A development application has been submitted by Kokoda Property for a three-tower residential and hotel development located on the Riverside Industrial Sands site at 17-27 Skyring Terrace, Teneriffe.
Designed by Cottee Parker, 381 residential apartments are planned between three separate towers, each varying in height, scale and materiality, from 12 to 30 storeys high.
The tallest tower 1 would include eight levels of hotel / short term accommodation. A total of 160 rooms are planned from level 6 to 13.
Rarely can you affect the fabric of a neighbourhood in such a profound way, restitching the iconic heritage of a storied suburb to the source of its fortune and fame: the Brisbane River
Cottee Parker / Urbis
Kokoda Property, the developer behind Newstead’s Chester & Ella plan to build the development in four stages with stage 1 which comprise of shorter buildings on Skyring Terrace and Commercial Road (tower 3 & 4), with stage 2 (tower 2) followed by stage 3 & 4 (being tower 1).
Tower’s 1 and 2 would be connected by a distinctive sky bridge located on level 14 and offers connection to the hotel VIP lounge located in Tower 2, which is accessed by hotel guests only via the hotel lifts in Tower 1.
Additional hotel amenities on level 14 include a 350m2 day spa and 437m2 restaurant and bar. The hotel, which is yet to be named will also boast a 179m2 Brisbane River facing pool and deck, meeting rooms, three ballrooms with pre-function area and 556m2 outdoor terrace lawn with another lounge on level 5.
A small amount of office space is provided on ground, level 1, 2, 3 & 4, across the buildings while loft style and terrace housing is planned for a building fronting Skyring Tce.
According to planners Urbis, the public realm offering would be immense and represent more than 50% of the site area.
Included in the development is the construction of a new lane which would run off Skyring Terrace called ‘Wool Lane’. The lane will help connect a newly created plaza at the end of Commercial Road where the City Cat terminal is located with Skyring Tce towards Gasworks.
The new riverside public plaza would be approximately 9,023m2 in area and looks over a new 220m riverwalk extension.
The extended riverwalk runs along the entirety of the site’s river frontage and provides a connection and ‘missing link’ between existing constructed sections of the Riverwalk.
It is noted that the delivery of this part of the Riverwalk has to date not been possible due to the industrial use on the site for the last 50 years, representing a significant opportunity for the site in conjunction with the proposed development.
Urbis
Upon completion, the proposed Riverwalk will offer uninterrupted connections to the Teneriffe Ferry Terminal and Teneriffe-New Farm Riverwalk south of the site.
Unique to the proposal is the ground plane public plaza, which will unlock 8,902m2 of public open space, comprising 50% of the site, to residents and visitors of Teneriffe.
Urbis
According to the development application, the scale of the project responds to the shortage of residential accommodation in Brisbane and allows significant investment into an extensive public realm, by relocating built form from the ground plane into the proposed towers.
The design earmarks 4,965m2 across twelve ground and level 1 F&B retail tenancies which includes four double-story tenancies, two of which are spacious, river-facing F&B spaces.
Project Rundown
- Site Area: 9,842m2
- GFA: 59,396m2 total
- Residential GFA: 45,283m2
- Retail GFA: 669.50m2
- Office GFA: 2,350.46m2
- Hotel GFA: 9,148.56m2
- F&B GFA: 1,945.32m2
- Height:
- Tower 1: 29 Floors + Rooftop level / RL 113.3m
- Tower 2: 23 Floors + Rooftop level / RL 100.4m
- Tower 3: 11 Floors + Rooftop level / RL 49.3m
- Apartments: x381 apartments total, comprising:
- Tower 1: x35 one beds, x53 two beds, x12 three beds, x12 sub-penthouses, x2 penthouses. x160 hotel rooms. (x114 apartments total)
- Tower 2: x60 one beds, x50 two beds, x28 three beds, x20-sub-penthouses, x1 penthouse (x159 apartments total)
- Tower 3: x4 one beds, x73 two beds, x10 three beds, x11 lofts (1x 1 bed, 7x 2 bed, 3x 3 bed), x8 sub-penthouses, x2 penthouses (x108 apartments total)
- Elevators:
- Tower 1: x4 elevators for residential component (lift-to-unit ratio of 1:28), x3 elevators for hotel component, x2 elevators for hotel services
- Tower 2: x4 elevators (lift-to-unit ratio of 1:39)
- Tower 3: x3 elevators (lift-to-unit ratio of 1:36)
- Retail: x12 planned F&B retail tenancies totalling 669.50 m², varying in size from ‘hole in the wall’ to two storey riverside restaurant and bars
- Communal Space: Rooftop communal decks on all buildings including a podium level pool deck on tower 1. Hotel podium amenities include pool, spa, pool deck, sensory garden. Tower 1’s rooftop amenities include pool, cabanas, sun lounges, spa, bbq, on-water lounge. Tower 2’s amenities include rooftop pool, sun lounges, bbq, outdoor cinema lawn, outdoor rooms. Tower 2 includes additional amenities on level 2 comprising of karaoke room, dining / meeting rooms, sports games lounge, residential lounge, 160m2 gym, cinema room, multisports simulator, bbqs and a playspace room. Tower 3’s amenities include rooftop lap pool hot spa, cabanas, sun lounges, outdoor cinema lawn, bbq, sunset lounge with a 249m2 coworking office space with decent meeting rooms proposed. It is believed that all residents will have access to all building amenities similar to the Chester & Ella setup.
