environmental assessment report 967 brunswick street, … · assessment report, appendix c –...

Environmental Assessment Report: 967 Brunswick Street, New Farm QLD 4005 Project No.: 5648

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ENVIRONMENTAL ASSESSMENT REPORT

967 Brunswick Street, New Farm QLD 4005 Lot 21 on SL12411 Project No. 5648

Proposed Community Facility at New Farm Neighbourhood Centre May 2018


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REPORT CONTROL SHEET

Report Title Environmental Assessment Report 5648

Site Address 967 Brunswick Street, New Farm QLD 4005

Our Ref No 5648

Date May 2018

Author Rebecca Saxty – Town Planner

COMPANY DETAILS

Company The Planning Place

Postal Address Unit 7 / 273 Abbotsford Road, Bowen Hills QLD 4006

Telephone (07) 3257 7833

Fax (07) 3257 7844

Email [email protected]

ABN 52 088 377 047

Disclaimer: This report is a professional opinion based on the information available at the time of writing. It is not intended as a quote, guarantee or warranty and does not cover any latent defects. This report will comment on Town Planning aspects of the project and may outline probable costs but the extent of the commission of The Planning Place Pty Ltd does not extend to detailed cost feasibility, as such the costs should not be relied on for financing arrangements. This report has been prepared specifically for the aforementioned client, site and project. It has been written solely for the purpose of providing town planning advice on the above issues for Council for this development site. Please note that this report has been compiled based on the information that is current at the time of report printing, and that the recommendations supplied within this report are based solely on the above.

COPYRIGHT © The Planning Place ABN: 52 088 377 047 This work is copyright, apart from any fair dealings for the purposes of study, research, criticism, or review as permitted under the Copyright Act, no part may be reproduced by any process without written permission.


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Table of Contents

Executive Summary ............................................................................................................................................ 4

Introduction ......................................................................................................................................................... 5

Site Characteristics ............................................................................................................................................ 6

3.1 Surrounding Land Use and Existing Built Form of the Area ........................................................................ 7 3.2 Availability of Services ................................................................................................................................. 9

The Proposed Development ............................................................................................................................. 10

4.1 Background History ................................................................................................................................... 10 4.2 The Proposal ............................................................................................................................................. 10 4.3 Key Town Planning Issue .......................................................................................................................... 11

Conclusion ........................................................................................................................................................ 13

Appendix A – Proposal Plans

Appendix B – Flood Overlay Code Assessment Engineering

Appendix C – Discover Communify

Appendix D – Communify Invitation

Appendix E – Whats on at New Farm Community Centre


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EXECUTIVE SUMMARY

Premises Details

Applicant Community Queensland Ltd C/: The Planning Place

Name of Owner The State of Queensland

Site Address 967 Brunswick Street, New Farm QLD 4005

Real Property Description Lot 21 on SL12411

Area of Site 1,126m2

Pre-lodgement / Consultation history

N/A

Applicable Assessment Details

Public Notification 15

Infrastructure Charges Nil

Assessment Manager Queensland State Government

Proposed Use Community Facility

Details of Proposal ▪ Gross Floor Area (GFA) 488m2

▪ Building height 10m

▪ Site Cover 30%

▪ Number of car parks Nil

▪ Number of storeys 2

Application Type

Infrastructure Designation – Community Facility

Plans / Reports Drawing No. Title Prepared By Date

Proposal Plans

16571 Proposal Plans Vokes and Peters Jan 2018

Engineer Report

J5191 Flood Overlay Code

Assessment Report

Stormwater Consultants

Aug 2016

I declare that the development application is properly documented to meet Chapter 7, Part 3, Section 4.2 of the Minster Guidelines and Rules under the Planning Act 2016 (PA) requirements as a properly made application.

