Timing

1 Compliance Assessment by EDQ

A condition of approval may require compliance assessment by EDQ.

A fee, payable to EDQ, will be required to accompany and

compliance assessment detailed in this conditions package. The fee

payable will be in accordance with the Development Assessment Fee

Schedule at the time.

As indicated

2 Compliance Assessment Process

The following process and timeframes that apply to compliance

assessment are:

(i) The applicant submits plans and supporting information as required

for compliance assessment

(ii) Within 15 business days – the nominated assessing authority

assesses the plans and supporting information and:-

a. if satisfied with the information as submitted - endorses the

information and the condition of approval (or element of the

condition) is determined to have been met or

b. if not satisfied with the information as submitted – notifies

the applicant accordingly

As indicated




(iii) If the applicant is notified under (ii) b. above, within the next 10

business days - the information and plans addressing the concerns

are to be resubmitted to the nominated assessing authority

(iv) Within 10 business days – the nominated assessing authority

assesses the re-submitted plans and supporting information and:-

a. If satisfied with the re-submitted information lodged -

endorses the plans and supporting information and the

condition of approval (or element of the condition) is

determined to have been met or

b. If not satisfied with the information as submitted – notifies

the applicant accordingly.

(v) If the nominated assessing authority is not satisfied that

compliance has been achieved, within 10 business days - the

nominated assessing authority and applicant will repeat steps (iii) and

(iv). If either party is not satisfied by the outcome of this process, that

party can elect to enter into a mediation process with an independent

mediator agreed to by both parties.

When the nominated assessing authority and applicant are both

satisfied with the re-submitted information lodged - the nominated

assessing authority endorses the plans and supporting information

and the condition of approval (or element of the condition) is

determined to have been met.

Architectural and Design

2 Compliance assessment ‘detailed architectural plans’

a) Submit for compliance assessment to the Director, Development

Assessment, EDQ detailed architectural floor plans and

elevations prepared by a registered architect for:

i. all floor levels, including the approved lower ground floor plan,

ground floor plan, second floor plan and roof level;

ii. detailed elevations for all sides; and

iii. demolition plans.

a) Prior to the

commencement of site

works

b) Ensure that all elevations and floor plans are designed generally

in accordance with the approved first floor plan (DA-03.11, Issue

D, dated 3/10/2018), third floor plan (DA-03.13, Issue D, dated

3/10/2018), sections 2.3, 2.4 and 2.5.3 Precinct 3 – Heritage of

the Herston Quarter Priority Development Area Development

Scheme (with the exception of setback controls) and

include/address the following detailed design parameters:

b) At all times




i. Elevations are to provide activation and overlooking to the

Fourth Avenue street frontage through the use of glazing,

landscape treatment and outdoor dining areas;

ii. Shop or Food and Drink Outlet tenancies are to be less than

250m2 GFA per tenancy;

iii. The design and demolition (if required) must consider the

heritage nature of the building in accordance with the

Heritage Impact Statement prepared by Urbis (dated

6/12/2018);

iv. The main entry into the building from Fourth Avenue will be

emphasised through architectural and public realm treatment;

v. An awning is required along the part of the Fourth Avenue

frontage where outdoor dining areas are proposed;

vi. Details of the proposed materials, colours treatment and

finished to all facades, including privacy treatments. Glazing

must not include reflective or opaque glass at the ground

level;

vii. details of proposed sun shading devices;

viii. the location and detailing of all services required to

adequately service the site.

Note – A fee will be applicable in accordance with Condition 1.

4.6. LADY NORMAN To facilitate the adaptive re-use of the Lady Norman building, is proposed to establish a Compliance Assessment framework for development that can be acted upon at a future stage of development. As the specific land uses for tenancies have not been confirmed at this stage of the development, it is proposed that the development approval will require a compliance assessment application for the future internal fit-out of these tenancies. The proposed land uses that are consistent with the intended activities for the Lady Norman building and may include:

• Food & Drink Outlet, Shop, Health Care Service, Research and Technology Industry, Office, Indoor Sport and Recreation, Short Term Accommodation

To facilitate the proposed public realm (refer to Section 5.3), it is proposed to demolish the former Sylvia Moffat theatre extension of the Lady Norman building. The proposed demolition plans are provided within the Lady Norman Architectural Plans prepared by Hassell and provided in Appendix H. A specific development application for the demolition of non-heritage elements of the Lady Norman building is intended to be lodged for assessment by EDQ. The Architectural Plans also illustrate the existing condition of the Lady Norman building (refer to Appendix H).

Table 5 below provides an outline of the key development parameters able to be accommodated in accordance with the Compliance Assessment framework.



Table 5 – Summary of Development – Lady Norman



Defined Land Use Food & Drink Outlet, Shop, Health Care Service, Research and Technology

Industry, Office, Indoor Sport and Recreation and Short Term Accommodation

Building Height 2 storeys

Maximum Gross Floor

Area (GFA)

1,334m2

Car Parking The Heritage Precinct development is proposed to include 22 car parking






(PWD).




(PWD);






Vehicular Access Vehicle access to the consolidated ‘Back of House’ servicing area and drop of

area is provided from Fourth Avenue, which is proposed to be reconfigured into

a one way shared zone running from east to west, and Engineers Lane which

will provide access to the proposed servicing area from Back Road, as seen in

Figure 28 below.







Figure 28 – Access and Egress Overview: Lady Lamington


Servicing The primary consolidated servicing area is proposed adjacent to the northern

tower of the Lady Lamington building and will provide a consolidated servicing

area is proposed to accommodate the majority of servicing for uses within the

Heritage Precinct and has adequate to provide for a front load Refuse Collection

Vehicle (RCV) and 10.7m Large Rigid Vehicle (LRV).



Engineering Services Access and Services Concept Plans for the development of the Heritage

Precinct have been prepared by Acor and are provided in Appendix M.

Pedestrian Access The primary PWD pedestrian connections to the Lady Norman building are to

be provided from the Spanish Steps to the south and via the pedestrian link to

the Green Heart to the east.



• Back Road;





Bicycle Parking The Heritage Precinct development is proposed to include 20 short term

visitor bicycle parking spaces within the public realm.





The development is also positioned to utilise capacity of the RBWH Cycle

Centre where 750 bicycle parking spaces and high quality end of trip facilities

are currently provided. RBWH Cycle Centre management have indicated that

there is more than sufficient capacity (approximately 500 spaces) to

accommodate long term bicycle parking demands associated with the

proposed Heritage Precinct.



4.6.1. Compliance Assessment Framework – Lady Norman

Given the development approval is sought for a high level proposal, the following conditions are recommended to be incorporated into any approval package issues for the proposal:

Table 6 – Lady Norman: Compliance Assessment Condition


General/Planning Requirements Timing

1 Compliance Assessment by EDQ

A condition of approval may require compliance assessment by EDQ.

