Boggo Road CRR PDA

A development scheme is a statutory instrument created under the Economic Development Act 2012 (ED Act). In short, a development scheme regulates development within a PDA for intended purposes aligned with the ED Act.

PDA development applications within the Boggo Road CRR PDA will be assessed against the Development Scheme, once finalised.

In the Boggo Road CRR PDA context, the Proposed Development Scheme has been prepared to regulate development within the PDA, and to coordinate the renewal and repurposing of government land holdings and assets surrounding the Boggo Road CRR station for economic development and development for community purposes. In accordance with the Proposed Development scheme, redevelopment will be transit oriented, enhance and maximise the established world-class health and research facilities, and reinforce the PDA’s role as a globally significant innovation precinct.

Put simply, a proposed development scheme is a draft development scheme which is released for public notification prior to finalisation.

Between 23 February 2022 and 6 April 2022, the community is invited to comment on the Proposed Development Scheme for the Boggo Road CRR PDA by making a submission.

Further information about how to make a submission can be found here.

The Cross River Rail Delivery Authority has worked closely with Brisbane City Council, Economic Development Queensland, other state agencies and specialist planning consultants to prepare the Proposed Development Scheme.

The three key elements of the Proposed Development Scheme are:

1. a Land use plan (refer Section 2) that regulates development in the PDA
2. an Infrastructure plan (refer Section 3) that describes required infrastructure to support the achievement of the Land use plan and states applicable infrastructure charges, and
3. an Implementation strategy (refer Section 4) that describes objectives and actions that complement the Land use plan and Infrastructure plan to achieve the main purpose of the ED Act.

The Boggo Road CRR PDA Interim Land Use Plan commenced upon declaration of the Boggo Road CRR PDA on 2 October 2020. It regulates development within the PDA in an interim capacity until a development scheme is finalised. The Proposed Development Scheme will replace the current Interim Land Use Plan once it has been finalised.

The Cross River Rail Delivery Authority has worked closely with Brisbane City Council to prepare the Proposed Development Scheme. PDA development applications for development within the PDA will be assessed against the Development Scheme (once finalised) and decided by the Cross River Rail Delivery Authority as delegate of the MEDQ.

The Brisbane City Plan 2014 cannot regulate new development within the Boggo CRR PDA. Notwithstanding, some elements of the Brisbane City Plan 2014 are applied through the Proposed Development Scheme.

The Cross River Rail Delivery Authority, as delegate of the Minister of Economic Development Queensland (MEDQ), is responsible for assessing and deciding PDA development applications within the PDA.

The Boggo Road CRR PDA represents a unique opportunity. The PDA already accommodates a regionally significant cluster of knowledge, technology, and health related institutions and facilities in an area reinforced by existing and future major public transport infrastructure.

Future development will be transit-oriented and will expand, enhance and maximise the current offerings of world-class health and research facilities, with a focus on growing highly-skilled, knowledge-based employment supported by:

• improved amenity for employees, patients, students, visitors, and the community by providing for new high-quality public spaces, including a new permanent Outlook Park, and a superior active transport network integrated with the new central bridge, provided by the CRR project
• activation of the PDA by accommodating a range of complementary and vibrancy-generating land uses such as food and beverage offerings and local convenience retail.

To deliver the above intent, the Proposed Development Scheme divides the PDA into the three precincts listed below (see Map 4) and includes corresponding precinct provisions to guide development:

• Precinct 1 – Boggo Road Knowledge and Innovation Precinct
• Precinct 2 – Rail Corridor Precinct
• Precinct 3 – Princess Alexandra Hospital Precinct.

Precinct 1 – Boggo Road Knowledge and Innovation Precinct

Boggo Road Knowledge and Innovation Precinct is intended to provide for a range of uses aligned with the planned knowledge, research, health, education and innovation development intent. The precinct will be complemented d by a range of supporting activity-generating uses and high-quality public spaces including a new permanent Outlook Park and enhanced active transport network. To achieve these precinct outcomes, the following are preferred uses in Precinct 1:

• Research and technology industry
• Educational establishment
• Park
• Office
• Health care service
• Function facility
• Medium impact industry (where a micro brewery or distillery)
• Shop
• Food and drink outlet
• Child care centre
• Market
• Bar.