Signed:

……………………………….. Rebecca Saxty BRTP (Hons), MEnvMan

Town Planner

Name:

Date:

May 2018


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INTRODUCTION

This assessment report has been prepared by The Planning Place in respect to a development application seeking a Infrastructure Designation for a Community Facility over land described as Lot 21 on SL12411, situated at 967 Brunswick Street, New Farm. This report should be read in conjunction with the Appendix A - Proposal Plans, Appendix B – Flood Overlay Code Assessment Report, Appendix C – Discover Communify, Appendix D – Communify Invitation and Appendix E – What’s on at New Farm Community Centre referenced in the executive summary and enclosed as part of this Environmental Assessment Report. The report reviews the characteristics of the site, its locality, describes the proposed development and evaluates the relevant town planning issues and requirements. The report is an assessment of the facts, conditions and statutory planning legislation pertaining at the time of preparation of this report. Type of Application Infrastructure Designation as per Schedule 5, part 2 of the Planning Regulations 2017 for community and cultural facilities. Community Consultation New Farm Community Centre has been a part of your community for 32 years. Established in 1986 and providing a wide range of activities such as counselling, support network services, play groups, yoga and art classes. The centre is now being revitalised thanks to funding from the State Government. It is important that the community is empowered and understands that this if your chance to be part of this exciting initiative. Please have your say and provide Communify Limited Queensland and the State Government with your vital feedback. This centre is for the community and if there is anything that you believe should be added into this centre, please let us know and provide a submission to:

• Department of State Development Manufacturing, Infrastructure and Planning

• 1300 967 433

• [email protected]

• PO Box 15009 City East, Queensland, 4002, Australia

• View application at:

o http://www.newfarmneighbourhood.org/renovations-to-new-farm-neighbourhood-centre/

o https://communify.org.au/?post_type=project&p=13353&preview=true

In addition, a community consultation meeting is being held on Tuesday, 22nd of May 2018 at 5:30 pm – 7:00 pm at the

New Farm Community Centre hall.

mailto:[email protected]

http://www.newfarmneighbourhood.org/renovations-to-new-farm-neighbourhood-centre/

https://communify.org.au/?post_type=project&p=13353&preview=true


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SITE CHARACTERISTICS

The subject premises contains an area of 1,126m2 and is improved with a former dwelling house that has been converted into a community centre. To the rear behind the main building is a small hall. The land is relatively level with established trees and gardens. Figure 1 illustrates the site characteristics.

Photo 1: Subject Premises – 967 Brunswick Street, New Farm New Farm Neighbourhood Centre

Photo 2: Adjoining Properties – 965 Brunswick Street, New Farm

Photo 3: Adjoining Property – 971 Brunswick Street, New Farm New Farm Bowls Club

Photo 4: Opposite Property – New Farm Park

Figure 1 – Site Photographs


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3.1 Surrounding Land Use and Existing Built Form of the Area

The area surrounding the subject land contains a mixture of pre-1946 and post-1946 houses. Adjoining the site to the north- east is a dwelling house. To the south-west is New Farm Bowls Club and to the rear of the dwelling is a house. The site is situated in close proximity to New Farm Park, New Farm Park Ferry Terminal, Brisbane Powerhouse and the Brisbane River. The site is also located in close proximity to several shopping areas. Please refer below to Figure 2 for site locality, Figure 3 for 2017 aerial photography, Figure 4 for zoning, Figure 5 for map of Flood Overlay and Figure 6 for map of New Farm and Teneriffe District Neighbourhood Plan.

Figure 2 – Site Locality

Figure 3 – 2017 Aerial Photography


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Figure 5 – Map of Flood Overlay

Figure 6 – Map of New Farm and Teneriffe Hill District Neighbourhood Plan


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3.2 Availability of Services

Water, sewerage, stormwater, electrical and telecommunications facilities are all available to the site and are of a standard suitable for a dwelling house. Services available to the land are shown in Council's eBimap attached as Figure 7.

Figure 7 – Council’s eBimap


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THE PROPOSED DEVELOPMENT

4.1 Background History

The premises is an existing pre-1946 building which was originally operating as a boarding house before its purchase by the State Government in 1980’s. Before the New Farm Community Centre was established, the premises was reduced from two storeys to one, which was a decision made when replacing the footings and to ensure appropriate disability access at the time.

New Farm Neighbourhood Centre is an integral part of New Farms fabric and has been successfully providing services for the local residences of this area for 32 years. The premises provides a place were local people can obtain support network services, information or meeting group sessions, playgroups for local families, yoga, language classes, art classes and sporting activities. The centre currently offers 35 schedule activities within its current premises, and now wishes to provide more usable space to service all needs of this community as the area grows.

