Bulimba Barracks Master PlanCPT workshop No.1 visual diary

October 2015

Community PlanningA collaborative workshop was undertaken with community representatives on 9 September 2015.This document is a visual representation of the ideas and outcomes produced on the nigh

Workshop purposeTo identifyA range of options for the development of the site.

IdeasWith general support and more contentious issues for further review.

Considering The amount of green space, amount of development, what land uses, densities and

locations. Movement around the site to and from surrounding areas, pedestrians, cycles, buses and

other vehicles.

ReconcilingCommunity views, existing neighbourhood form and character, environmental qualities, site features including vegetation and existing buildings, infrastructure that is expensive to move, capacity of the surrounding area and development interest.

Big ideas

Group 1 Community node on Apollo Road near the river Riverfront park for community use Adaptive reuse of fabrication workshops for retail, employment and community uses Drainage corridor as a high amenity avenue connecting green spaces Disconnected frontage street along riverfront park Park extends into site adjacent to the community node Low-medium density throughout with medium density towards the river but stepping down

at the riverfront park – lower density transition to existing neighbours

Group 2 Park along the riverfront Higher density residential adjacent to the park (3-5 storeys) to allow lower scale

integration with surrounding residential Repurpose the fabrications workshop into a marketplace Inclusion of childcare centre, library, aged/young care Open space in the 250m buffer Development follows the existing grid pattern of streets Streets follow the sewer lines

Group 3 Express ferry service to the city Fabrications workshops for market, cafes, microbrewery, serviced offices etc. with

pedestrian plaza interface to river Lower density edges next to existing residences Non-motorised boating along the riverfront Higher density internally within the site Marina Recreation activities in the 250m industry buffer

Group 4 Riverfront park Fabrications workshop used for retail, community, arts No road connection from Byron Street – pedestrian only promenade Central spine road to deal with stormwater Replicate grid pattern of surrounding streets Walkability is important to the design of the site Sports activities in the industry buffer

Design ideas

Group 1

The riverside park extends along the full length of the river with small commercial concessions within it, e.g. river cafes. The park width varies in width and extends into of the site.

A community node as a neighbourhood centre is created adjacent to the Apollo Road, Byron Street corner within the adaptive reuse of the historic fabrications workshop and surrounding buildings. The node accommodates retail, a possible market, commercial uses such as startup business and community uses. The community uses include a child care centre and a library in order to resolve the issues at the Bulimba State School. The riverside park extends into the site adjacent to the community node.

A large central avenue runs north-south through the site as the primary conveyance of the overland flow through the site. This street connects to Apollo Road forming the main entry into the development. Secondary north-south streets assist in distributing the overland flow and enable views and strong connections to the river.

The street along river edge is not continuous, allowing park to extend into development.There is a low density interface to existing neighbours over back fences and facing streets, e.g. where Apollo Road is level with the site.

Low medium density of 2-3 storeys is located along the avenue and in areas where the site is lower than Apollo Road.

Medium density 3-5 storeys is located towards river with a lower three storey interface to the riverside park.

Businesses are accommodated at the eastern end of the site within industry buffer, continuing business uses already in the area.

Group 2

Creation of an ‘activated’ riverfront park. 3-5 storey mixed-use development along a new esplanade street, small-scale cafes/rest/commercial on the ground floor with apartments above, overlooking and activated the riverfront parkland (Little Stanley Street example).

Height/density focussed on the river as a trade-off for high amenity active ground plane against esplanade/park and lower height/density interface with existing resident.

Creation of node around fabrications workshop. Building retained and reused as ‘market place’ (ferry building in San Francisco example). Childcare centre/library and park ’n’ ride located in thisprecinct also, shared parking between node and ferry users.

No parking along the riverfront – strong agreement on this.

Inclusion of aged care/young care development on Apollo Road close to node and overlooking park. 2 storeys maximum. Provides transition to townhouses and detached houses in southern parts of site.

Transition in height/density from the river back to existing residential areas. Idea that everyone has a ‘view to something’, be it the river or open space:

3–5 storey mixed-use on the river takes advantage of views/amenity 2–3 storey apartments behind (accessed via lane ways) 1–2 storey townhouses along Apollo Road in the ‘cut’ (height to match existing

warehouses) 1–2 storey detached fills rest of site.

