U R BA N AUTUMN 2013
PROPOSED CHANGES TO FLOOD COMPENSATION RIGHTS IN QUEENSLAND
BRISBANE CITY PLAN REVIEW OPPORTUNITY LOST? - DRAFT SUNSHINE COAST PLAN ALSO IN THIS ISSUE:
- POLICY UPDATES - AVERAGE DEVELOPMENT COSTS
IN MEMORIAM: GRAHAM EKINS FLINT
An Urban Development focussed e-newsletter from
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URBAN Welcome to Urban
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Brisbane City Plan Review
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In Memoriam: Graham Ekins Flint Opportunity Lost? Sunshine Coast Draft Plan Platinum Member
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Planning For The Future
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Milestone
JFP Helps Build Home for Construction Giant Proposed Change to Compensation Rights in Queensland
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R EGU LA R FEATUR ES Welcome
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Policy Updates
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Average Development Costs
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Feature Project
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EDITORIAL TEAM Editor John Pappas Graphic Design Emma Jane Deacon IT Support Tony Barr Subscriptions Tamara Drake Copy Editors Thierry Marot Leanne Schokman
CON TAC T U S BRI SBANE JFP House - 76 Ernest Street, South Brisbane PO Box 3634 South Brisbane Qld 4101 P 07 3012 0100 F 07 3846 1959
SUNS HI NE COA ST
Welcome to the Autumn 2013 Edition of URBANe, JFP’s quarterly e-newsletter. The first months of 2013 have brought us some important new Plans from Brisbane & the Sunshine Coast which set the scene for these cities for the next decade. Brisbane’s Plan is a reflection of the city’s maturity and movement towards a form which focuses on increasing densities in infill areas. Brisbane’s City Plan introduces a number of mechanisms to encourage the sought after increases in densities across the city. These mechanisms are discussed further in the article Brisbane City Plan Reviewed. The draft Sunshine Coast Plan has amalgamated the plans of the three former Coast Shires into one document but the Plan has been described as an Opportunity Lost as it does not seem to go far enough to address the significant issues facing Urban Development in the Region. Early 2013 has also brought us plenty of wet weather resulting in flooding, which brought back memories of similar events of January 2011. A lot of changes have been made since the 2011 floods. One idea being put forward by the Queensland Government in response to the floods is a Proposal to Change Compensation Rights in Queensland relating to land being ‘backzoned’ due to flood constraints. This proposal has the potential to devalue land in low-lying areas which has existing development rights. On a positive note, some works done by JFP on behalf of Ipswich City Council and the Queensland Reconstruction Authority to reinvigorate a riverside park, handled the recent flood events well. The article Joseph Brady lives to play another day tells the story. Elsewhere on site the article JFP helps build home for Construction Giant illustrates how JFP was able to design and oversee the supply of Trunk Infrastructure for the Queensland Headquarters of multi-national construction equipment supplier Hastings Deering. The beginning of this year has also brought about some changes at JFP. We are pleased to announce the appointment of 3 new Directors and 6 Associate Directors who will further reinforce the strength and stability of our Management Team. The story Planning for the Future outlines the recent appointments. As usual, useful regular features such as Average Development Costs and Policy Updates can also be found in this edition of URBANe.