4.2 The Proposal

The proposal seeks a Infrastructure Designation for a Community Facility over land described as Lot 21 on SL12411, situated at 967 Brunswick Street, New Farm. The proposed development is defined per Schedule 5, Part 2 of the Planning Regulation 2017 as the following infrastructure:

• Item 3 – community and cultural facilities, including community centres, galleries, libraries and meeting halls It is proposed to extent the existing neighbourhood centre to provide better services for community activities at New Farm Neighbourhood Centre, which is requiring an upgrade to adequately respond to changing community needs. The centre will continue to operate between 9am- 1pm, Monday to Fridays. All other activities outside these hours will continue to operate per appointment or as the hall is hired as existing. The extensions are proposed to add an additional 193.5m2 of floor area to the centre which has been operating for 32 years in its current position and capacity. The extensions primary purpose is to update the centres aging facilities and to provide better functional spaces for existing services. The upgrade is not envisioned to cater for a greater number of persons on site. The proposed extensions will include the following:

• Raising the core of the existing premises and building underneath to include two new meeting and consultation rooms;

• New bathroom amenities;

• Installing a new entry terrace and steel awning structures;

• New stairs and disability access ramp;

• Installing a lift;

• Minor renovations of the existing hall at the rear and internal aspects of the existing building that will be raised; and

• Installation of a raised deck which will span around the perimeter of the building. The neighbourhood centre is located in an already established community hub that includes New Farm Park and New Farm Bowls Club. The centre is proposed to be revitalized through extensions, renovations and introduced landscaping devices which will rejuvenate existing spaces and active the street frontage. The extensions and renovations will be able to enhance existing services with more space to benefit the surrounding community. These new amenities will include:

• A large community garden;

• Establishing two new meeting and consultations rooms;

• Updating and providing more bathroom amenities; and


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• Replacing and updating the current brick pavers and seating areas at the front with an outdoor deck area with new timber benches and gardens to wrap around the premises, to welcome people into the centre.

The proposed upper level, which will be the original existing building raised, will be removing one current meeting room to facilitate new stairs and a lift. The existing kitchen will be moved down stairs and replace with a lounge area which is currently not provided within the existing building. The extensions will provide two additional meeting rooms and consultations rooms to service the local community and businesses on the lower level. The existing kitchen will also change from its current location, it is proposed to be relocated to side of the lower level. Further, the existing rear hall will undergo minor renovations and an extension is proposed to the northern side to provide greater bathroom amenities.

4.3 Key Issues

Lighting and Noise The proposed development will only install lighting per Australian Standard 4282 -1997 Control of the obtrusive effects of outdoor lighting. No flood lights are proposed and the recommend 20lux lighting will be maintained along the footpath area. All lighting will be of domestic grade to assimilate the centre with adjoining residential uses. Further the centre will not operate at night, accept for the community hall at the rear which is existing. The community hall will be screened by a proposed 3.1m high built to boundary concrete retaining wall. The retaining wall will screen the adjoining residential uses from lighting and noise impacts from after hour uses of the hall. We accentuate the following:

• The centre will install lighting to Australian Standards; and

• The centre will only operate within the acceptable operating hours of 7:00 am – 6:00 pm. The centre only physically opens at 9:00am until 1:00pm and is closed Wednesday, Saturday and Sundays. However, the other activities which occur:

o Coffee stall will operate in the morning to service commuters and the public within the frontage of the centre (will not operate before 7:00am);

o The Centre does open per appointment for certain services on days it is closed, however, not past 1:00pm in the afternoon; and

o The existing hall operates support services, yoga and occasionally birthday parties or seminars outside the centre opening hours. These do not go later than 9:00pm on a week day night twice a week and 10:00pm on a Saturday if the hall is hired out for another ruse such as a party or seminar.

