Economic, Planning and Functional Design Issues
1. Modern Buildings adjacent to Heritage Buildings
Development adjoining Heritage Buildings triggers a Development Application.We think it would look ridiculous and demeaning to the heritage buildings to put something there that trys to emulate the same facade.
In addition, wooden buildings are simply not suitable from a fire safety pointy of view for tenement accommodation (eg Childers Fire).
We want a more modern building with modern energy efficiency and modern safety.
We want it to be sensitive to, and inprove the profile of the beautiful heritage buildings both in terms of streetscape and to the residents. Background Documents
- Legal Precident in Brisbane of development adjoining Heritage cited building GO >>>>>
- TEMPORY LOCAL PLANING INSTRUMENT - opinion - Deacons
- Australian Housing and Urban Research Unit (Qld Research Center) Findings:
MARCH 2004: BOARDING HOUSES AND GOVERNMENT SUPPLY-SIDE INTERVENTION (63 Pages)
CITY PLAN HERITAGE RELATED DOCUMENTS
BCC applications heritage-DCP forms main pagePRE LODGEMENT - Fact sheets and checksheets:
2. REMOVAL OF PRE-1947 House from 217 Vulture St
217 Vulture St is situated in a demolition control precinct. In order to make repairs to the foundations of the heritage buildings of 213-215 Vulture St or to construct the new accommodation wing, access must be gained by the removal of 217 Vulture. No repair or building work is possible without extricating this dump.The derilect house represents a blight to the streetscape, and offers absolutely no cultural significance, its foundations are suspect and retaining wall has collapsed and is falling down onto 215 Vulture.
Aerial Photo 1946Aerial Photo 2006CITY PLAN DCP RELATED DOCUMENTS
BCC applications heritage-DCP forms main pagePRE LODGEMENT - Fact sheets and checksheets:
3. NEW BUILDING HEIGHT EXCEEDS LMR Code Restrictions.
In order to make this project even economically possible the new wing needs to be in excess of 142 rooms ( ie no 141 rooms = no go) - indeed AT LEAST 150 rooms additional is the target to make it 'affordable accommodation' and comfortable to provision for the ongoing preservation and restoration of the heritage buildings .The TOPOGRAPHY of the site completely mitigates the extended height because the site is in the dip of the hill surrounded on all sides. The site is 2 metres below adjoining adjacent properties and 20 metres below the houses behind. The increased height will not impact the neighbours or in anyway affect the streetscape prescence of the heritage buildings.
Please see survey of surrounding blocks and sections
Survey of 213-217 Vulture including 14 and 18 Dorchester St [PDF][AUTOCAD VERSION]Survey of 213-217 Vulture including 14 and 18 Dorchester St [DWG]
4. REAL AFFORDABLE HOUSING - FULLFILLING a Community Need.
The goal for the finished mnodern accommodation is $120 per week per resident including internet connection /IP telephone enabled. This is truely affordable accommodation.This site is literally accross the road fron the special 'EDUCATION PRECINCT'. This site is of a special desperately needed use - being BOARDING HOUSE - car-less tenement accommodations where existing medium density housing building provisions and regulations should not apply to this re-development as clearly stated in the Governments own report of Australian Housing and Urban Research Unit (Qld Research Center) Findings:
MARCH 2004:
BOARDING HOUSES AND GOVERNMENT SUPPLY-SIDE INTERVENTION (63 Pages)5. REDUCTION IN TRAFFIC AND PARKING.
Cars are not allowed for residents. This has been the case in the existing premises for the past 10 years. There will be 10 lockup car spaces however this is only for deliveries, staff/workmen , arrivals and by arrangement visitors.Ample bike racks are provided and the site is so close to the Busway, Train Station and Bikeways/Goodwill Bridge that not using public transport or walking is almost a crime.
There will be no increase in traffic or parking and infact there should be a reduction of overall impact in the general area.
6. REDUCING NOISE.
6. Improving the STREETSCAPE.
This will require council relaxations of the current zonings GFA provisions to achieve this, HOWEVER we beleive that this must be allowed for the following reasons.- The properties are within 200m of BusWay Station, Railway Station
- The Redevelopment is of a classic Heritage Site where special considerations of conservation and the economic reality of increased costs of this should be legitimately compensated for by other sensible concessions allowed by council
- The future use of the site is of a special desperately needed use - being BOARDING HOUSE - car-less tenement accommodations where existing medium density housing building provisions and regulations should not apply to this re-development (see report of Australian Housing and Urban Research Unit above)
- It is the stated policy of the council to facilitate this type of accommodations
- It is the stated policy of the council to encourage , facilitate and allow particular concessions to SUSTAINABLE development projects. This project more than qualifies, and infact would be a model case study for other to emulate.
- The council has an obligation to assist Hertitage properties to achieve sustainable preservation and economic viability - and not allow these properties to just crumble to condemnation so developers can legitimately remove them.
- In terms of impact on adjoining properties - all neibours are in agreement that this re-development is a wonderful nessessity. But mostly they are happy about the prospect that it will improve their property prices.