A fee, payable to EDQ, will be required to accompany and

compliance assessment detailed in this conditions package. The fee

payable will be in accordance with the Development Assessment Fee

Schedule at the time.

As indicated

2 Compliance Assessment Process

The following process and timeframes that apply to compliance

assessment are:

(i) The applicant submits plans and supporting information as required

for compliance assessment

(ii) Within 15 business days – the nominated assessing authority

assesses the plans and supporting information and:-

a. if satisfied with the information as submitted - endorses the

information and the condition of approval (or element of the

condition) is determined to have been met or

b. if not satisfied with the information as submitted – notifies

the applicant accordingly

(iii) If the applicant is notified under (ii) b. above, within the next 10

business days - the information and plans addressing the concerns

are to be resubmitted to the nominated assessing authority

(iv) Within 10 business days – the nominated assessing authority

assesses the re-submitted plans and supporting information and:-

As indicated




a. If satisfied with the re-submitted information lodged -

endorses the plans and supporting information and the

condition of approval (or element of the condition) is

determined to have been met or

b. If not satisfied with the information as submitted – notifies

the applicant accordingly.

(v) If the nominated assessing authority is not satisfied that

compliance has been achieved, within 10 business days - the

nominated assessing authority and applicant will repeat steps (iii) and

(iv). If either party is not satisfied by the outcome of this process, that

party can elect to enter into a mediation process with an independent

mediator agreed to by both parties.

When the nominated assessing authority and applicant are both

satisfied with the re-submitted information lodged - the nominated

assessing authority endorses the plans and supporting information

and the condition of approval (or element of the condition) is

determined to have been met.

Architectural and Design

2 Compliance assessment ‘detailed architectural plans’

a) Submit for compliance assessment to the Director, Development

Assessment, EDQ detailed architectural floor plans and

elevations prepared by a registered architect for:

i. all floor levels;

ii. detailed elevations for all sides; and

iii. demolition plans.

a) Prior to the

commencement of site

works

Ensure that all elevations and floor plans are designed generally in

accordance with approved existing ground floor plan (SK_101, Rev C,

dated 19/09/18), level 1 floor plan (SK_102, Rev C, dated 19/09/18),

roof plan (SK_103, Rev B, dated 19/09/18), north and south

elevations (SK_200, Rev A, dated 19/09/18), east and west

elevations (SK_201, Rev A, dated 19/09/18), sections 2.3, 2.4 and

2.5.3 Precinct 3 – Heritage of the Herston Quarter Priority

Development Area Development Scheme (with the exception of

setback controls) and include/address the following detailed design

parameters:

i. Elevations are to provide activation and overlooking to the

Fourth Avenue street frontage through the use of glazing,

landscape treatment and outdoor dining areas;

ii. Shop or Food and Drink Outlet tenancies are to be less than

250m2 GFA per tenancy;

b) At all times




iii. The design and demolition (if required) must consider the

heritage nature of the building in accordance with the

Heritage Impact Statement prepared by Urbis (dated

6/12/2018);

iv. The main entry into the building from Fourth Avenue will be

emphasised through architectural and public realm treatment;

v. Details of the proposed materials, colours treatment and

finished to all facades, including privacy treatments. Glazing

must not include reflective or opaque glass at the ground

level;

vi. Details of proposed sun shading devices;

vii. The location and detailing of all services required to

adequately service the site.

Note – A fee will be applicable in accordance with Condition 1.

4.7. SUBSTATION BUILDING DEMOLITION To support the future restoration and adaptive use of the Heritage buildings as part of the wider Herston Quarter development, demolition of a small single storey masonry building to the north of the North Tower of the Lady Lamington Nurses’ Home is proposed. The extent of the demolition is seen within the Demolition Site Plan prepared by Hassell and provided in Appendix J. As demonstrated within the assessment of the proposed demolition works provided within the Heritage Impact Statement provided in Appendix K, its demolition has no negative impact on the cultural heritage significance of the Brisbane General Hospital Precinct site.

A specific development application for the demolition of additional non-heritage elements within the Heritage Precinct is intended to be lodged for assessment by EDQ.

4.8. DEVELOPMENT APPROVALS SOUGHT The development approvals sought as part of this application are summarised below:

• PDA Development Application for a PDA Development Permit for a Material Change of Use – Rooming Accommodation (Student Accommodation), Childcare Centre, Food & Drink Outlet, Shop, Health Care Service, Research and Technology Industry, Office, Indoor Sport and Recreation, Short Term Accommodation and carrying out Building Work on a State Heritage Place in three stages.

4.9. STAGING A staged development approval is sought as part of this application. The proposed Staging Plan is seen in Figure 29. The proposed development summary between stages is as follows:

Table 7 – Staging of Development

Stage 1 Stage 2 Stage 3

Component of

Development

Edith Cavell*, associated

public realm, Back Road

and Fourth Avenue

(including servicing area).

Lady Lamington and

associated public realm.

Lady Norman and

associated public realm.



Stage 1 Stage 2 Stage 3

Compliance

Assessment

Compliance assessment

is to be undertaken at

any stage of the

approval.

N/A Compliance assessment

is to be undertaken at

any stage of the

approval.

Development Approval

Sought

PDA Development Application for a PDA Development Permit for a Staged

Material Change of Use – Rooming Accommodation (Student Accommodation),

Childcare Centre, Food & Drink Outlet, Shop, Health Care Service, Research

and Technology Industry, Office, Indoor Sport and Recreation, Short Term

Accommodation and carrying out Building Work on a State Heritage Place

*Note regarding Edith

Cavell

The Child Care Centre component of Edith Cavell, associated public realm,

Back Road and Fourth Road (including servicing area shall be completed as

part of Stage 1. However, Compliance Assessment associated with any fitout

across any other floor may occur within any stage of the development approval.

Figure 29 – Staging Plan

Source: Hassell

40 SPECIALIST INFORMATION URBIS


5. SPECIALIST INFORMATION 5.1. HERITAGE Herston Quarter is a place of cultural heritage significance within Queensland as well as the City of Brisbane. The site demonstrates important aspects of the history of the city and is a unique cultural landscape within the inner city environment.

A Heritage Impact Statement (HIS) has been prepared for the proposal by Urbis and is included within Appendix K of this application. This report addresses heritage aspects of the proposal including the proposed building adaptations as they relate to their existing heritage value. Please refer to the Executive Summary of the HIS for details.

5.2. TRAFFIC A Traffic Impact Statement (TIS) has been prepared for the proposal by Cambray Consulting and is included within Appendix L of this application. This TIS provides an assessment of proposed traffic arrangements, including the physical layout of the development and its impact on the external road network (refer to Appendix G). The key report findings are as follows:

• All vehicular access to the Heritage Core is proposed to be via Back Road, and Fourth Avenue, with egress via Engineers Lane and Back Road. The precinct will be connected to the wider road network via Back Road and Bramston Terrace, including an upgraded roundabout at Bramston Terrace.