Please see Appendix E, which provides a weekly schedule of events that occur at New Farm Neighbourhood Centre. Loading Bay The loading bay area is existing and designed for small rigid vehicles such as a van. The centre will not be accepting large deliveries and this area is mostly used by existing off-site community services such as Orange Sky Laundry which provides washing machine facilities to the homeless within a van or the coffee stall which is proposed to operate from the centre in the mornings. As such, the loading bay area will only operate when the centre is open, which is within acceptable non-nuisance hours currently set at 9:00 am – 1:00 pm Monday, Tuesday, Thursday and Fridays. No outside hour deliveries are applicable for this use. Refuse Collection

It is proposed to retain wheelie bins with kerb side collection. The premises does not generate large amounts of waste and the current arrangements of wheelie bins are suitable to continue. The bin storage area is screened from Brunswick Street by a wooden screening device which will be locked at night to avoid generating any nuisances, please refer to Appendix A – Proposal Plans for location. It is not envisioned that the refuse area will cause unacceptable impacts of odor or noise to adjoining neighbours on the north east boundary. This is because no organic waste is currently disposed of into these wheelie bins. Communify has


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partnered with Moco Sustainability which collect organic waste from a number of their centres. All organic waste is currently taken off the premises for composting. This compost is envisioned to be returned to New Farm Community Centre to be used for the proposed community garden in the future. As this organic waste is removed, the only waste that is placed unto the wheelie bins will be paper and packaging. Reducing any odor concerns resonating from the existing wheelie bins onto adjoining neighbours. Collection Bins for Charity The collection bins are proposed to be situated along the community centre on the north east boundary. The collection bins are emptied during normal business hours weekly on a Monday and occasionally on Thursdays on a needs basis. Amenity impacts from these collection bins are determined to be marginal due to being collected during business hours and on a regular basis to ensure the area is not cluttered. The collection bins provide income to Communify as the contents is sold on and the money flows back to Communify to reinvest into the centre. The collection bins for charity are not proposed to be removed and will be contained in their existing area. Community Garden The community garden will only be open during centre hours and securely closed off at night. The operational hours of the centre are currently 9:00am – 1:00pm Monday, Tuesday, Thursday and Friday. The community garden will only be available to the community during these times. After 1:00pm the garden area is secured and locked down to ensure the centre isn’t broken into. Security is an integral part of the new design.

Flooding The proposal plans of the alterations have been drawn with a floor area of RL3.48m AHD. This is in response to Councils recently constructed relief drainage works downstream of the premises, which has reduced the site to an RL 2.2m AHD, which was previously RL 2.9 AHD. The flow velocities of the site is less than 1.5m/s, as such the footing will be designed to withstand hydrostatic impacts in a flood event. Further, the extension has been designed to allow flow beneath the building to ensure no adverse impacts will occur to other properties, please refer to Appendix A – Proposal Plans and Appendix B – Flood Overlay Code Assessment Report.


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CONCLUSION

This Environmental Assessment Report has been prepared in respect to an Infrastructure Designation application seeking approval for renovation to an existing community facility over land described as Lot 21 on SL12411, situated at 967 Brunswick Street, New Farm. New Farm Community Centre has been a part of your community for 32 years. Established in 1986 and providing a wide range of activities such as counselling, support network services, play groups, yoga and art classes. The centre is now being revitalised thanks to funding from the State Government. It is important that the community is empowered and understands that this if your chance to be part of this exciting initiative. Please have your say and provide Communify Limited Queensland and the State Government with your vital feedback. This centre is for the community and if there is anything that you believe should be added into this centre, please let us know and provide a submission to:

• Department of State Development Manufacturing, Infrastructure and Planning

• 1300 967 433

• [email protected]

• PO Box 15009 City East, Queensland, 4002, Australia

• View the application at –

o http://www.newfarmneighbourhood.org/renovations-to-new-farm-neighbourhood-centre/

o https://communify.org.au/?post_type=project&p=13353&preview=true

Should you have any questions in relation to this report, please do not hesitate to contact the The Planning Place on (07) 3257 7833 if in regard to town planning or technical information presented in the report. All general questions in relation to the project are best directed to Karen Dare – CEO of Communify on (07) 3510 2700 or 0413 121 810.

mailto:[email protected]

http://www.newfarmneighbourhood.org/renovations-to-new-farm-neighbourhood-centre/

https://communify.org.au/?post_type=project&p=13353&preview=true

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