Plans to develop a six storey apartment complex near the Redland Bay coastal foreshore will soon be considered by Redland City Council.
Development application MCU 013483 proposes to construct 42 apartment units on a site between Sel Outridge Park and the Redland Bay Hotel, at 18 Hamilton Street and corner Peel Street and the Esplanade, Redland Bay.
The proposal significantly exceeds the three storey height limit envisaged by the Redlands Planning Scheme. With 42 units on a 2063 sqm site the density would be worse than one unit per 50sqm…tight living in an area poorly served by transport and other infrastructure.
This development application was formally submitted on 26 June 2015 and Council issued an information request dated 23 July 2015.
A year later, in July 2016, this proposal was the subject of public consultation and concerned residents made submissions to the Council.
Community reaction is mounting
Community action has begun with the local Facebook page already gathering “likes” see Save the Redland Bay Foreshore and a community petition is anticipated.
As more and more locals are made aware the scale of the development on sensitivity of the foreshore lands. They are asking….
- Do we need it?
- Do we want it?
- How can a development be so out of synch with the planning scheme.
Sel Outridge Park
The Sel Outridge Park and the area generally on the foreshore in front of the development is a busy recreation area used by those people who live in Redland Bay and beyond. In SEQ foreshore parks are premium open space. Foreshores are a limited resource and given population projections regionally existing foreshore parks should be valued for current communities and prized for future generations.
The proposed Sel Outridge Park Foreshore Master Plan describes the park and surrounds in terms of sport and recreation as being:
“The predominant sporting activities which occur in the park are cricket, rugby, basketball, kayaking, cycling, walking, jogging swimming and personal training. The recreation ranges from free play to Bar-b-quing, family gatherings, school outings, kite flying, dog walking and contemplation. The facilities are maintained by the council. At present the parks primary function is a sporting facility. The synthetic cricket pitch is used regularly for junior games during the cricket season.”
A scenario, what’s not to like about this proposal?
Imagine living in a unit overlooking the bay, a short walk to the pub, then down to the bay for a kayak or across the park to shoot a few hoops. Seems fantastic for the new residents, maybe cashed up retirees with a couple of cars and a boat.
What are all these people that live in the area complaining about? Is it changing their life so much or is it just that anti development crowd at it again. After all, doesn’t bricks and mortar create jobs (for a little while anyway)?
Lets look at some of the things that these anti-development activists are saying about this development and a response scenario
Problem: This area is zoned for 3 storeys (13m). This development is getting up to 24m and 6 storeys This will have a severe impact on the residences with adjoining boundaries (perhaps likened to living in cave) and the houses over the road in Broadwater Terrace having part of their water/park views replaced by concrete towers. The general village “feel” of the area will be eroded. Restricting the structure to it’s zoning of 13 m would probably be acceptable to most.
Response: The unit block is going to be high (6 storeys), but that’s only about the same as the one up in Redland Bay city centre or the Rhodes development near Capalaba Park, so it should be OK. Also the locals may come to like the new view, or perhaps move away so we can then build more units like these on this prime real estate.
Problem: With an allowance of one car park per unit, there would be an estimate 20-40 additional cars that will be parking out on the streets as well as unleashing another 60+ cars on to the roads each day. Included is an extract from the Council’s draft Sel Outridge Park Foreshore Master Plan that describes the transport and traffic for that area:
“Vehicular access and parking is currently concentrated on Peel Street. The parking is informal and unsealed. The park is busy with training most months of the year. The summer months produce peak load times and when major events are held vehicular access can become congested. “
This is in also adjoining the area to the south(under Weinum Creek PDA) which has well reported car parking issues due to island commuting. What this does mean is that the people that now use Sel Outridge Park for sport and recreation, probably can’t, as there will be no car parks.
Response: Only one carpark per dwelling unit!!! Where am I going to park my boat? The traffic shouldn’t be an issue though as there were many recent election promises to fix the roads and traffic congestion down this way.
Fit with the surrounding area in Redland Bay
Problem: The surrounding area has established houses that are predominantly 1 and 2 stories. A 6 story unit block would not be in keeping with the “feel” of the area and would be a significant feature of the landscape from Hamilton Street/Broadwater Terrace. It would even be encroaching on the outlook from the Redland Bay Hotel.
Response: Get with it. This is progress. If I am living in one of the units, it won’t be obstructing my view
This development is an opportunity for the Redland City Council to show some leadership and not only apply it’s own development code to protect existing residents and preserve the foreshore for all, but suggest some enhancements that could make this a model development, a blueprint for others to copy.
Mandating adherence to the current zoning restrictions and limiting the development to 3 stories would go a long way towards this.
It will be interesting to see which way the planning officers jump. It could be seen a watershed DA in the broader battle in the community about residential densities (under both the current plan and the new plan). It is to be hoped that it will be subject to frank discussion in open Council.