Varied architectural character

Additional parkland in 250m buffer. Could incorporate some community use, e.g. meeting space?

Existing park on Apollo Road extended into the site Small park in ‘quarry’ cut

Streets follow overland flow (central swale arrangement) and sewer alignments

New street connections to Apollo Road (sewer align) and Baldwin Street, pedestrian links elsewhere.

Group 3

Residential density (5 storeys) where the site is excavated below Apollo Road

Existing fabrications workshop becomes a market hall containing permanent and temporary outlets – possible business incubator as well.

The market hall fronts onto a plaza space to the river. This plaza is the future location of the CityCat and ferry terminal accessed through the site taking traffic off Apollo Road.

Mixed-use development adjoining the river park edge

Non-motorised water sport facilities adjacent to the playing fields

The stormwater swale is a highly visual landscape element that is an attractive linear park. It also provides an opportunity for riparian vegetation regeneration.

Opportunities for urban farming in the form of garden allotments Apollo Road view not to be blocked by ferry wharf Include BBQs and playground in river park

Utilise native vegetation in park

Group 4

This layout forms around the retention of the fabrications workshop as a focus for retail, community and business uses. A plaza space connects this community hub to the Apollo Road and other external areas of the site and creates a formal open space area at the sites main focal point.

No park and ride is provided at the ferry terminal. This is to promote walkability to and through this new neighbourhood rather than encourage cars to dominate the riverfront.

The fabrications workshop building is the only building of historical significance to be retained on the site. The building is to be retained in its entirety and re-purposed as retail, community and commercial use including incubator business and startups.

A plaza is located on the western side of the fabrication workshop to integrate the site with adjoining development.

A new main vehicle entry to the site is created through Tugulawa Park adjacent to the current entry to the barracks. This new entry road is a major unifying element of the plan running north-south through the site.

A greenway is created along the new north-south road which will convey stormwater from Tugulawa Park to riverfront park. This will become a central landscape feature.

A riverfront park is created along the entire river frontage of the site. This park will include opportunities for active and passive recreation and will include public art opportunities which reference the history of site.

More active open space is created in a 250m buffer and will include indoor sport.Buildings up to 5 storeys line the greenway creating an area of higher density over looking the greenway.

Taller buildings (4–5 storeys) are situated in the cut area adjacent to Apollo Road.Major access ways are created along the sewer lines that traverse the site. These form the ‘bones’ of the grided network of streets.

Similarities & differencesSummary of the major points of difference and similarity between each of the groups.

Groups at the Community Planning Team workshop

Points of difference

Treatment of the industry buffer zone on the eastern edge of the master plan site differed between groups. One group explored industry uses in the buffer zone area while three other groups located further active and passive recreation/open space in this location, particularly formal recreation opportunities (playing fields).

The issue of a ferry ferminal park ‘n’ ride varied. Some groups opted for a parking area located close to the Apollo Road terminal, while others chose not to include any parking near the terminal, favouring a more walkable community idea.

The location of medium density within the master plan differed. Some groups located height and density along/facing the riverfront whilst others located higher density in the areas of ‘cut’ along Apollo Road to lessen its visual impact.

Access arrangements into the site differed. Some groups explored the idea of not connecting Byron Street through the site as a vehicular acces, preferring this access to be pedestrian only.

Ideas in common

The development of a community /commercial/retail hub which involved the adaptive re-use of the large fabrication workshop

A master plan design that supports a ‘walkable’ and ‘safe’ neighbourhood (all tables mentioned that there is a community of ‘walkers’ and the topography of the locality supports this)

Each group explored the inclusion of some medium density residential on the site up to 5 storeys. This was in part to fund the public realm; others included it to generate more housing diversity; others were resigned to the idea that it may be inevitable as part of a ‘trade off’ for other benefits the redevelopment may bring.

The creation of a riverfront public park along the entire site frontage to the Brisbane River Retention of heritage buildings and in particular the large fabrications workshop All groups explored a relatively clear internal structure of streets for the site that reflects

the structure of surrounding streets and blocks. All groups showed a major vehicular access point from Apollo Road at the current entry to

the Barracks. All groups explored allowing lower scale development adjoining residential development

and surrounding the site to create an appropriate interface. All groups opted to retain the trunk sewers in public streets.

More informationFor more information, visit www.brisbane.qld.gov.au or call (07) 3403 8888.