• Fourth Avenue is proposed to be reconfigured into a one way shared zone to provide priority for pedestrians. The circulation lane of Fourth Avenue is to be 4.5m wide (minimum), with the pavement width widened to 5.0m (minimum) adjacent to the proposed parallel parking spaces. The proposed 4.5m – 5.0m wide vehicle aisle is in accordance with the requirements of Brisbane City Plan 2014, Transport, access, parking and servicing (TAPS), planning scheme policy (PSP) and the Australian Standard AS2890.2.

• The Heritage Precinct development is proposed to include 22 car parking spaces. In summary, the car parking provision is considered appropriate for the following reasons:

− The site is primarily intended to provide accommodation for students at the teaching facilities on the campus of the Royal Brisbane and Women’s Hospital, which is Queensland major teaching hospital;

− The site is well connected to existing high frequency public transport, which is intended to be improved in the future (Brisbane Metro and Cross River Rail); and

− Adjacent developments within the Herston Quarter will provide publicly accessible car parking facilities.

• Eight (8) short term parallel parking spaces are proposed to be located on either side of Fourth Avenue adjacent to the Edith Cavell and Lady Norman buildings. A small short term loading area and staff parking is also proposed to be provided adjacent to the northern tower of the Lady Lamington building.

• The child care vehicle drop-off area is to be located on the corner of Fourth Avenue and Back Road. The drop off area is to be accessed from Fourth Avenue with one-way circulation back onto Back Road. The egress from the drop off area onto Back Road is located approximately 20m from the intersection of Back Road and Fourth Avenue. This position is greater than both the TAPS recommended 10m of separation from driveways near minor road intersections. The drop off area has been designed to accommodate B99 vehicle access and occasional service deliveries to the childcare centre.

• A consolidated servicing area is proposed to accommodate the majority of servicing for uses within the Heritage Precinct and has adequate manoeuvring space to provide for a front load Refuse Collection Vehicle (RCV) and 10.7m Large Rigid Vehicle (LRV). The primary servicing area is proposed adjacent to the northern tower of the Lady Lamington building. A 3.5m x 5.4m loading bay is also located within the child care drop off carpark adjacent to the PWD parking space. The proposed servicing arrangements are considered acceptable from a traffic engineering perspective.


SPECIALIST INFORMATION 41

• The net increase in traffic demands as a result of the proposed development will be relatively minor and as such, a detailed traffic impact assessment (SIDRA) is not warranted in this instance. Based on the adopted trip rates, the proposed Heritage Precinct development is expected to conservatively generate in the order of 30 new trips (in and out) during the AM and PM peak periods. On average, this equates to approximately 1 additional trip per two (2) minutes, during peak periods. The proposed development is therefore expected to have negligible traffic impact on the surrounding network.

• Appropriate pedestrian access is proposed, including two PWD primary access points from the Spanish Steps to the south and via the pedestrian link to the Green Heart to the East. Pedestrian pathway connections are also provided to Back Road, Herston Road via the Spanish Steps and STARS and Bramston Terrace via Fourth Avenue / Back Road.

• The arrangement of the Bramston Terrace, Fourth Avenue and Back Road intersection has been investigated. As seen in Figure 30, the proposed arrangement prioritises traffic flows of Back Road. The layout of the intersection will be finalised through detailed design to ensure the intersection provides for functional and safe vehicles movements and accommodates pedestrian movement.

Figure 30 - Bramston Terrace, Fourth Avenue and Back Road Intersection

Picture 19 - Option 1: Back Road Priority

Source: Acor

• In accordance with the Development Scheme, it is proposed to provide a secondary pedestrian connection from Herston Square to Back Road at the north of the Edith Cavell building. Initial concepts considered propose to provide a 6m road and a 1.8m wide footpath. Further improvements to Engineers Lane to provide an upgraded pedestrian path will be captured in future development stages.

• It is noted that a Traffic Management Procedure report will be developed prior to the commencement of the operation of the Heritage Precinct. This report will address car parking management and servicing.

5.3. ENGINEERING An Engineering Services report has been prepared by Acor and is provided in Appendix M of this report. The report addresses water, fire services, waste water, stormwater, electrical and communication infrastructure.

• ACOR Consultants are currently in the process of seeking advice from QUU on an updated Service Advice Notice (SAN) to confirm the Heritage Precinct will connect to Bramston Terrace. Sizing and configuration of the new water connections will be confirmed after a revised QUU SAN and Water Approval has been issued. The QUU advice on the sizing will then be include within the detailed design drawings which will be submitted back to QUU for approval.

42 SPECIALIST INFORMATION URBIS


• A 150mm diameter main sewer main in Herston Road to the south is proposed to be used to provide connection point for the Herston Quarter Heritage site development. Sizing and configuration of the new connections will be confirmed during detailed design.

• Existing gas infrastructure is located in Bramston Terrace. It is proposed to service the development with an underground gas line along the Fourth Avenue alignment.

• The stormwater management for the development has been prepared by Acor in their Stormwater Management Plan (refer to Section 5.4 of this report for further information).

• There is existing telecommunications infrastructure in close proximity to the site within the surrounding Council road reserves. An Electrical / Communication Master Plan has been prepared by Umow Lai to demonstrate how the development will connect to existing infrastructure.

5.4. STORMWATER A Stormwater Management Plan has been prepared by Acor and is included within the Engineering Services report provided in Appendix M. The report has been prepared to provide a comprehensive analysis of the proposed stormwater quantity and quality mitigations measures for the Herston Quarter redevelopment. The report findings are as follows:

• Stormwater Quality – A stormwater quality management strategy incorporating multiple proprietary stormwater quality treatment devices to mitigate the increase of pollutants produced from the development of the site. MUSIC modelling has demonstrated that a treatment train consisting of a minimum of 17 Stormwater 360 EnviroPods and a minimum of 59 Stormwater 360 690mm PSorb Filter cartridges provides adequate pollutant reduction for all impacted stages of the development. As such the proposed stormwater quality management strategy will adequately meet Water Quality Objectives as required under the State Planning Policy (SPP, 2017).

• Stormwater Quantity – Hydraulic analysis using DRAINS modelling software has determined the peak flows discharging from the site under both existing and developed conditions. Modelling demonstrated an underground detention system within Catchment A is proposed to carry out on-site detention. No detention system is proposed within Catchments B and C. Catchment D flows to the south where this part of the Herston Quarter development has been addressed within a separate report by Calibre.

In summary, it is recommended that the proposed stormwater management strategy be accepted for the Herston Quarter PDA and be adopted for detailed design.


