The Department of State Development, Infrastructure and Planning, in partnership with Brisbane City Council (Council) have finalised the planning framework to deliver a transit oriented development (TOD) on the former Animal Research Institute site at Yeerongpilly. A TOD is a planning concept that promotes the creation of well-designed and sustainable urban communities focused around transit stations.
The plan consists of two separate parts:
- the Detailed Plan of Development ( 11.8 MB)
- the Yeerongpilly TOD State Planning Regulatory Provision 2014 (SPRP) ( 840 KB)
These two documents reflect feedback the department received from the community up to and including the recent consultation period in early 2014.
The department has prepared a report ( 1.2 MB) outlining a summary of the matters raised in all the properly made submissions and how the department has addressed them.
Following consideration of this consultation report, the Deputy Premier and Minister for State Development, Infrastructure and Planning made the Yeerongpilly TOD SPRP on 23 September 2014.
The 14-hectare Yeerongpilly TOD site is located alongside the Brisbane River, approximately 6 kilometres from the Brisbane CBD. It adjoins the Queensland Tennis Centre and Mirvac Tennyson Reach development to the west and Fairfield Road and the Beenleigh to Gold Coast railway line to the east. A pedestrian overpass across Fairfield Road provides easy access between the site and the Yeerongpilly train station.
Detailed Plan of Development
The Yeerongpilly TOD Concept Plan of Development ( 1.72 MB) sought to obtain community feedback about how the Yeerongpilly TOD might be developed over the next 5-10 years and outline some of the key opportunities and constraints of the site. The Yeerongpilly TOD Detailed Plan of Development ( 11.8 MB) has been prepared following community feedback into the concept plan and the draft Detailed Plan of Development. It includes information from detailed technical studies including flooding, heritage aspects, traffic, noise, vegetation and site contamination. The Detailed Plan of Development has no statutory effect in itself. The detailed plan map ( 1.5 MB) provides an overview of where different uses and building heights could be located on the site.
Yeerongpilly TOD State Planning Regulatory Provision 2014
The Yeerongpilly TOD SPRP 2014 ( 840 KB) sets out the statutory requirements for the entire development and is based on the land use, public realm, movement and other plans depicted in the Draft Detailed Plan of Development. This SPRP differs from the Yeerongpilly TOD State Planning Regulatory Provision 2011 ( 233 KB) which was over the early release commercial site adjacent to the Fairfield Road pedestrian overpass. As the current SPRP perpetuates the existing land use rights over this site, this SPRP was no longer required and has been repealed.
The benefits of the proposed Yeerongpilly TOD include:
- new open space areas
- more efficient use of existing land and infrastructure
- housing options, including a mix of housing types and sizes to suit different lifestyles and help accommodate Brisbane's growing urban population
- new local employment opportunities
- convenience of local retail within walking distance
- convenient location close to public transport helping to reduce traffic congestion and provide a sustainable alternative to private car usage
- enabling more active lifestyles through new public spaces, recreational facilities, cyclist and pedestrian friendly streets, parks and plazas
- better pedestrian accessibility between the Queensland Tennis Centre and the Yeerongpilly railway station.
During 2011-12, the Brisbane City Council South Regional Business Centre was constructed on a site adjacent to the Yeerongpilly Railway Station pedestrian overpass. This building provides a strong catalyst for future development in the Yeerongpilly TOD.
Work has also commenced on a site on the corner of Ortive Street and Fairfield Road for future development. One of Queensland's oldest children's charities, MontroseAccess, had its development application approved by Council in late 2013. An innovative new respite centre for children and young adults with a physical disability is expected to open in the coming months.
Economic Development Queensland, the state government's streamlined business unit for residential, urban and industrial development will manage the future divestment and infrastructure program for the Yeerongpilly TOD site. A competitive bid process for Stage 1 development under the Yeerongpilly Green brand has commenced. If you would like more information about the future divestment and infrastructure program for Yeerongpilly Green contact Economic Development Queensland:
- phone 1300 130 215
- visit www.yeerongpillygreen.com.au
Frequently asked questions
The risk of flooding has been well understood from the outset of planning for the TOD. This has influenced where development should occur and the levels at which buildings, roads and services need to be constructed to reduce the impacts of flooding.
The floods in January 2011 affected much of Brisbane, including more than half of the Yeerongpilly TOD site. As a result, the project was delayed until the Queensland Government and Council undertook additional site investigations and considered the recommendations of the Queensland Flood Commission of Inquiry.
In response to the January 2011 floods, Brisbane City Council introduced a Temporary Local Planning Instrument (TLPI), later replaced by the Brisbane Interim Flood Response in the Brisbane City Council City Plan 2000, which included a new Interim Residential Flood Level (IRFL) for development. This requires new buildings to have habitable floor levels at least 500 millimetres above the IRFL. Commercial and retail development can be constructed at the IRFL. Any development on the site must comply with the current local and statewide standards to help reduce the risk of flooding impacts to people and property. The IRFL is now reflected in the new City Plan 2014 as the Residential Flood Level (RFL) but has retained the same requirements for habitable floor levels.
