Temporary Local Planning Instrument 01/23 Kurilpa Sustainable Growth Precinct
On 2 August 2023, the Queensland Government's Minister for State Development, Infrastructure, Local Government and Planning (Planning Minister) granted Brisbane City Council (BCC) approval to adopt Temporary Local Planning Instrument 01/23 Kurilpa Sustainable Growth Precinct (TLPI). Once approved, it will have effect for a period of two years from its effective date, during which BCC may look to amend the Brisbane City Plan 2014 so as to permanently adopt the changes contained in the TLPI.
The TLPI is a key implementation action under Brisbane's Inner City Strategy, which is a cornerstone policy document setting the planning direction for the future of Brisbane's inner city. It forms part of the key precinct planning process that aims to facilitate sustainable growth and leverage opportunities in the lead-up to the Brisbane 2032 Olympic and Paralympic Games. In particular, the TLPI will increase housing supply and diversity by enabling increased height limits for 'higher density residential buildings' in the Kurilpa Sustainable Growth Precinct (KSGP).
Increased height limits for higher density residential buildings
The TLPI defines 'higher density residential building' to mean development for a building in the KSGP area where:
(a) more than 80% of the gross floor area of the building is used for one or more of the following uses:
- multiple dwelling;
- residential care facility;
- retirement facility;
- rooming accommodation, where for student accommodation; and
(b) the building height of the building is greater than the existing building height limits.
The existing building height limits differ for each of the eight areas of the KSGP, but the greatest height currently allowed is 30 storeys (this applies to Areas 1 and 2 of the KSGP). These height limits continue to apply to buildings that are not higher density residential buildings.
The increased building height limits applying to higher density residential buildings also differ for each of the eight areas of the KSGP. These limits are summarised in the map of proposed building heights (Map). The Map indicates that higher density residential buildings of 'unspecified height' will be allowed in Areas 2 and 5 of the KSGP, meaning that buildings in these areas will not be subject to building height restrictions (except the 274-metre aviation height limit).
In the words of Lord Mayor Adrian Schrinner, the TLPI effectively allows 'CBD-style heights in the Kurilpa precinct' for residential buildings.
Importantly, the increased building height limits only apply to higher density residential buildings and not commercial buildings, so as 'to protect the capital city role and commercial primacy of the City peninsula'.
Assessment benchmarks
To unlock the benefit of the increased building height limits within the KSGP, higher density residential buildings must comply with additional assessment benchmarks, including assessment benchmarks and design criteria relating to built form, subtropical character, liveable streetscapes, contribution to the public realm and inclusion of community benefits. In particular, these include:
Incorporating design excellence as well as world-leading energy and water efficiency systems and practices
This requirement will be met if the development has undergone an assessment by the Green Building Council of Australia and has been assessed as being designed to achieve a five star Green Star Buildings rating).
Achieving a minimum 'green plot ratio'
'Green plot ratio' is the portion of the site expressed as a percentage for green infrastructure areas such as deep planting areas, green walls, green roofs and other planting areas.
Providing at least two of the following community benefits:
- Affordable housing — provide a minimum of 20% of dwellings at rents at least 10% below market rent for a minimum period of 5 years for people in low to moderate income households;
- Build-to-rent — provide a build-to-rent component for a minimum of 50 dwellings;
- Adaptable housing — development for a multiple dwelling provides a minimum of 20% of the total dwellings designed and built to meet the gold or platinum level of performance in the Livable Housing Australia's Livable Housing Design Guidelines;
- Community space — incorporate a multipurpose space, such as a cultural production space, art gallery, meeting room, business incubator or co-working space, which is adaptable and accessible to the public for community use at no or nominal cost;
- Public space — incorporate infrastructure, landscaping, artwork or signage elements in public spaces, such as heritage and cultural elements, play and performance spaces, or recreation facilities, such as dog off-leash facilities, community gardens and community compost hubs (waste disposal);
- Dwelling choice — provide a combination of at least 3 types and a maximum of 60% of any one of the following dwellings:
- studio
- 1 bedroom
- 2 bedroom
- 3+ bedroom
Promoting green mobility
This can be achieved by discouraging private car use and encouraging walking, cycling and the use of public transport by meeting maximum prescribed car parking rates.
The Queensland Cabinet and Ministerial Directory’s media release announcing the Planning Minister’s approval of the TLPI indicates that the Planning Minister and BCC will work together to ‘refine the outcomes for the KSGP, with a stronger emphasis on affordable housing.’ In particular, it has been flagged that the Queensland Government and BCC will seek to incorporate a 20 percent affordability target into the TLPI, which is consistent with the new South East Queensland Regional Plan’s target that 20 percent of new homes be affordable homes.
These developments indicate that there may still be changes to the TLPI, including to key assessment benchmarks, before final approval by BCC.
Code and impact assessment
Development for higher density residential buildings will be subject to code assessment in the KSGP where:
- it is equal or less than the increased building height limits; and
- equal to or greater than the minimum green plot ratio; and
- if the development has undergone assessment by the Green Building Council of Australia and has been assessed as being designed to achieve a five star Green Star Buildings rating.
Development for higher density residential buildings that do not meet the requirements will be subject to the more onerous impact assessment process.
Our Brisbane Environment and Planning team has extensive experience with the Queensland planning framework. We are able to assist current and future stakeholders in the KSGP to navigate the modified planning framework that will apply to the area as a result of the TLPI and to seize the array of development and investment opportunities this area presents.
Please contact us to discuss how we can support you.