LEGISLATIVE REQUIREMENTS 43

6. LEGISLATIVE REQUIREMENTS 6.1. ECONOMIC DEVELOPMENT ACT 2012 The Economic Development Act 2012 (ED Act) provides the planning and development framework for development within a PDA and development declared to be PDA-associated development. For the Herston Quarter PDA, the relevant development scheme is the Herston Quarter PDA Development Scheme, approved in December 2017.

6.1.1. Assessment Manager

As the site is contained within the declared Herston Quarter PDA, the Minister for Economic Development Queensland is the Assessment Manager for this application.

6.1.2. Application Fee

In accordance with EDQ’s fee schedule, the development is considered ‘major development’ and as such, the relevant fee is to be determined in consultation with EDQ. The relevant application fee is determined to be $155,044.

6.1.3. Referral Agencies

As the site is within the Herston Quarter PDA and the Assessment Manager is MEDQ, there are no specific referral agencies to this application.

44 PLANNING ASSESSMENT URBIS


7. PLANNING ASSESSMENT 7.1. HERSTON QUARTER DEVELOPMENT SCHEME The Herston Quarter PDA Development Scheme is the primary statutory planning instrument relevant to development on site. The Herston Quarter PDA Development Scheme falls under the provisions of the Economic Development Queensland Act 2012 and seeks to support employment growth in health and knowledge industries and deliver a unique and world-class destination for Brisbane.

The following sections of this report provide an assessment of the proposed development against the relevant provisions of the Herston Quarter PDA Development Scheme.

7.2. DEFINITION The proposed development the Heritage Precinct comprises a variety of uses which include Childcare Centre, Food and Drink Outlet, Health Care Service, Office, Rooming Accommodation (Student Accommodation) and Shop which are defined under the Development Scheme. The Development Scheme defines this use as follows2:

Childcare Centre: Childcare centre means the use of premises for the care, education and minding, but not residence, of children.

Examples of a childcare centre— before or after school care, crèche, early childhood centre, kindergarten, vacation care

Food and Drink Outlet: Food and drink outlet means the use of premises for—

(a) preparing and selling food and drink for consumption on or off the premises; or

(b) providing liquor for consumption on the premises, if the use is ancillary to the use in paragraph (a).

Examples of a food and drink outlet—cafe, coffee shop, drive-through facility, kiosk, milk bar, restaurant, snack bar, takeaway shop, tearoom

Health Care Service: Health care service means the use of premises for medical purposes, paramedical purposes, alternative health therapies or general health care, if overnight accommodation is not provided on the premises.

Examples of a health care service— dental clinic, medical centre, physiotherapy clinic

Indoor Sport and Recreation: Indoor sport and recreation means the use of premises for a leisure, sport or recreation activity conducted wholly or mainly indoors.

Examples of indoor sport and recreation— amusement parlour, bowling alley, gymnasium, squash court

Office: Office—

(a) means the use of premises for—

(i) providing an administrative, financial, management or secretarial service or function; or

(ii) the practice of a profession; or

(iii) providing business or professional advice or services; but

(b) does not include the use of premises for making, selling or hiring goods.

Examples of an office— bank, real estate agency

2 In accordance with Schedule 2 of the Herston Quarter PDA Development Scheme, unless defined within Schedule 2, or in the Economic Development Act 2012, the Brisbane City Plan definitions apply to all development.


PLANNING ASSESSMENT 45

Research and Technology Industry: Research and technology industry means the use of premises for an innovative or emerging industry that involves designing and researching, assembling, manufacturing, maintaining, storing or testing machinery or equipment.

Examples of research and technology industries— aeronautical engineering, biotechnology industries, computer component manufacturing, computer server facilities, energy industries, medical laboratories

Rooming Accommodation: Rooming accommodation means the use of premises for—

(a) residential accommodation, if each resident—

(i) has a right to occupy 1 or more rooms on the premises; and

(ii) does not have a right to occupy the whole of the premises; and

(iii) does not occupy a self-contained unit, as defined under the Residential Tenancies and Rooming Accommodation Act 2008, schedule 2, or has only limited facilities available for private use; and

(iv) shares other rooms, facilities, furniture or equipment outside of the resident's room with 1 or more other residents, whether or not the rooms, facilities, furniture or equipment are on the same or different premises; or

(b) a manager's residence, an office or providing food or other service to residents, if the use is ancillary to the use in paragraph (a).

Examples of rooming accommodation— boarding house, hostel, monastery, off-site student accommodation

Shop: Shop means the use of premises for—

(a) displaying, selling or hiring goods; or

(b) providing personal services or betting to the public.

Examples of a shop— betting agency, corner store, department store, discount variety store, hair dressing salon, liquor store, supermarket

Short Term Accommodation:

(a) means the use of premises for—

(i) providing accommodation of less than 3 consecutive months to tourists or travellers; or

(ii) a manager’s residence, office, or recreation facilities for the exclusive use of guests, if the use is ancillary to the use in subparagraph (i); but

(b) does not include a hotel, nature-based tourism, resort complex or tourist park

7.3. LAND USE PLAN The Land Use Plan of the Development Scheme specifies the outcomes, both at a PDA wide level and precinct specific level, which development is required to achieve. It also establishes the processes and decision making requirements for development within the Herston Quarter PDA. The following sections of this report provide an assessment of how development achieves the requirements of the Land Use Plan.

7.3.1. Vision

The Herston Quarter PDA is recognised by EDQ as a key area within Brisbane that has the potential to significantly grow, development and thrive in the coming years through careful planning and development management. The Development Scheme maintains a strong vision and intent to develop Herston Quarter as an integrated mixed use precinct providing Brisbane’s largest and most complex health and biomedical precinct. The vision for development within the Herston Quarter PDA is articulated within the Development Scheme as:

“Development in the Herston Quarter PDA will maximise the strategic location adjacent to Queensland's major health, education and research facilities, and public transport infrastructure to support employment growth in health and knowledge industries and deliver a unique and world-class



destination for Brisbane. While development will have an emphasis on health-related uses, the PDA will also provide a mix of other land uses that support this outcome.”

The structural elements plan indicatively illustrates the highest-order physical elements for the site that are critical to achieving the vision. As indicated within Figure 31, the proposed revitalisation of the proposed Heritage Precinct and adjoining public realm is consistent with the Structural Elements Plan which identifies the existing ‘PDA Significant Heritage Buildings’ and the proposed ‘Key Public Spaces (indicative)’ in a location that is generally consistent with the proposed public realm works. The proposal also includes primary pedestrian and vehicular circulation routes from the Heritage Precinct to Bramston Terrace in accordance with the Structural Elements Plan.

Figure 31 – Structural Elements Plan

Source: DSDMIP 2017

Development within the Herston Quarter PDA will achieve the vision by complying with the criteria set out in Section 2.3 of the Development Scheme. An assessment against these criteria is provided within Table 8 below.

