We have heard from local residents of plans at Montrose Access to sell up and move on. We have recently spotted a development application submitted to council for this location, number A003233566. It appears as though this application will be made under the old Walter Taylor South planning scheme to avoid the new requirements for this site under the newer Sherwood-Graceville Neighbourhood plan.
"Consequently we are applying to Brisbane City Council to sell our Corinda Montrose Access headquarters for residential redevelopment. As part of this plan we will lease a new premises nearby in southwest Brisbane to house our corporate and therapy functions and open a new independent, purpose-build respite centre.
It is still early days in the project plan and a lot of consultation and work has to happen, but selling Corinda will guarantee that Montrose Access is able to maintain the hightest quality of services into the forreseeable future."
Extracts from the details of the development application are listed below
Request to Council to Consider Proposal under Superseded Planning Scheme at 50 Consort Street Corinda, more properly known as Lot 93 on RP29540.
This proposal comprises a written request made on behalf of Montrose Access and pursuant of Section 95 of the Sustainable Planning Act 2009 (SPA) seeking Brisbane City Council's (Council) agreement to consider a proposal for material change of use and reconfiguring a lot under the superseded planning scheme at 50 Consort Street, Corinda.
The proposal relies upon council agreeing to consider the above development under the superseded planning Scheme provisions relating to the requirements of the Brisbane City Plan prior to the adoption of the Sherwood/Graceville District Neighbourhood Plan, which came into effect on 15 April 2011.
The written request comprises two (2) parts:
- To assess and decide a proposed reconfiguring of lot development application under the superseded planning scheme; and
- To apply the superseded planning scheme to the carrying out of future material change of use development which was self assessable or code assessable development under the superseded planning scheme.
This request includes the following material:
- this letter of request seeking Council's agreement to consider a proposal under the superseded planning scheme;
- letters of advice and owner's consent prepared by Montrose Access
- property valuation information prepared by Johnston and Company P/L
- completed IDAS Form - Request to apply a superseded planning scheme - Sustainable Planning Act Form 2;
- one (1) cheque made payable to Brisbane City Council in the amount of $1,000 being the applicable assessment fee for Request for application of superseded planning scheme (s95 SPA) not relating to a house; and
- copy of the proposed development application (draft) for development permit for reconfiguring a lot comprising:
- IDAS forms;
- supporting town planning report (draft); and
- supporting technical reports (draft);
2. Planning Framework
Prior to the introduction of the Sherwood/Graceville District Neighbourhood Plan in April 2011 the Montrose Access site was designated under the Brisbane City Plan 2000 with the Area Classification of Low Density Residential.
The site is currently located within the Community Use Area CU6 - Health Care Purposes Area Classification and is also located within the Alan Fletcher Research Station / Montrose Access Precinct of the Sherwood/Graceville District Neighbourhood Plan.
Upon commencement of the neighboudhood plan, the site was identified as a site primarily suitable for community purposes (rather than residential) and correspondingly allocated a new Community Use area classificaiton
The Neighbourhood Plan therefore changed the area classification of the Montrise Access site from Low Density Residential Area to Community Use Area CU6 - Health Care Purposes.
This change in Area Classification has had a major adverse impact upon Montrose Access's strategy for provision of its services in the future.
3. Site and Landuser Characteristics
The Montrose Access site is located at 50 Consort Street, Corinda and is more properly described at Lot 93 on RP29540. The site comprises a single lot of 3.743 hectares, with a frontage to Consort Street (north), Keble Street (east) and the Brisbane River (west). The site sits within a predominately low density residential settings.
The site is currently the Brisbane headquarters for Montrose Access, a not-for-profit organisation that provides a range of supporting services to children and young adults with physical disabilities and their families. Montrose Access is a long established organisation, having been operating for over 75 years. Montrose Access has existed on the Corinda site for most of the organisation's history, since the mid 1930's.
The site has distinctive landscape characteristics. The majority of the site is located at an elevated position above the Brisbane River, with a steep escarpment connecting the elevated parts of the site and the river. This prominent position provides significant vistas and views downt he river, both from and to the site.
Existing development on the site is an agglomeration of buildings which have been constructed as required over the history of the Montrose Access facility's operation. Buildings are mostly concentrated int he south-eastern corner of the site, and present as 1970's brick buildings of two to three storeys.