Following the January 2011 floods, independent hydrological modelling was undertaken based on the revised plan of development (including any road works and on-site fill required). This was carried out to understand if there was any adverse impact on surrounding areas and/or the level of the Brisbane River in a flood event like that experienced in January 2011. The study showed that while development will remove some floodplain storage from the catchment of the Brisbane River, due to the site's proximity to the river and the capacity and flow of the river at this point, the loss of flood storage at this location had no measureable impact on the timing, notification for or levels of flooding adjacent or up to three kilometres upstream or downstream of the site.
To provide a greater level of flood immunity to the development, the Detailed Plan of Development requires that all new roads south of King Arthur Terrace (with the exception of some transitional roads to existing infrastructure) be constructed to provide flood-free access to all associated lots. Subject to Council conditions, these lots can be filled to allow habitable floor levels to be above the RFL or alternatively, developers could use this space as basement or semi-basement car parking for their building. The area of the site not affected by flooding can be developed at current ground level.
As part of the first stage of infrastructure works on site, Economic Development Queensland (EDQ) have committed to installing a backflow prevention device and a berm along King Arthur Terrace to help mitigate localised flooding in Ortive Street. This will be subject to Council approval and consultation with relevant landowners.
The SPRP prevails over all state and local planning instruments if there is any inconsistency - including regional plans, state planning policies and local government planning schemes. In the case of the Yeerongpilly TOD SPRP, where provisions differ from those in the Council's City Plan 2014, the SPRP provisions will prevail. Where the SPRP remains silent on any matters, such as flood mitigation provisions, development will need to comply with the same City Plan provisions that apply in other areas. The SPRP has been drafted in the same format as the City Plan 2014 and refers to City Plan 2014 codes.
Similar to development applications lodged in other areas of Brisbane, assessment of any applications lodged within the Yeerongpilly TOD site will be undertaken by Brisbane City Council and subject to the same requirements. Applications compliant with the requirements set out in the SPRP and Brisbane City Plan will not require further public notification.
A heritage study was undertaken by the department which identified the importance of retaining certain heritage buildings to create a community identity and pass on history of the area to future generations. It is envisaged that existing heritage buildings will be retained as commercial use and the associated curtilages are incorporated into the public realm and open space network.
Residential buildings which are in the vicinity of state-controlled roads, railways or local government roads like Fairfield Road which are designated as transport noise corridors, are required to comply with the Queensland Development Code. Under this code, residential buildings are required to incorporate materials that reduce noise. This could include double glazed windows and particular types of masonry, flooring and plasterboard.
Development in urban areas is often subject to noise from road, rail and general neighbourhood activities. Council has a Noise Impact Assessment Planning Scheme Policy which provides a guideline and direction for noise management and mitigation. Any development will be required to be cognisant of this policy.
Development must comply with Council's standard transport, access, parking and servicing provisions for retail, commercial and residential. This includes visitor parking for residential as well as street parking. Responsibility will be on the developer to implement these requirements.
The proposed development provides for a district-size retail hub with a range of outlets including shops, restaurants, offices and health care services. The range of stores that could be expected will ultimately be left to the market, however it is anticipated there will be interest in providing a supermarket as well a range of small-scale specialty stores and restaurants.
The realignment of King Arthur Terrace has been designed to help reduce traffic banking and congestion leading onto Fairfield Road and improve traffic flow. Other measures such as desynchronising traffic lights, traffic calming and signage will be provided to help discourage people using this as a through road.
Following consultation, traffic counts and further traffic analysis was undertaken to address community concern, particularly around congestion. It is acknowledged that since 2010 there has been an increase in traffic along the subject section of King Arthur Terrace. Despite this, the analysis noted the proposed changes to the road configuration and upgrades to the intersection with Fairfield Road outlined in the DPoD would still support predicted traffic volumes to a 10-year horizon. Council has also proposed upgrades to both Fairfield Road and the Oxley Road corridor in their Priority Infrastructure Plan to help address local congestion in the future.
The additional analysis also suggested installation of pedestrian-activated traffic signals adjacent to the riverside park instead of a shared zone to allow for safer pedestrian movements across King Arthur Terrace in this location. It is considered that the cumulative effect of these and the other two sets of traffic lights along King Arthur Terrace will provide greater disruption to through traffic and help encourage use of Tennyson Memorial Drive.
The Queensland Government recently announced its intention to construct the Underground Bus and Train project to help increase network capacity and lay the foundation for an international standard 'turn up and go' transit system. Turn up and go services every 15 minutes or less (from approximately 6 am to 8 pm, Monday to Friday) have also recently been introduced at Yeerongpilly station. It is expected that future improvements to public transport services would happen in line with increased residential population growth in the area.
A newsletter ( 543 KB) will be delivered to local residents to advise them of outcome of the project.
View the following technical reports:
- Traffic Impact Assessment (February 2014) ( 4.7 MB)
- Traffic Impact Assessment (September 2014) ( 3.9 MB)
- Conceptual Flooding and Stormwater Assessment (February 2011) ( 11 MB)
- Yeerongpilly TOD Site Flood Assessment (July 2011) ( 10 MB)
- Yeerongpilly TOD - Review of Flood Assessments (August 2011) ( 26 KB)
- Response to Queensland Flood Commission of Enquiry - Yeerongpilly TOD (April 2013) ( 9.6 KB)
- Hydraulic review of revised Master Plan for the Yeerongpilly TOD (September 2013) ( 717 KB)
- Site Contamination Report (April 2010)
If you would like to find out more information about the Yeerongpilly TOD:
- phone 13 QGOV (13 74 68)