Table 8 – Development Scheme Vision

Vision Criteria Response

Delivering a range of new and exemplary clinical,

biomedical and complementary health-related uses

including a Surgical, Treatment and Rehabilitation

Service (STARS)

Complies

The proposed Heritage Precinct re-development will

support the development of Herston Quarter as an

integrated mixed-use precinct providing Brisbane’s

largest and most complex health and biomedical

precinct including the STARS, approved by EDQ on

29 January 2018.

Co-locating a range of other uses with the existing

health and knowledge uses in the Herston Health

Precinct to create a vibrant and highly active mixed-

use precinct including health, commercial,

Complies

The proposal involves the refurbishment of three

Queensland heritage listed buildings on the site,

HERITAGE PRECINCT




residential, student accommodation, short-term

accommodation, retirement, child care, aged care,

community and retail uses

with the Lady Lamington building being for student

accommodation, the Edith Cavell building being for

a child care centre and range of tenancies

accommodating a mix of commercial and centre

activities and the Lady Norman building being

positioned for re-development for a mix of centre

activities. The public realm of the Heritage Precinct

has been designed in response to the heritage

values and topographic character and will deliver a

vibrant public realm for Herston.

Providing improved amenity for users of facilities in

the PDA, the broader Herston Health Precinct and

the surrounding area including delivery of a range of

diverse, interconnected and activated key public

spaces that encourage formal and informal

interactions and promote wellbeing

Complies

The public realm is a vital component of creating an

inviting environment for users of the wider Herston

Health Precinct to visit, work and live. As seen

within the Public Realm Masterplan prepared by

Hassell and provided in Appendix I, a series of

distinct destinations are proposed at different

locations throughout the public realm of the precinct

to provide a diversity of communal places that will

allow people to play, socialise, retreat and relax

whilst embracing the sub-tropical context. These

areas are further described in Section 5.3 of this

report.

Promoting high-quality urban design in the built form

and public realm and a high-quality living

environment for building occupants including

application of best practice climatically responsive

and sub-tropical design principles

Complies

The following strategies have been integrated into

the design of the re-development of the Heritage

Precinct and seek to provide an optimum sub-

tropical urban design outcome:

• To reinforce a sense of arrival into the PDA,

significant landscaping will be established at the

corner of Back Road and Fourth Avenue

surrounding the Childcare drop off area. This

soft landscape treatment will provide shade,

comfort and visual amenity that celebrates

Brisbane’s subtropical climate.

• The proposed public realm improvements are

essential to creating a high quality urban

environment that embraces the subtropical

climate of Brisbane by providing a series of

distinct destinations throughout the precinct to

provide a range of communal places that will

allow people to play, socialise, retreat and relax

whilst embracing the sub-tropical context.




These areas are further described in Section

5.3 of this report.

• Lush landscaping throughout the precinct that

will provide shade, comfort and visual amenity.

The intent of the landscaping it to incorporate

ample furniture, trees and gardens to create a

human scale and invite people to dwell at the

site. The soft landscaping materials will create a

memorable and distinctive environment that

respects the existing vegetation character of the

precinct, providing a lush tropical understory

and larger shade trees that reflect the

vernacular of Brisbane including Figs,

Jacarandas and Poincianas.

• Public dining areas are provided adjacent to activated areas of the Edith Cavell and Lady Norman buildings and will support ‘alfresco’ dining whilst embracing the sub-tropical setting of Brisbane.

The following sub-tropical design principles have

been incorporated into the proposed retrofitting of

the Lady Lamington building for Student

Accommodation:

• Embracing the natural landscape to provide

outdoor common areas for the exclusive use for

the Student Accommodation use. Shade

devices and landscaping will be incorporated

into the design of these spaces to ensure they

are occupiable all year road, as discussed in

Section 5.3 of this report.

• Balconies surrounding the perimeter of each

component of the Lady Lamington building will

retained to provide private outdoor spaces for

occupants that are protected from the sun and

rain.

• Operable door openings are proposed to some

of the rooms to allow for natural ventilation and

reduce energy consumption and create a

connection between indoor and outdoor spaces.

• The proposal includes a roof deck atop the

North and South towers of Lady Lamington

which will provide elevated outdoor spaces to

enjoy city views.

Please refer to Section 5 of this report for further

information.




Providing an integrated vehicular parking solution to

service the needs of residents, staff and visitors to

the PDA and the remainder of the Herston Health

Precinct including a new multi-storey parking station

Complies

As outlined within the Traffic Impact Assessment

Report prepared by Cambray Consulting and

provided in Appendix L, the proposal provides

limited car parking as adjacent developments such

as the STARS and Northern Car Park are proposed

to ensure integrated and sufficient car parking

spaces are provided to meet the anticipated

demand of residents, staff and visitors within the

Herston Quarter site. As outlined in Section, 3.4.2

the Northern Car Park development application is

currently being prepared and proposes a new multi-

storey parking station.

Providing for the revitalisation, conservation and

adaptive re-use of the heritage place to ensure its

ongoing use and preservation, and recognition of

their cultural heritage values including respect for

the PDA significant heritage buildings and their

setting

Complies

The proposed re-development of the Herston

Quarter Heritage Precinct and associated public

realm, comprises the restoration of all State-

Heritage listed buildings on the site for a range of

compatible uses. A Heritage Impact Statement of

the proposal has been undertaken be Urbis and is

included in Appendix K. This assessment

concludes that the proposal will ensure the ongoing

use and preservation, and recognition of the cultural

heritage values of the Heritage buildings.

Maximising the investment in adjacent public

transport infrastructure by focussing land uses that

generate high pedestrian traffic near Herston and

RBWH stations and promoting their integration with

development in the PDA

Complies

The Heritage Precinct is located centrally within the

Herston Quarter site, allowing for high pedestrian

traffic land uses such as the proposed Student

Accommodation, Childcare Centre and other Centre

Activities to be located at the east of the site nearer

to Herston and RBWH stations. The proposed

public realm improvements will also provide

improved pedestrian connectivity to surrounding

public transport infrastructure.

Contributing to a unique sense of place identity for

the PDA and surrounding area by providing

opportunities to embrace the existing distinctive

landscape, heritage and cultural qualities

Complies

The sense of place and identity of the Herston

Quarter Heritage precinct will be reinforced through

the use of materials and landscaping that reflect the

unique identity of the area. The Public Realm

Masterplan prepared by Hassell and provided within

Appendix I demonstrates how the proposed public

realm and adaptive re-use of the Heritage Buildings

has been designed to strengthen this sense of place

and reflect the unique identity of Herston. Key




elements of the design intent are summarised

below:

• The built form and building facades of the

Heritage buildings will be retained and

enhanced in recognition of their heritage value.

• The existing extension to the Edith Cavell

building is to be demolished to reveal the extent

of original buildings and improve the setting

when approached from Bramston Terrace. The

proposed extension to the Edith Cavell building

for the proposed Childcare centre has been

sensitively designed in response to the heritage

context, whilst providing a distinctive extension

to the Heritage building that avoids imitation of

the heritage values.