- Car Parking: x611 car spaces, comprising:
- x518 residential car parking spaces
- x71 hotel, office, retail spaces
- Bike Parking: x642 bicycle parking spaces, comprising:
- 511 resident spaces
- 131 spaces for public use
- Developer: Kokoda Property
- Architect: Cottee Parker Architects
- Landscape Design: Urbis
- Town Planner: Urbis
- Sustainability: PV Solar panels on all building rooftops. SIgnificant water and energy efficient provisions. Excellent recycling plan with recycling bin chutes on all buildings
- Date Submitted: 28/06/2023
A community centre is proposed within the development at the corner of Skyring Terrace and Commercial Road, to replace the current community space in this location. This has been retained in response to Council and community feedback.
According to planners Urbis, the three buildings have been arranged to reinforce the porosity of the ground plane, provide active edges to the street and Riverwalk, whilst responding to the climatic environment.
The massing of the buildings on the southern end of Skyring Terrace fronting Commercial Road have been designed to be lower in height and with prominent human-scale podiums to protect the cultural significance of the State heritage listed Woolstore buildings and mirror the RL of these structures.
It is believed Kokoda purchased the site earlier this year for around $100 million with the proposed development to cost around $1.75 billion.
Plans
Plans-Part-1Plans-Part-2
Plans-Part-3
Landscape plans
Development application link
Tell us what you think about this development below in the comment box. The development application for this project, available to view on Brisbane City Council’s Developmenti online platform is:
A well thought out development design for one of the last large lots on the river at Teneriffe. My suburb will benefit from this attractive design and creation of public space with ground-level commercial potential too. Well done to the design team.
Do you work for the developer?
Good afternoon
I Would like to submit my disgust at the proposal for the Kokoda site development here in my suburb. I don’t know what planet the council is on however I am shocked that the size and height of such a building actually two!!! Can even be imagined.
I live on Macquarie street and the traffic and congestion here already is out of control. I work at the airport and have to get home via tunnel or Kingsford Smith drive which are both now at all
Times of day at a standstill esp leading from the tunnel to Newstead – it’s quite unbelievable
That the council would even think for a second that the infrastructure can handle the proposed development let alone what is going on here already without the 3 more buildings already about to start. Seriously – this is out of control and will RUIN this suburb and I’m devastated and appalled. You cannot even get a park at Gasworks to get shopping as it is already. Another fact is that I lived at the Chester and Ella building recently developed by Kokoda and it was falling apart – cheap design cheaply built everything cheap and not working. It will
Be a cheap development they will cut corners everywhere and it’ll be a giant eyesore and they’ll say they’ll do one thing and then do the opposite. I tried to contact them for months and my calls were never responded too. They are incompetent and this would be a huge mistake. Pls shut it down! I’m writing my objection to Council right now. Also the removal of trees?? What? Land where have the mangroves that used to be there?? Where are they are they not protected anymore or do you turn the blind eye to that too??
Sorry this was mean to go in the normal field
All proposed benefits can be achieved at the same height as adjacent buildings. If the developer does not want to meet this requirement they should consider selling the site to someone who does. Locals are not fools or concerned whether a $300m or $100m profit is generated.
Can they do something about the huge electricity tower next to it.?
I would have thought the height limit should be much lower in Teneriffe to stay in sync with the neighbourhood woolstore aesthetic.