The function and client service delivery of Montrose Access has evolved over time. Significantly, more services are provided to clients off-site now than ever before in the past. As such, while a number of buildings are used for operational activities, there are large parts of the complex that are underutilised. There are also parts of the complex that are configured in a manner that is not ideal for carrying out the preferred operations and service delivery.
The longer term strategy for services, including relocation from the subject site, is described in the attached letter from MontroseAccess.
Relocation from the Corinda site and its subsequent redevelopment for residential purposes will provide Montrose Access with a firmer financial base to develop its services in communities where its services are needed, and to operate reasonably independently from Government funding.
However, the current planning criteria attached to the site does not provide Montrose Access with the certainty that it previously had when the site was designated for low density residential purposes.
4. Description of Proposed Residential Development
The proposed development comproses a reconfiguration of a lot for standard format subdivision, creating thirty-five (35) new housing lots plus two (2) park lots and new road. No small lots are proposed as part of the proposal. Further, as a consequence of the proposed titling, this will accomodate the establishment of houses on each lot attracting either self assessable or code assessable development under the superseded planning scheme, dependant upon the house lot's proximity to the Brisbane River Corridor.
The proposal therefore relies on Council agreeing to consider the above development under the superseded planing scheme provisions related to the requirements of the Brisbane City Plan prior tot he adoption of the Sherwood/Graceville District Neighbourhood Plan, which came into effect on 15 April 2011.
6. Grounds in Support of Request
Montrose Access are very concerned thtat the current planning criteria affecting the site does not provide for an adequate level of certainty or security of outcome for the future use of the site for residential purposes as there was prior to the neighbourhood plan, and corresponding area classification coming into affect, and that the current community use areas classification represents a 'down-zoning' from the previous low density residential area classification.
Montrose Access have lost residential development rights that were conferred to them prior to the neighbourhood plan taking effect - now all development requires a masterplan to be in place. Approval of a masterplan required lodgement of an impact assessable application to confer subsequeny code/self assessable use rights for all residential uses, including detached housing.
The following points are relevant to consider in support of the request:
a) Submission to Neighbourhood Plan
On 30 June 2010 Montrose Access made a formal submission in response to the draft Neighbourhood Plan, identifying that the proposed scheme amendments comprised the future development opportunities currently afforded tot he Montrose Access site, and requested that Council amend the draft plan to ensure that Montrose Access retained their existing development rights whilst not compromising the strategic intent of the neighbourhood plan.
Council disregarded this, on the grounds that a master plan must be prepared for any future development of the site.
Montrose Access maintain that the current drafting of the level of assessment table contained in Section 4.7 of the neighbourhood is unnecessarily restrictive, as it requires any development of Montrose Access site to first have an approved (impact assessable) masterplan in place. This includes community use activities as well as residential uses.
Establishing of a masterplan should only be requisite where major development is proposed that sites 'outside' the current scheme requirements in regard to such matters as land use or density. It should not be nectoessary to accommodate a standard format lot subdivision that is consistent with the code requirements of the City lan.
The neighbourhood plan has been poorly drafted in this regard.
b) Land Valuation
Montrose Access have engaged valuers Johnston and Company to provide advice concerning the effect that an impact assessable application will have upon the value of the land against a code assessable planning application for standard format house lots. The valuer's conclusion is that the change to area classification has effectively 'down-zoned' the site, reducing opportunities for future development afforded by the low density residential area classification, which has subsequently affected the value of the property.
Refer to attached valuation advice from johnston and Company Pty Ltd.
c) Planning Risk - Certainty of Outcome
As discussed above, all development must now be preceded by an impact assessable development application for a masterplan, and further, in regards to residential development (including 'house') the level of assessment table does not acknowledge residential outcomes.
This results in a significant risk to the development industry when comtemplating the feasibility for development of the site, particularly in regard to introducing an opportunity for third party submissions and appeals against any proposal.
7. Brisbane City Council Prelodgement Advice
A pre-lodgement meeting was held with Brisbane City Council on 8 November 2011. The purpose of the meeting was for Montrose Access to brief Council on their intentions to make a written request seeking Brisbane City Council's agreement to consider a proposal under the superseded planning scheme at 50 Consort Street, Corinda.