237-239 Bradman Avenue, Maroochydore PO Box 6 Maroochydore Qld 4558 P 07 5443 2500 F 07 5443 4759
CENTRAL QUEENSLAND 59 Goondoon Street, Gladstone PO Box 172 Gladstone Qld 4680 P 07 4839 4100 F 07 4972 5444
w w w. j f p .co m . a u
By John Pappas URBANe Editor
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B R I S BA NE CITY PLAN R E V I E W By Shane Talty Manager - Planning & Urban Design - Brisbane
Brisbane City Council released its Draft Brisbane City Plan 2012 to the public late last year. The significance of the new document cannot be understated as it will dictate the standards and assessment criteria applicable to all forms of development within Brisbane for the next decade. Upon review of the document it is evident that one of its main focuses relates to the need to increase infill development opportunities. One of its key themes is for building up and not out, particularly within growth nodes and along public transport c o r r i d o r s . The scarcity of Greenfield land within the Brisbane City Area combined with the SEQ Regional Plan dwelling targets have no doubt been the triggers for this. In many ways this focus is evidence of the way in which Brisbane has evolved and matured over recent years. There are a number of significant changes in the document to those which currently apply under the existing City Plan. A number of the key changes are: • The identification of specific growth nodes; • Increases in allowable building heights for houses from 8.5 metres up to 9.5 metres; • Increases in allowable building heights for Multi-Unit Dwellings in certain High Density Residential Areas up to 15 storeys; • Removal of the requirement for the Public Notification of Demolition Applications and certain Multi-Unit Dwelling Applications; • Greater protection of pre 1911 buildings across the city; • Continued protection of character housing and the strengthening of the character provisions applicable to infill developments;
• Some reduction in residential lot sizes (lots down to 300m2 in certain circumstances); • Increases in dwelling densities for Multi-Unit Dwellings in Low Density Residential Areas (up to 1 dwelling per 200m2 of site area); • Abolition of Gross Floor Restrictions in favour of building envelopes and site cover restrictions in most situations; • A r e a classifications will change and be known as Zones, with the inclusion of sub-precincts. It should be noted that these proposed changes are draft only and may be subject to change. Overall the Draft Brisbane City Plan 2012 includes some significant changes to the Town Planning Regulations currently in force. Many of these look to be improvements, particularly those relating to increases in density and changes to the applicable levels of assessment. We would encourage anyone who has an interest in development in Brisbane to review the document and provide comment to Council as required. Where necessary we would also recommend the lodgement of formal submissions during the public consultation phase, particularly where related to specific properties. As the Draft Plan is currently being reviewed by the State Government, a formal date for commencement of the statutory Public Notification Phase has yet to be announced. Having said this, comments can be submitted at any time. JFP would be pleased to assist our Cients in reviewing the Scheme and lodging submissions, as required. Should you have any queries in relation to the proposed changes please don’t hesitate to contact Shane Talty in our Brisbane Office. *Photo by Thierry Marot
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I N ME MO R IAM: GR AHAM EKI NS FLINT Graham Ekins Flint, a Surveyor, Business Leader, Urban Developer and Philanthropist who exerted a giant influence on the history of JFP, passed away on the 4th December, 2012. Graham was the Managing Director of JFP from 19701991. He was the last surviving partner among the men who gave our company its name (Ron Jones, Graham Flint & John Pike). Early in his Surveying career Graham came under the influence of his mentor and the founder of the firm that would evolve into JFP, Clem Jones. Clem was an innovator who always looked to expand the role of the Surveyor, sometimes against the popular professional stance of the time. As his mentor had done before him, when Graham reached a position of leadership, he set about forging new pathways for professional service to assist the Urban Development Industry. Graham oversaw a number of innovations which transformed JFP during his tenure as the Company’s leader. Initially, he saw an opportunity and was inspired to expand a purely Field Survey Company to encompass Town Planning, Field Surveys, Mapping, Drafting and Project Management. With Graham at the helm, JFP then went on to develop its multi-disciplinary approach to Urban Consulting by establishing a Civil Engineering Company in the mid-70’s to provide an integrated Consulting Service. Graham was also instrumental in ensuring that the firm operated effectively and efficiently by establishing specialist business systems which provided accurate data to assess company performance and lead to rigorous observance of cash flow constraints. These have provided JFP with a means of managing the business with a focus on stability.