• The proposed movement network has been

developed in response to the complex

topographical changes of the site and to support

ground floor interactions across each building.

• Landscaping will be essential to celebrating the

sub-tropical climate and the site’s existing

vegetation. The soft landscaping materials will

create a memorable and distinctive environment

that respects the existing vegetation character

of the precinct, providing a lush tropical

understory and larger shade trees that reflect

the vernacular of Brisbane including Figs,

Jacarandas and Poincianas. The hard

landscape materials utilised within the Heritage

Precinct will be consistent with Stage 1 (being

the STARS approval outlined in Section 3.4.1 of

this report) to ensure continuation within the

precinct.

Refer to Section 4.3 of this report for further

information.

Improving connectivity, permeability, safety and

accessibility within the PDA for pedestrians, cyclists

and vehicles including convenient access to active

transport routes

Complies

The proposed movement network has been

designed to accommodate the areas of exclusive

use associated with the proposed Childcare Centre

and Student Accommodation, whilst also promoting

ease-of-movement and interaction between the

various precincts within Herston Quarter.

The proposed pedestrian movement network has

been developed in response to the complex




topographical changes of the site. The proposed

movement network addresses these challenges by

providing two PWD primary access points from the

Spanish Steps to the south and via the pedestrian

link to the Green Heart to the East. Pedestrian

pathway connections are also provided to Back

Road, Herston Road via the Spanish Steps and

STARS and Bramston Terrace via Fourth Avenue /

Back Road.

The proposed vehicle movement network has been

designed to minimise impact of vehicles within the

Heritage Precinct and enhance pedestrian safety.

All vehicular access to the Heritage Precinct is

proposed to be via Back Road, and Fourth Avenue,

with egress via Engineers Lane and Back Road.

The precinct will be connected to the wider road

network via Back Road and Bramston Terrace.

Within the Herston Square, Fourth Avenue is

proposed to be reconfigured into a one way shared

zone to provide priority for pedestrians. Further, the

proposed servicing arrangement delivers a

coordinated and simple vehicle access and service

solution to reduce traffic movements through the

heart of the precinct and create a more

pedestrianised environment.

To support wayfinding, these connections will be

enhanced with landscaping treatments including

paving design, lighting and tree species will be used

to create legible and intuitive connections for regular

users and visitors to the precinct. A consistent

approach to signage will complement the wayfinding

strategies and connect people to key destinations

within the precinct.

Further information in regard to the proposed

movement network is provided within the Traffic

Impact Assessment Report prepared by Cambray

Consulting and provided in Appendix L and the

Public Realm Masterplan prepared by Hassell and

provided in Appendix I.

Improving the integration between the PDA,

remainder of the Herston Health Precinct and

surrounding area, including reconnecting the

heritage place within the PDA to the southern and

western edges

Complies

The treatment and design of public realm

surrounding the Heritage Precinct has been

carefully considered to improve accessibility and

connection between the Heritage Precinct and key




destinations surrounding the precinct, as outlined

below:

• Significant landscaping will be established at

the corner of Back Road and Fourth Avenue to

the west of the Edith Cavell building. This soft

landscape treatment will provide shade, comfort

and visual amenity that celebrates Brisbane’s

subtropical climate whilst reinforcing a sense of

arrival into the PDA.

• The proposed Backyard and Green Heart

Connection to the south of the Lady Lamington

building is proposed to be a transition zone to

the adjoining STARS within the Health Precinct,

drawing in the natural amenity of the green

heart and providing a quite sub-tropical

landscape setting to retreat and linger.

• The Green Heart Connection of the Heritage

Precinct is proposed to be a transition zone that

draws on the natural amenity of the ‘green

heart’ to the east of the Lady Lamington

building.

Please refer to the Public Realm Masterplan

provided within Appendix I for further information.

7.3.2. PDA-Wide Development Criteria

The Development Scheme establishes six (6) development criteria utilised to guide assessable development within the Herston Quarter PDA. These criteria are:

• Land use, built form and heritage;

• Street and movement network;

• Public realm;

• Environment and sustainability;

• Community safety;

• Service infrastructure;

A comprehensive assessment of the proposed development against all the relevant provisions of the abovementioned PDA Wide Development Criteria is provided in Appendix D. This assessment demonstrates that the proposal will comply with all relevant provisions of the PDA Wide Development Criteria.

7.3.3. Precinct Provisions – Heritage Precinct

The Development Scheme identifies a precinct intent, the preferred land uses and precinct plan for each precinct. This site of the Heritage Precinct is primarily identified within Precinct 3 – Heritage Precinct of the Development Scheme. The Precinct Plan of Precinct 3 is provided within Figure 32 below.



Figure 32 – Precinct 3 Plan

Source: DSDMIP

The Development Scheme sets out the following preferred land uses for Precinct 4 as follows:

• bar (where less than 250 m2 GFA per tenancy);

• childcare centre;

• community use;

• educational establishment;

• food and drink outlet other than a drive-through facility (where less than 250 m2 GFA per tenancy);

• health care service;

• hotel;

• indoor sport and recreation;

• market;

• multiple dwelling;

• office;

• research and technology industry;

• rooming accommodation where student accommodation;

• shop (where less than 250m2 GFA per tenancy); and

• short-term accommodation.

(Our emphasis added)

The proposal seeks approval for Development Permit for a Material Change of Use – Rooming Accommodation (Student Accommodation), Childcare Centre, Food & Drink Outlet, Shop, Health Care Service, Research and Technology Industry, Office, Indoor Sport and Recreation, Short Term Accommodation, which are identified as preferred land uses within Precinct 4. In this instance, the compliance assessment process proposed for the Edith Cavell and the Lady Norman building will future Shop or Food and Drink Outlet tenancies will not exceed 250m2 GFA per tenancy. Please refer to Section 4.5.1 and Section 4.6.1 of this report for further information.

A detailed assessment of the proposal has been undertaken with respect to the Precinct Intent, this assessment is provided in Appendix E and confirms that the proposal generally complies with the intent of Precinct 3. However, an alternative solution is proposed with respect to the setbacks of the extension to Edith Cavell building. In response to this, compliance with the PDA vison and sufficient grounds to justify the proposal are outlined in Section 9 of this report.



7.3.4. Precinct Provisions – Health & Lifestyle and Care

The proposed connection to Bramston Terrace via Fourth Avenue extends into both the Health (Precinct 1) and Lifestyle and Care (Precinct 4) precinct boundaries, as seen in Figure 33 and Figure 34 below. A full assessment of the Precinct Provisions relating to each of these precincts has not been undertaken in this instance as the proposal generally complies and supports with the intent of each precinct, as outlined below in Table 9.