Precinct 2 – Rail Corridor Precinct

Precinct 2 – Rail Corridor Precinct serves an important core transit function comprising both passenger and freight rail infrastructure. Whilst major urban development is not readily anticipated in the precinct, it is not precluded.
 

Precinct 3 – Princess Alexandra Hospital Precinct

Precinct 3 – Princess Alexandra Hospital Precinct is intended to provide for the continued growth and advancement of major health and knowledge facilities, with a focus on hospital expansion, clinical research, and allied health providers. Supported by the CRR enhanced Dutton Park rail station, central bridge and upgraded Kent Street movement corridor, the precinct will also accommodate complementary uses, improving amenity and convenience for patients, employees, and visitors. To achieve these precinct outcomes, the following are preferred uses in Precinct 3:

• Hospital
• Health care service
• Research and technology industry
• Educational establishment
• Office
• Function facility
• Medium impact industry (where a micro brewery or distillery)
• Shop (where less than 250m2 gross floor area)
• Food and drink outlet (where less than 250m2 gross floor area)
• Child care centre
• Parking station

The Proposed Development Scheme requires a new permanent Outlook Park to be sited within the Outlook Park Opportunity Area (see Map 3) and delivered as part of the first stage of development. This approach allows for an integrated design response as part of a future development application.

The existing (temporary) Outlook Park is to be retained until a new permanent Outlook Park is delivered.

Yes. Pursuant to Section 2.2.7 of the Proposed Development Scheme, public notification is required for a future development application involving a new permanent Outlook Park. This public notification trigger has been included to ensure that the community can get involved, make a submission and have their say on a future proposal for a new permanent Outlook Park.

The Proposed Development Scheme requires the new permanent Outlook Park to have an area of approximately 2,100m².

The Boggo Road Gaol is recognised as an important landmark and highly valued cultural asset. In response, the Proposed Development Scheme provides for the ongoing conservation of the Gaol, whilst enabling adaptive re-use opportunities to enliven the precinct and celebrate the Gaol’s unique history.

The Proposed Development Scheme prescribes maximum building height limits, generally ranging between 4 storeys to 20 storeys (see Maps 6 and 8). Maximum building height provisions have been set to:

• limit overshadowing
• respect the operational needs of the Princess Alexandra Hospital helicopter flight path
• ensure ongoing amenity of surrounding development.

Building height limits are set using Reduced Level (RL) measurements to ensure building height constraints, such as overshadowing of sensitive land uses and helicopter flight path encroachments, are respected. Maximum building height limits are also expressed indicatively in storeys to provide a more tangible building height reference point.

To support CRR’s delivery of the new central bridge, new Boggo Road CRR station and enhanced Dutton Park rail station, the Proposed Development Scheme establishes a network of pedestrian and cycle links. These links will not only facilitate quicker, safer and more comfortable travel within the PDA, but will also directly connect distinct public transport modes, precinct destinations and the V1 Veloway with the University of Queensland. Collectively, these outcomes maximise commuter convenience, providing superior connectivity within, through and beyond the PDA.

Yes. The Proposed Development Scheme includes provisions that facilitate a potential new elevated pedestrian connection linking these stations. This connection is identified as AT-8 on Map 11 (page 52) of the Development Scheme, with responsibilities for determining its potential delivery resting with the Department of Transport and Main Roads.

The community is invited to comment on the Proposed Development Scheme and supporting documentation by making a submission during the submission period, being 23 February 2022 to 6 April 2022.

Further information about how to make a submission can be found here

Cross River Rail will transform the way we travel in the future and the project includes a new shared pedestrian and cycle bridge (central bridge) linking the new Boggo Road station and Park Road station with the Princess Alexandra Hospital precinct and the South East Busway. The bridge will be a game-changer for the local community, providing much-needed connectivity and allowing easier

movement on foot, bike, e-mobility, or when connecting with public transport.

You can find out more information about the new cycle and pedestrian bridge here.

Enhanced active transport connections will deliver faster, safer and more convenient walking and cycling connections, improved connectivity to public transport services, and easier access to the local cycle network. It is anticipated that these outcomes will facilitate increased active transport use, which in turn will mean less cars and more vibrancy in and around the PDA.

The Draft Kent Street Movement Corridor Guideline supports the Proposed Development Scheme by addressing the constrained movement corridor (known as Kent Street and Laundry Drive) extending from the CRR enhanced Dutton Park rail station up to the new central active transport connection bridge (central bridge), delivered by the CRR project.