As a business principle first promoted by Clem Jones, Graham saw the future of the Company as best served by encouraging and supporting the promotion of capable existing staff into management roles. By so doing, the “culture” of the Company was preserved and a sound foundation was established for the long term success of the business. Current Senior Directors John Franklin and Ian Thomson are products of this philosophy and continue the tradition. After retiring from JFP in 1991, Graham continued to pursue opportunities with land development projects, particularly on the Sunshine Coast. Projects Graham was involved with were Maroochy Waters, Noosa Parkland, Noosa Outlook, Chancellor Park, Enbrook Heights Estate, Belmont Heights and Noosa River Heights. Graham’s most recent achievement was the establishment of ‘Little Souls Taking Big Steps’, a pioneering early intervention centre for children with Autism on the Gold Coast.
The centre is the only one of its kind in Australia. It uses innovative approaches to help children with Autism to reach their full potential. Graham gained the respect of his many peers through out his astute professional survey career, his property consulting success and his keenness to guide future generations in the business principles he espoused. Graham is survived by his wife Ann, daughter Robyn, son-inlaw Richard and grandchildren Nicole and Ben.
Graham also oversaw the movement of the Company’s Head Office to its current South Brisbane address, well before the precinct became fashionable for Consulting Businesses.
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OPPORTUNITY LOST? - SUNSHINE COAST DRAFT PLAN
By Graeme Bews Manager - Planning & Urban Design - Sunshine Coast
Consultation on the Draft Sunshine Coast Planning Scheme ended in December 2012. Council is currently reviewing submissions on the scheme. The Draft Planning Scheme consolidates the Planning Schemes of Noosa, Maroochy and Caloundra into one document. Whilst having a consolidated new Planning Scheme for the Sunshine Coast Region is a welcome change, the content of the Draft Planning Scheme is deficient in a number of areas and is arguably at odds with the new Council’s election promise to encourage investment in the Region. No doubt Council’s decision to fast-track completion of the Scheme, commenced by the previous Council, instead of doing a major rewrite provided some certainty as to the planning framework applying across the Coast. However, the Draft Planning Scheme appears to lock-in short term certainty at the expense of creating a planning framework which encapsulates Council’s vision of attracting investment.
In short, it represents a lost opportunity, especially now as it seems that Noosa is intent on cutting itself adrift. Some notable features of the Draft Planning Scheme include: •
It being an overly long document containing strategic framework, zoning, 36 local plans, overlays, development codes, planning scheme policies;
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Backzoning of numerous properties to Rural, Constrained Development or other less desirable zonings;
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Use of the Limited Development Zone is a major constraint to development on some sites;
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Large number of code assessable uses (eg Multiple Dwellings, Retirement Villages, Relocatable Homes, Short-Term Accommodation) in certain zones, although subject to Local Plans and overlays;
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Minimum lot size for reconfiguration in Rural Residential Areas is 2 hectares;
P L AT IN UM MEMBER JFP was recently presented with Platinum Membership by the Urban Development Institute of Australia (QLD). Platinum Membership recognises a select group of organisations which have made a continual contribution to the Urban Development Industry in Queensland for more than 25 years. JFP is honoured to receive this recognition from the Institute. For more than 70 years JFP has been supporting the Urban Development Industry to deliver communities to meet the needs of a growing Queensland.
(UDIA President Matthew Wallace, JFP Chairman John Franklin & UDIA CEO Marina Vit)
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PO LI C Y U P DATES SUNSHINE COAST COUNCIL
MACKAY REGIONAL COUNCIL
LOGAN CITY
TLPI 01/2013 - Sunshine Coast Council adopted the Temporary Local Planning Instrument 01/2013 (Sippy Downs Town Centre) on 12 January 2013. The TLPI provides a simplified planning framework to encourage development of the Sippy Downs Town Centre.
The draft Planning Scheme for Mackay Regional Council has been submitted to the Department of State Development, Infrastructure and Planning (DSDIP) for state interests review and approval to start formal consultation on the draft scheme. It is anticipated that DSDIP approval will be received in the coming months. Council recently undertook further formal public consultation on its draft Loganholme Neighbourhood Plan. This Plan will shape the ongoing development of the area between Bryants Road and the Pacific Motorway for the next 20 years. The Plan, as advertised, would provide significant opportunities for increased densities in the area, with apartments and townhouse development a key emphasis. Contact Shane Talty for further information. The final version of the Bahrs Scrub Local Development Area Plan was endorsed on the 4th December 2012. This Plan will now be Council’s blueprint for the ongoing development of the area. Contact Shane Talty for further information.