Table 9 – Health Precinct and Lifestyle and Care Precinct Provisions Summary

Precinct Provision Response

Land Use Not Relevant

No additional GFA associated with the Heritage Precinct re-development is

proposed within Precinct 1 or Precinct 4. Accordingly, the proposal does not

compromise intended land uses being established in these precincts.

Built Form Not Relevant

No additional built form is proposed in Precinct 1 or Precinct 4.

Movement Complies

The proposal will enhance pedestrian movement in accordance with the

proposed Public Realm Master Plan provided in Appendix I. Further

information is provided in Section 4.3 of this report.

Public Realm Complies

The proposal will provide a high quality public realm in accordance with the

proposed Public Realm Master Plan provided in Appendix I. Further

information is provided in Section 4.3 of this report.

Figure 33 – Precinct 1 Plan – Health

Source: DSDMIP



Figure 34 – Precinct 4 Plan – Lifestyle and Care

Source: DSDMIP

7.3.5. Level of Assessment

As per Table 2 – Levels of Assessment of the Development Scheme, a Material Change of Use for a ‘preferred land use’ within each Precinct is Permissible Development. As such, the proposed land uses are Permissible Development, as these are described as preferred land uses in Section 8.3.3 of this report.

7.3.6. Public Notification

In accordance with Section 2.2.9 of the Development Scheme, public notification of and application is not required for a material change of use that is for a preferred land use’, accordingly public notification is not required.

In accordance with Section 2.2.9 of the Development Scheme, a PDA development application may require public notification if, in the opinion of the MEDQ, may have adverse impacts on the amenity of development potential of adjoining land under separate ownership, or if the development application is for a use or a size or nature which, in the opinion of the MEDQ, warrants public notification. In this instance, confirmation will be provided from EDQ that the MEDQ does not require public notification of the development application.

56 INFRASTRUCTURE PLAN URBIS


8. INFRASTRUCTURE PLAN It is intended that infrastructure requirements be confirmed through the conditions of approval. The infrastructure required to support the potential development scenarios of additional development on the site of the Heritage Precinct have been accounted for within the accompanying Engineering Services Report.

It is noted that a separate Infrastructure Master Plan is being prepared for Herston Quarter, to be formally submitted in conjunction with a Plan of Development.

8.1. EDQ GUIDELINES The provisions of the Herston Quarter PDA Development Scheme Land Use Plan provide the principal planning framework applicable to the application area. EDQ’s Guidelines provide a more detailed set of design provisions that are intended to guide the development of land within Priority Development Areas. No EDQ Guidelines have been identified as applicable to this application.

8.2. PRACTICE NOTES A review of the available practice notes has not identified any practice notes of relevance to the application.


KEY PLANNING CONSIDERATIONS 57

9. KEY PLANNING CONSIDERATIONS This section provides a response to matters of assessment where more detailed information is required to demonstrated compliance with relevant provisions of the Herston Quarter Development Scheme.

As per Section 2.2.6 of the Herston Quarter Development Scheme, where assessable development does not comply with the relevant provisions of the PDA-wide criteria or precinct provisions, it is deemed consistent with the land use plan if both of the following apply:

• the development does not conflict with the vision (section 2.3); and

• there are sufficient grounds to justify approval of the development despite the non-compliance with the development requirement

Through detailed assessment of the proposal against the development requirements within the Development Scheme, an actual or potential conflict was identified with respect to the following matters:

• Location of the servicing area at the north of the Lady Lamington Building; and

• Building setbacks to the northern and western sides of the Edith Cavell Block.

The following sections provide a detailed response to this matter to demonstrate that the proposal complies with the provisions of Section 2.2.6 of the Herston Quarter Development Scheme.

9.1. SERVICING LOCATION As per the PDA Wide Criteria of the Herston Quarter Development Scheme, development is to ensure car parking and service areas are concealed from the public realm and adjacent dwellings by:

• integrating within, behind or under buildings; or

• sleeving with active frontages along public roads, primary pedestrian connections and key public spaces;

or

• where not on a public road, primary pedestrian connection or key public space, providing an attractive and

well-articulated facade treatment.

As seen within the within the Public Realm Master Plan prepared by Hassell (refer to Appendix I), it is proposed to consolidate the vehicle servicing area to provide access to the heritage building complex. The servicing area is proposed to be located to the north of the Lady Lamington building and can be accessed via the main entrance to the Heritage Precinct from Bramston Terrace via Fourth Avenue or via Engineers Lane to the north. A loading bay is also located within the Childcare drop off car park and will be accessed from Fourth Avenue with one-way circulation back onto Back Road.

The proposed servicing arrangement delivers a coordinated and simple vehicle access and service solution to reduce traffic movements through the heart of the precinct and create a more pedestrianised environment. In this instance, it is not considered appropriate to provide a servicing area that is concealed from the public realm by built form such as a new building or building façade as the proposal is for the adaptive reuse of significant heritage buildings on the site.

As seen within the Public Realm Master Plan and Architectural Plans provided in Appendix F – Appendix H, the proposed design and location of servicing areas has been sensitively designed to ensure these areas are appropriately landscaped to provide an improved interface between the public realm and the servicing areas. Further, as outlined within the Traffic Impact Assessment prepared by Cambray Consulting and provided in Appendix L, the proposed servicing arrangement provided adequate manoeuvring space to accommodate the majority of servicing for uses within the Heritage Precinct.

9.1.1. PDA Vision

The proposal is consistent with the PDA Vision in Section 2.3 of the Herston Quarter Development Scheme. Specifically, the proposed servicing arrangement supports improved connectivity, permeability, safety and accessibility within the PDA for pedestrians, cyclists and vehicles including convenient access to active transport routes.

58 KEY PLANNING CONSIDERATIONS URBIS


Please refer to the full response to the PDA Vision in Section 7.3.1 of this report for further information.

9.1.2. Sufficient Grounds

Sufficient grounds exist to support the proposed building articulation. These grounds are matters of public interest and support superior design outcomes, as outlined below:

• The Heritage Precinct development is required to support the re-development of the wider Herston Quarter site and ensure significant community and public benefits are delivered. The overall development of Herston Quarter will support hundreds of jobs during construction and when operational, providing significant economic benefit and support economic growth.

• An attractive interface between the public realm and serving areas will be provided through the utilisation of significant landscape and streetscape improvements, as seen within the Public Realm Masterplan provided in Appendix I.

The above circumstances represent sufficient grounds in the public interest to support a design outcome which provides appropriate screening of servicing areas. The proposal is therefore deemed to be consistent with the Herston Quarter Development Scheme.

