The proposed complex is one of a number of developments planned in Brisbane in the coming years, with the population expected to grow 2.1 per cent year-on-year until 2046.
The West End State School community has rallied against a planned development next to the school.Parents at West End State School are protesting a planned 16-storey development close to the school, citing concerns about the city's character and lagging social infrastructure.
What's next? Developers and city planners say difficult choices will need to be made to address housing shortages as Brisbane's population grows.Outside the West End State School, a group of parents and concerned residents gathered on Friday to express their anger at a proposal to build a 16-storey, 132-unit apartment building on the opposite side of Vulture Street. "We have a lot of development in our area, but this one is literally on our doorstep," Vanessa Bertagnole, the head of the school's Parents and Citizens group told the media. Vanessa Bertagnole and her daughter Zana are concerned social infrastructure isn't keeping pace with development."The developments are outstripping the social infrastructure to support them, and that's what we're really concerned about." A recent report released by the Brisbane Economic Development Agency forecast Brisbane's population will grow 2.1 per cent year-on-year until 2046. Planning experts say housing millions of extra people is going to require significant development, and hard decisions about protecting character versus meeting demand will need to be made.'Guidelines' create confusion At the protest in West End, many of the signs held by those gathered complain the development is "double" the local height limit and would loom over the surrounding area.A look at the planning scheme would appear to confirm that a limit of eight storeys does apply to that part of West End. West End is zoned for a maximum eight storeys, but Dr Mark Limb says the rules are more like 'guidelines'.However, as Mark Limb, lecturer in urban planning at QUT explained, the state uses what's called a "performance-based" planning system, which makes things a lot less clear-cut."A developer could potentially make an argument that the building is five or 10 storeys higher than what it says in the guideline, however it's still achieving the intended outcome of the planning scheme."SuppliedIn practice, that means there is no hard and fast height limit, but anything above the guidelines must undergo an "impact assessment", which triggers much closer examination and public scrutiny. While Dr Limb said this can be frustrating for residents — who believe "something dodgy is happening" when buildings outside the rules are approved — it's designed to give developers confidence. "If you meet with the standards that are specified within the various codes of the planning scheme, must be approved. "If you want to go further … that's when the kicks in, which opens up the right for the community to lodge submissions."Across the river in Toowong, developers Verso Projects recently submitted a development application to build three towers on a partially empty block. The Toowong Central towers are between 49 and 58 storeys and will include about 1,000 units in total. can create more vibrant spaces, more walkable spaces… it can increase the demand for better forms of public transport." But he said Brisbane doesn't have a lot of space for higher-density development close to the city, and therefore some re-zoning is inevitable. Nicole Bennetts, the Queensland manager of the Planning Institute of Australia, said adding millions of residents doesn't have to destroy Brisbane's character, it can be achieved through "gentle density." "Our planning instruments don't currently enable a lot of housing diversity in low density residential suburbs. "What we, as planners, would like to have conversations with the community about is maybe introducing some duplexes or some triplexes." Nicole Bennetts says "gentle density" can help increase housing without affecting the character of the city.Ms Bennetts said these kinds of homes can be built to retain their backyards, the "timber and tin" look, and their tree-lined streets."When growth occurs in an area, infrastructure investment can then come in to support upgrades to schools, hospitals, footpaths and other essential services that are needed. "Growth is a privilege, and when we have growth there also is financial benefits for those local areas."
Developers West End Nimby Toowong Central Zoning Housing Population Increase Tower Development Development Brisbane West End State School
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