MORETON BAY REGIONAL COUNCIL
Moreton Bay Regional Council is currently in the process of preparing a Consolidated Planning Scheme to replace the Redcliffe, Pine Rivers & Caboolture Planning Schemes. A Draft Scheme is expected to go on public display sometime in late 2013, with the Plan to be adopted in 2014.
AV E R AGE D EVELOPM EN T COSTS MEDIAN COST PER LOT (2012) Incre ase in co nst r uct io n mate r ials co st rate s 2012 ~ 2.9%
Au stra l i a n i nf l ati on rate for 2 0 1 2 ~ 1 . 7 %
~ $103,741 The increase in the median cost to develop residential allotments in South-East Queensland during 2012 was higher than the inflation rate across the Australian economy as a whole. Although the rate of increase was much less than that for 2011 (7.8%) it still increased during a year where many in the Urban Development Industry had hoped that costs would reduce to reflect the subdued levels of activity being experienced. The recent announcement that Water Tanks are no longer necessary combined with ongoing reforms to the Planning and Infrastructure Systems proposed for 2013 indicate that there is some will at a government level to tackle the increasing cost of development. Housing Affordability remains a significant issue. As the recent Annual Demographia International Housing Affordability Survey announced,
Australian housing remains one of the most expensive in the world. The majority of that expense is found in the cost of securing and developing land. A year of negligible or negative growth in Construction Costs is what the industry needs in 2013. We will keep you updated during 2013 to keep you informed on what the year brings. These average costs are derived from development cost estimates completed by JFP on actual urban development proposals during 2012. The costs cover the following items; Civil Works, Electrical/Telecommunications services, Landscape Works, Contingencies, Council fees, Infrastructure Charges, Consultant fees, GST on above items. The figures do not include any purchase costs, sales and marketing costs, land taxes, rates or any holding or financing related costs incurred in relation to urban development. Each project is unique so these figures should be viewed as a general guide only. To obtain accurate figures relevant to your own site contact JFP.
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PL A NNI NG FO R TH E FUTURE JFP is fortunate to have developed a solid group of skilled, well experienced and dedicated Managers over a period of years. To reflect the value and continued stability that this diverse group of professionals brings to the Company, JFP has recently announced the appointment of three new Directors and six Associate Directors who join the existing management team of John Franklin (Chairman of Directors), Ian Thomson (Managing Director), Tom McKinney (Director Engineering) and Mark Fitzgerald (Director Survey) . The new appointments are; Directors
John Pappas – Business Development John, who has been with the company for 17 years, has gained wide ranging experience through successful stints in a number of senior roles as a Civil Engineer and a Town Planner. He combines a strong understanding of Urban Development with insight gained from a MBA to seek mutually beneficial opportunities for JFP and its business partners. Associate Directors Shane Talty – Planning & Urban Design (9 years)
Tony Barr – Information Technology Tony has a history of progression and innovation over a career spanning 28 years with JFP. In that time he has gathered vast experience as a Surveyor before gaining qualifications in Information Technology. The result of Tony’s experience is an ICT System which is both practical and innovative. Fabian Salvati – Survey Fabian has over 24 years Surveying experience with JFP in a range of residential, industrial and infrastructure projects. Intimate knowledge of both field and office procedures enables Fabian to develop efficient and effective survey methods which are then utilised by his staff to obtain timely results.
Graeme Bews – Planning & Urban Design (15 years) David Eagle – Survey (5 years) Andrew Fraser – Engineering (8 years) Scott Marsh - Engineering (16 years) Graham Coles - Engineering (13 years) These appointments reinforce JFP’s ability to provide pertinent consulting advice, based on extensive experience and a deep understanding, on a wide range of projects.