Refer to attached copy of Pre-lodgement Record dated 25/11/2011
RESPONSE TO WRITTEN PRELODGEMENT ADVICE
a) Loss of Community Use Land
Prior to the change to Community Use in April 2011, the site was designated Low Density Residential and owned in freehold by Montrose Access.
The land was not designated Community Use at that time.
Council is therefore not losing established Community Use Land, as the site was only 'zoned' for community use purposes as part of the associated amendments to the planning scheme this year. The site is not historically community use land, rather residential land. It is our understanding that Council are interested in retaining existing commuity use land, which is not relevant to these particular circumstances.
Notwithstanding, within the Graceville, Corinda and Sherwood area there is approximately 187.6ha land, excluding the subject site, which is currently allocated for Community Use purposes. This would suggest that there s sufficient amount of Community Use land wihtin the local area.
Therefore on this basis there is no need to overcome the loss of community use on the site, due to adequate supply in the area as demonstrated by the study. Ra) Loss of Community Use Land refer attached Community Use analysis map.
b) Levels of Assessment
The following Table 1 Level of Assessment Comparison compares the code assessable development potential under the existing area designation and the previous designation prior to the introduction of the Sherwood/Graceville Neighbourhood Plan. The site's inclusion in the Alan Fletcher Research Station/Montrose Access Precinct substantially limits the potential for development outside of community and childcare facilities. Although residential development could occur it would be a lengthy and risky process involving an impact assessable application for a materplan and subsequently (arguably) an impact assessable application for a material change of use, which would suggest the lack of certainty about the development potential.
Table 1 - Level of Assessment Comparison
|New Neighbourhood Plan||Previous City Plan|
(Alan Fletcher Research Station/Montrose Access Precinct)
Low Density Residential
|Community Facilities whether or not involving building work, where complying with the Community Use Code and where in accordance with an approved Master Plan||Operational work for Filling or Excavation|
|Child Care Facility where in accordance with an app||
Reconfiguring a Lot
Reconfiguring a lot where:
|Satellite Disk (where not except development)|
c) Highest and Best Use
The highest and best use for the site is for residential purposes. The site is ideally located for low density residential uses, and has scope to provide an excellent mix of development sites and public open space in a low density residential setting. Use of the site for self assessable or code assessable residential purposes is also consistent with the strategic objectives of the delivery of housing as outlined in the South East Queensland Regional Plan 2009-2031, which is to achieve an infill dwelling target for Brisbane of 138,000 dwellings by 2031.
Self or code assessable development will ensure a risk-free, efficient and sustainable delivery mechanism for the establishment of low density residential development within the site.
The potential offered from low density residential land is much more relevant and important to Brisbane and South East Queensland when considering the current shortfall in supply ov housing, with demand out-weighing supply, and associated increased housing costs.
Maintaining and promoting the use of the land for Community Use purposes rather than residential purposes will therefore compromise the capacity of the site to efficiently provide for an excellent residential outcome which will also assist in responding to Brisbane's housing shortall in a risk-free manner.
This proposal comprises a written request made on behalf of Montrose Access for land at 50 Consort Street, Corinda, and made pursuant to Section 95 of the Sustainable Planning Act 2009 (SPA) seeking Council's agreement:
- to assess and decide a proposed reconfiguring a lot development application under the superceded planning scheme; and
- to apply the superseded planning scheme to the carrying out of future material change of use development which was self assessable or code assessable development under the superseded planning scheme
The proposal relies upon Council agreeing to consider the above development and subsequent material change of use assessment regine under the superseded planning shceme provisions relating ot the requirements of the Brisbane City Plan prior to the adoption of the Sherwood/Graceville District Neighbourhood Plan, which came into effect on 15 April 2011
We look forward to your consideration of this request.
If you have any queries please contact John Morwood on (07) 3221 8833 or via email at John.Morwood@hrppc.com.au
Humphreys Reynolds Perkins
Enc: Montrose Access Advice, Valuation Advise from johnston and Company, Copy of BCC Prelodgement Record, Community Use Analysis Map
cc: Montrose Access