The guideline provides design guidance about necessary upgrades to ensure this important element of the PDA’s movement network accommodates growth in a manner which is safe, functional and efficient, whilst also providing a high-quality urban streetscape. Upgrades are expressed as interim and ultimate scenarios with active transport prioritised.

The Draft Kent Street Movement Corridor Guideline identifies the need for upgrades to be made in two stages, being interim (year 2031) and ultimate (year 2041+).

At the interim stage, Kent Street will be converted to a ‘cycle street’, with upgraded pedestrian connections. Cycle streets typically have low speed and, include pavement treatments which prioritisecyclists over vehicles.

This outcome will improve pedestrian and cycle connectivity from the CRR enhanced Dutton Park rail station through to the Princess Alexandra Hospital campus, as well as accommodating vehicular access and servicing requirements.

At the ultimate stage, Kent Street will be upgraded to become a two-way street for its full extent, except for the section, nearest to Dutton Park station remaining a cycle street. To the north, dedicated pedestrian footpaths and a two-way cycle track will separate active and vehicular transport modes while facilitating safe and functional two-way traffic flow for the length of Kent Street.

The ultimate (year 2041+) upgrades have been identified as a long-term outcome to be resolved as part of future master planning associated with the Princess Alexandra Hospital. Through this process, it is anticipated that additional land, on the southern side of the Kent Street Movement Corridor, may become available, thereby facilitating a design outcome providing dedicated pedestrian and cycle connections as well as two-way traffic flow for the full extent of Kent Street.

The interim (year 2031) upgrades are required to facilitate development on the northern side of the Kent Street Movement Corridor, located between the CRR enhanced Dutton Park rail station and the new central bridge, while servicing and access constraints associated with the Princess Alexandra Hospital remain. Importantly, the interim upgrades will significantly improve active transport connectivity between the CRR enhanced Dutton Park rail station, the Princess Alexandra Hospital campus and the new central bridge.

Dutton Park station is being upgraded and rebuilt as part of the CRR project.

You can get further information, or to sign up for construction updates here.

Funding and building infrastructure is key to facilitating development within the PDA. The DCOP supports the Proposed Development Scheme for the Boggo Road CRR PDA by identifying trunk infrastructure required to service the PDA, development charges and how these charges are calculated, levied and administered. The DCOP is a policy document dealing with infrastructure matters relative to development in the Boggo Road CRR PDA. It comprises the following:

• development charges for the provision of trunk infrastructure for the following networks:
  • wastewater
  • water supply
  • stormwater
  • transport
  • parks and community facilities
• trunk infrastructure plans and schedules of works, and
• matters relevant to calculating a credit, offset or refund for the provision of trunk infrastructure.

Trunk infrastructure is the high-level, shared infrastructure that services large catchments in the PDA, such as:

• transport (e.g. roads, pathways, bike paths)
• stormwater (e.g. pipes and water quality treatment devices)
• water supply and wastewater (e.g. pipes)
• public parks and community facilities (e.g. parks and community meeting rooms).

Infrastructure required to service the PDA will be delivered by a combination of property developers and government entities (e.g. Brisbane City Council, Urban Utilities and State government departments subject to funding arrangements to be determined).

The mechanism to require payment of development charges and/or deliver trunk infrastructure identified in the DCOP will be through conditions of a PDA development approval. Infrastructure may also be required to be delivered in accordance with a detailed Infrastructure Master Plan prepared to support a PDA development application or required by conditions of a PDA development approval.

Infrastructure will be funded from a combination of development charges and other revenue sources. State expenditure on infrastructure will be subject to consideration through normal State budgetary processes and will be part of an approved State agency capital works program.

Where an applicant is required to construct a trunk infrastructure contribution in accordance with conditions of a PDA development approval, the applicant may request the value of that trunk infrastructure contribution be offset against the applicable development charges.

Fragmented land ownership in the PDA and the significant cost of trunk infrastructure means it may not be feasible for any one developer, land owner, or government entity to fund the trunk infrastructure required to service the PDA.

Development charges provide for a reasonable proportion of the cost of future trunk infrastructure to be funded by development in the PDA.

The draft DCOP development charges framework has been developed by Economic Development Queensland and is informed by the anticipated trunk infrastructure demand from predicted future development (infrastructure users) and the estimated cost of servicing the development with trunk infrastructure.