MI LESTONE JFP encourages personal achievement, provides career opportunities and fosters long term employment pathways for dedicated, committed staff members. Rudi Prudon who recently celebrated forty-five (45) years with JFP, is such a person Rudi started work with the Company in January 1968 as a field assistant and has progressed to become a data and title search expert, providing valuable and timely service to each of the Company’s professional disciplines.Rudi, with great support from his wife Mary, has achieved a milestone not common in today’s business world.
Congratulations Rudi
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J F P HE LP S B UILD H O M E FOR CONSTRUC TION G I A NT JFP’s Engineers were approached by the Aria Property Group to assist them to convert a Golf Driving Range located in the southern Brisbane Suburb of Willawong into an industrial development that will house the headquarters of construction equipment giant Hastings Deering in QLD. A number of significant items of trunk infrastructure had to be designed or constructed before Hasting Deering could take possession of the site. These included 1.4km of Trunk Sewer, constructed up to 6m in deep, within the existing road reserve of Bowhill Road; 1km of Potable and Non-Potable Water Mains; a 20m wide rock-lined stormwater open channel located in a downstream property; and converting the existing intersection of Bowhill and Sherbrooke Roads into a Signalised Intersection. A number of major obstacles were successfully managed during the construction of the Trunk Infrastructure including; significant ground water flows, significant vehicle traffic through the existing intersection and the management of downstream owners expectations. Another successful component of the project negotiated by JFP was the Infrastructure Agreement secured with Queensland Urban Utilities.
This involved a complex and technical process which JFP was able to navigate to achieve a positive outcome for the Client which was beyond initial expectations.
P ROPOS E D CHANGE TO COMP E N SATI O N R I GH TS I N Q U E E N S L A N D The State Government is currently seeking feedback on potential amendments to the Sustainable Planning Act in relation to compensation matters. The State is proposing changes to the Act which would reduce the exposure of Councils to compensation claims stemming from the back zoning of land as a consequence of natural hazards, including flooding. The proposed changes stem from the 2010-11 floods and the previous work undertaken by the Queensland Floods Commission.
In summary, the State is exploring options to limit the ability of landowners to seek compensation where a Council rezones land to address flooding or other natural hazard issues. This is a major departure from the current arrangements. Given the potential financial impacts such an amendment could have on land owner’s rights, we encourage everyone to consider the proposed changes and submit feedback to the State as required. Please contact Shane Talty in our Brisbane Office should you have any queries.
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FEAT URE PROJ EC T
J O S EP H B RADY LIV ES ON TO PLAY ANOTHER DAY Following the devastating effects of the January 2011 floods, JFP led the design team to rebuild Joseph Brady Park at Barellan Point, a historically significant open space. The parkland was rebuilt in Jan-May 2012 with the aim of making the infrastructure more robust and resilient to tolerate the forces of both the Bremer River and Brisbane River, which combine at that point.
June 2012 construction completed
The January 2013 cyclone depression saw a significant flood event again occurring at Barellen Point with the entire Stage 1 works constructed in 2012 going under water. However, relocation of the main carpark, away from the river edge and improved positioning of play equipment and shelter resulted in only minor repair works being required.
Jan 2013 Very muddy... but totally intact.
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UNSUBSCRIBE DISCLAIMER: The information contained in the JFP Urbane Newsletter is general advice and information relevant to the development industry, based on the latest information available at the time of preparation. JFP does not warrant the accuracy of information or comments contained therein and will not be responsible for any loss occasioned through reliance on information contained in Urbane.
PRIVACY: JFP believes that privacy is an important individual right and is important to our own business and the businesses of our clients. Our privacy policy sets out the standards to which JFP is committed to ensuring the privacy of individuals. We are also bound to comply with the National Privacy Principles as set out in the Privacy Act 1988. The JFP privacy policy provides information about our information handling practices. For further details of the JFP privacy policy please see here.