What does the declaration of a Priority Development Area mean?
A Priority Development Area (PDA) is a parcel of land identified for specific development, that facilitates economic development and development for community purposes.
Once a PDA is declared under the Economic Development Act 2012, a development scheme for the PDA must be prepared. The development scheme is the overarching planning document for the site.
Economic Development Queensland (EDQ) has 12 months to prepare the development scheme. Until the development scheme is finalised, development within the PDA will be regulated under the Interim Land Use Plan.
What is proposed for the site?
EDQ’s vision is to deliver a sustainable, inviting, connected and integrated place that will deliver:
The cornerstone of the renewal will be a new permanent facility for the Yeronga Community Centre. The publicly accessible centre will provide an opportunity for integration with other community groups and offering a variety of amenities and outdoor spaces suitable for a range of community-based activities.
The proposed development will be pedestrian and cyclist friendly, complementing the site’s natural topography while protecting the safety and function of the surrounding road network.
Will the Yeronga community have further opportunities to comment on the development of the site?
EDQ now has 12 months to prepare the development scheme which is the overarching plan for the site. During this time the community will have an opportunity to provide further feedback on what is proposed through a formal 30-business day submission period which is likely to occur by early next year.
Each submission received during the submission period must be considered on its merit and the proposed development scheme may be amended if it is considered appropriate. Any matters relating to the proposed development scheme, such as land use, building heights and car parking can be raised via a formal submission during the submission period.
EDQ will inform residents about the timing of the public notification period and how submissions can be made. As a minimum, EDQ will also undertake information sessions where the community can drop in and talk about the proposed development scheme with EDQ staff. This will enable community members to provide input on detailed concepts and plans for the site before the development scheme is finalised.
The community may also have an opportunity to comment during the notification of a development application, where required.
Who will develop the site?
Economic Development Queensland will undertake a competitive two staged tender process to procure a development partner who will manage the development on site through a staged land sale and development agreement.
The delivery the Yeronga Community Centre will occur in stage 1 of the development.
Shortlisted development partners will be required to submit a development proposal for consideration and testing against the proposed PDA development scheme (which will be publicly notified). This will allow EDQ an opportunity to ensure the commercial fundamentals of the developer’s proposal align with the planning fundamentals of the PDA development scheme.
Will there be building height restrictions over the site?
commitment was made to the Yeronga community that development height along the
Villa Street and Park Rd frontages would not exceed the maximum height of the
original buildings along these frontages (approximately 3 storeys).
What about Yeronga State High School? Shouldn’t it have more land?
Economic Development Queensland (EDQ) has been working closely with the Yeronga State High School and its community since 2017 to ensure redevelopment complements the school, while also exploring opportunities for increased benefits for the school and broader community.
The original size of the former TAFE site was about 5-hectares. The PDA covers approximately 3-hectares, with the high school gaining an additional 2-hectares to allow for future growth and development.
What was the outcome of the EOI for Community Groups interested in co-locating with the YCC?
The Expression of Interest (EOI) for entities who were interested in
co-locating with the Yeronga Community Centre was released in April 2018 and numerous
submissions were received in May 2018. EDQ is currently evaluating the
submissions to determine the successful parties who are eligible to co-locate
with the Yeronga Community Centre. It is expected successful parties will be
known late September/early October.
The Yeronga Community Centre (YCC) has been promised a permanent home in the development – when will it be delivered?
It is expected the community centre will be operational between late
When will we see something happening on site?
The Interim Land Use Plan (ILUP) allows for some demolition work to occur before the development scheme is finalised. Demolition works are expected to be undertaken during the 2018/2019 school holidays to minimise impact on the neighbouring school and local traffic network.
Development will not begin until the development scheme is finalised.
How has community feedback been addressed to date?
Feedback gathered during the community consultation raised several concerns around:
In relation to traffic, EDQ has included provisions in the ILUP to require that development does not adversely impact on the local road network. A traffic assessment will be required to demonstrate compliance with these provisions.
In relation to building height and density, these matters will be addressed in more detail in the proposed development scheme. EDQ will conduct further research and analysis when drafting the development scheme to determine the appropriate location and scale of development in the remainder of the PDA. This information will be provided to the community when finalised.
In relation to school integration and future school expansion, the existing driveway access has been preserved. A key outcome from the community engagement was the agreement to dedicate an additional 2ha of the development site to the Yeronga State High School for future growth, thereby reducing the overall development site to 3.1 ha.
EDQ has carefully considered the concerns raised by the community and has addressed these in the ILUP. These will be further considered during the drafting of the development scheme and in future development applications when they are lodged.