9.2. EDITH CAVELL EXTENSION As per the Precinct Provisions of the Herston Quarter Development Scheme, development within Precinct 3 is to have a building setback of no less than 20 metres to the northern and western sides of the Edith Cavell Block. As seen within the Edith Cavell Architectural Plans prepared by Elevation Architecture (refer to Appendix G), it is proposed to provide an extension to the Edith Cavell building to allow for a separate drop off/ pick up area to be established for the Childcare Centre use. The architectural plans demonstrate how the extension is utilised to increase the functionality and operational efficiency of the Childcare Centre whilst allowing for Commercial and Centre Activities to be established on the first floor adjacent to Herston Square. Elevation Architecture have prepared an Architectural Statement outlining the architectural philosophy behind the proposed design. This architectural statement is provided below:

“The Edith Cavell Building, originally constructed in 1922 to provide accommodation for nurses working in the Hospital for Sick Children, is located in the centre of the Herston Hospital Precinct and forms a significant part of the Heritage Quarter Priority Development Area (PDA).

The proposed adaptive re-use for the building includes the provision of commercial and centre activity tenancies on the first and third levels, and a new childcare centre facility for Lady Ramsay Childcare Centre located on the second level of the building. This proposal seeks to re-imagine the building for the future, while simultaneously telling the stories of its past by respecting its historical built form, character and setting. To facilitate the variety of uses within the one building, it was integral to introduce a separate entry point for the childcare centre for secure access. As such, we have proposed a new extension to sit adjacent to Edith Cavell at the north-western end. This extension has been offset from Edith Cavell to reduce the visual impact on the north-western wing of the building and keep the striking northern elevation as open as possible. The extension features a vertical transportation 'spine' that will be predominantly glass in order to maintain some visual transparency through to the original façade. The extension is 2-stories high and has been kept completely separate from Edith Cavell for minimal impact on significant fabric. The extension 'lightly touches' Edith Cavell by way of a covered access link that connects to the childcare centre via the northern verandah on the second level only. The extension is a contemporary intervention, providing aesthetic contrast to Edith Cavell.

With the old milk shed, also referred to as the kitchen building, being demolished, the western part of the site provides an ideal area for a drop off zone to be used exclusively for the childcare. This area will be landscaped, with terraced gardens to remediate the level differences. This will also create a grand sense of entry to the Herston Heritage Quarter. It is also our intention to retain some of the brickwork from the milk shed to re-use in the proposed landscape works. The entry to the childcare centre will sit at this level of the drop off zone, intended to be nestled into the ground, a storey below Edith Cavell. Some re-shaping of the existing drystone wall is required to allow for the drop-off and entry area, however this is at the shortest end of the wall where it essentially merges into the landscape. We are proposing to keep the stonework and incorporate it in the proposed landscape works at the entry of the childcare centre.


KEY PLANNING CONSIDERATIONS 59

The proposed outdoor play area on the ground floor has been kept within the existing fence line, thereby retaining much of the existing open space, drystone wall and significant mature plants that frame the northern elevation of Edith Cavell.

Original doors, windows, mouldings and trims will largely be retained. Any new openings will be designed to match the original detail and material as closely as possible. To accommodate priorities outlined in the Conservation Management Plan, we are also proposing to retain one of the original sitting rooms as well as a cluster of four nurses' cubicles as representative samples. Further, our scope of works includes restoring the southern balconies to the original state. The main foyer, foundation stone and internal stairs will also be preserved, and where possible, proposed amenities will be located in the same spaces as where the original amenities were, to minimise disruption to the original fabric. A new lift will also need to be installed internally to service the commercial tenancies. The overrun will be able to be accommodated within the existing roof cavity space, causing no disruption to the original roof.”

3D perspectives of the proposed extension are provided in Figure 35 below.

Figure 35 – 3D Views: Edith Cavell Extension

Picture 20 – View of extension from Back Road


Picture 21 – View of extension from Playscape


In this instance, the proposed extension is not required to be setback 20m from the Edith Cavell building and is considered appropriate as the proposed extension provides a direct connection to the Edith Cavell building that has been specifically designed for the functional requirements of the proposed Childcare Centre.

60 KEY PLANNING CONSIDERATIONS URBIS


9.2.1. PDA Vision

The proposal is consistent with the PDA Vision in Section 2.3 of the Herston Quarter Development Scheme. Specifically, the proposed extension has been designed and located to provide for the revitalisation, conservation and adaptive re-use of the heritage place to ensure its ongoing use and preservation, and recognition of their cultural heritage values including respect for the PDA.

Please refer to the full response to the PDA Vision in Section 7.3.1 of this report for further information.

9.2.2. Sufficient Grounds

Sufficient grounds exist to support the proposed extension to the Edith Cavell building. These grounds are matters of public interest and support superior design outcomes, as outlined below:

• The Heritage Precinct development is required to support the re-development of the wider Herston Quarter site and ensure significant community and public benefits are delivered. The overall development of Herston Quarter will support hundreds of jobs during construction and when operational, providing significant economic benefit and support economic growth.

• An attractive interface between the public realm and serving areas will be provided through the utilisation of significant landscape and streetscape improvements, as seen within the Public Realm Masterplan provided in Appendix I.

The above circumstances represent sufficient grounds in the public interest to support a design outcome which provides appropriate screening of servicing areas. The proposal is therefore deemed to be consistent with the Herston Quarter Development Scheme.


CONCLUSION 61

10. CONCLUSION This Development Application seeks development approval for the following development:

• PDA Development Application for a PDA Development Permit for a Staged Material Change of Use – Rooming Accommodation (Student Accommodation), Childcare Centre, Food & Drink Outlet, Shop, Health Care Service, Research and Technology Industry, Office, Indoor Sport and Recreation, Short Term Accommodation and carrying out Building Work on a State Heritage Place.

The proposed development has been the subject of a thorough assessment against the statutory planning framework and accordingly, it is submitted that this application should be approved, as the development:

• Is consistent with the purposes of the Economic Development Act 2012;

• Is consistent with the intent and the specific provisions with the Herston Quarter PDA Development Scheme;

• Is for the restoration and adaptive use of the significant Heritage buildings on the site as part of the wider Herston Quarter development. The associated landscaping and public realm works will also support significant regeneration to create a series of attractive places and destinations which will define Herston Quarter.

• Is to support the re-development of the wider Herston Quarter site and ensure significant community and public benefits are delivered. The overall development of Herston Quarter will support hundreds of jobs during construction and when operational, providing significant economic benefit and support economic growth.

• The proposed contributes to a well-connected and legible pedestrian network that will support wayfinding.

As demonstrated by the assessment provided in this report, the proposed development complies with the outcomes sought by the Herston Quarter PDA Development Scheme and approval is therefore sought, subject to reasonable and relevant conditions.

62 DISCLAIMER URBIS


DISCLAIMER This report is dated 31 January 2018 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Herston Development Company Pty Ltd (Instructing Party) for the purpose of a Development Application (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).

In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.

All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.

In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.

Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.

This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

Documents

HERITAGE PRECINCT DEVELOPMENT APPLICATION