With other residential developments being built in surrounding suburbs, what happens if the high school needs the site for expansion
EDQ is continuing its discussions with the Department of Education and the Yeronga High School directly to ensure that any renewal of the adjoining former TAFE site will not inhibit the school’s ability to deal with future growth demands.
Why is the State Government undertaking engagement when the community was recently consulted by Brisbane City Council about this site as part of the Dutton Park-Fairfield Neighbourhood Plan
EDQ is aware that this site is included in the draft Dutton Park-Fairfield Neighbourhood Plan which was notified for community submissions in January 2017.
At the time of the notification, EDQ was yet to decide whether to advance discussions about potential future uses for the site.
Since then it has been agreed that EDQ will continue these discussions and engage with the community about how the site could be transformed.
Who owns the site?
The site remains within the education portfolio of the Department of Education and Training and is shown as underperforming on the government land register.
How will flooding be managed
A small portion of the site at the northern boundary is impacted by flooding. As part of the redevelopment there is a commitment to protect water quality and preserve drainage functions through well designed streets, parks and other public areas.
Flood storage will need to be preserved within this location in areas below level (7.8m AHD). Stormwater treatment will be managed within the flood prone land via bio-retention basins and/or wetlands. The final stormwater management approach will be determined through the preparation of the preferred development outcome.
What will be done to mitigate local traffic impacts as part of the redevelopment
Why is Villa Street being developed?
The Villa Street site was identified as an exemplar urban renewal opportunity under the state government’s Advancing our cities and regions strategy.
The 5-hectare site has been substantially unused for about six years since the closure of the former Yeronga TAFE in 2010.
How much vegetation will be taken out as part of the proposed development?
A commitment has been made to retain as much of the significant vegetation as possible however at this stage we do not have a definitive answer. The site is currently being surveyed and the level of detail provided in the survey report will inform what vegetation may need to be removed.
How many storeys are proposed for the site
What is proposed for the existing buildings on the site
If development of the site goes ahead, it is likely that some or all existing buildings will be removed.Due to the size, age and condition of the buildings on site, further investigation is required to determine whether to retain any structures or to demolish the buildings. A demolition management plan will need to be implemented to understand the requirements of demolition including potential asbestos removal
Will the high school be affected by the redevelopment
EDQ has engaged with Yeronga State High School during the preliminary investigations into the proposed revitalisation of the site. Through these discussions, EDQ has committed to ensure the school has sufficient land to cater for its future needs.
Through any redevelopment process, EDQ will work with the school to minimise impact during any demolition and construction work on the site. Any future development on the site will also need to be considerate of the school.
When are works going to begin?
The first signs of onsite activity will start during week commencing 10 December 2018. These works will include the erection of perimeter fencing, installation of a temporary site office, safety signage, disconnection of services and asbestos removal.
The heavy demolition of buildings and major structures using excavators or other machinery will not commence until after 14 December.
What works can locals expect to see happening on the site?
The works will include demolition and removal from the site of all
existing TAFE buildings, including asbestos, concrete slabs, footings, piers,
any underground structures and services.
What procedures will be in place to keep the community safe during the demolition works?
All works including the demolition of structures and removal of asbestos will be carried out in accordance with the relevant legislation, regulation and guidelines that govern the management and disposal of such materials. For example, asbestos and all other hazardous materials removed from buildings will be hosed down and transported in trucks with sealed tarps or skip bins.
Signage indicating the area is private property, a demolition site and that asbestos removal works are in progress will also be installed prior to works commencing.
When will the demolition works be completed?
The bulk of building demolition works are expected to be completed by the end of January 2019.
What access point to the site will the contractor be using?
Project related traffic will access the site from both Villa Street and Park Road.
What are the working hours?
Works on site will be undertaken between 6.30 am and 6.30 pm Monday to Saturday. There will be no truck movements after 4.00 pm on Fridays and Saturdays.
How many trucks are expected in and out of the site each day?
This will depend on the specific activity being carried out but
generally no more than 30 truck movements a day at the height of load out.
What mechanisms will be put in place to address dust and air quality, storm water, noise, odours and traffic etc?
The contractor is required to prepare a Project Management Plan (PMP)
which includes all aspects of the demolition phase, potential remediation phase
and finishing phase of the works. The PMP addresses these items as well as all
health and safety plans including an asbestos management plan.
What measures will be in place for the safe cartage of any contaminated materials including asbestos?
The contractor must prepare a Safe Work Methods Statement for all works on the site including the handling of contaminated materials.
Any identified asbestos materials will be treated and transported as per relevant legislation, regulation and guidelines that govern the manage of such materials. For example, asbestos and all other hazardous materials removed from buildings will be hosed down and transported in trucks with sealed tarps or skip bins.