I think it looks great, Brisbane’s version of the Eiffel Tower
I think it looks great, like Brisbane’s version of the Eiffel Tower
Hi
This would be terrible for Teneriffe and shows how this developer wants to change the heritage suburb of Teneriffe, I would think that this has no chance of happening.
Remember the name everyone KOKODA Property and sign the petition to stop this.
Anyone who thinks this proposed development is good for the heritage suburb of Teneriffe obviously does not live in the area.
To do this to Teneriffe and Newstead would be a travesty and go against everything presently facing the river . The complications to the traffic would be horrendous and anybody who uses the argument that this is going to alleviate the housing crisis needs psychiatric help.
Let’s not forget this is a development application only and height restrictions are in place as well as many other factors!!
At last!! I have been wanting this since the bikeway was extended. I am so glad they will be replacing the Community Centre.
Mow to Energex to do something about the unsightly tower. Maybe at night it could light up like a mini Eiffel Tower.. It is about time they submerged the lines under the river..
Good design & good to see some commercial & a hotel onsite.
Good concept just not in Tenerife. And not great right on the river when there is nothing of this height on the river outside of the City and Hamilton.
Developer has overpaid for the site and to recoup this they need to build a lot of apartments.
great looking development which will allow a large number of extra residents to enjoy our great river and extensions to the riverside walk
This is Teneriffe NOT Newstead. The rats-nest of future slums that this council has allowed to multiply in Newstead has no place in Teneriffe. Put all the marketing spin on it you like – it is not sympathetic to the area. Anyone who likes this proposal obviously does not live in Teneriffe. Pack up your pretty pictures and tell your story walking KOKODA.
Significantly exceeds current height restrictions in Teneriffe and adding an extra 600+ cars onto the existing single road access which already struggles would be a nightmare. Great design, wrong location
This takes away from the beauty that Teneriffe is . It’s height is an obstruction to the beauty of the open sky. Such high density would only add to the growing chaos that runs on sky ring tc ….. it’s a big fat no from me !!
Let keep the green space and provide the residents and surrounding community areas of natural landscape not the concrete jungles that are being created in Newstead !!
Unreal development. This suburb requires RAPID expansion. The housing crisis is real peeps…
Well said Mr. Head. Unreal solution to the housing crisis! Brisbane is begging for bigger buildings!
Might buy a couple of units for my Singaporean brothers.
#housingcrisissolved
Is that actually your real name?
The height and scale of this proposal is grossly incompatible with the character of Teneriffe, which is firmly based on the low height Woolstore aesthetic and historical significance. No amount of clever wordsmithing from the town planner or architect can disguise that. I’m sure even they know that.
The signature of Teneriffe is the prominent facades of the waterfront woolstores looking back across the river from the east. This proposal will utterly dominate the skyline and the woolstores will become subservient to it.
Totally inappropriate proposal in its current form.
Yes
The people complaining about the incompatibility with the surrounding aesthetics haven’t looked at the area of the site. A quick search on google maps will show numerous other high density multi-story apartment complexes surrounding the proposed development. The concepts included into the design such as the construction of wool lane would allow for ease of access for the residents. Furthermore, the greenery included into the design would maintain the green vibe of the current site while still providing inner-city accommodation.
The previous scheme for this site was good, much better suited to the area.
This spot would be great with a pedestrian bridge over to Bulimba.
Do you work for the developer ?
The previously approved scheme for the site, at 8 stories high, was better. I’m not sure how this can be interpreted as working for the developer…
You cannot believe that this development will have any effect on the housing crisis in Brisbane. Anyone who can afford $2M + for an apartment is not counted in the housing crisis.
It’s hard enough turning left onto Skyring terrace from Wyandra street in peak traffic, let alone turning right trying to head into Teneriffe / New Farm. The area can’t sustain the additional traffic it will bring. I love the concept, just not at this location.
A year ago I bought an apartment close to this site & am strongly against high rise buildings on the waterfront; already the development in Newstead is affecting our once beautiful neighbourhood
Furthermore this high rise proposal:
1) Obstructs views & natural light to other nearby buildings
2) It’s design isn’t in keeping with the heritage buildings in the neighbourhood; a prime reason Teneriffe is a sought after address/ potential to decrease existing property values
Lower level building is more desirable & still profitable
3) Potential traffic congestion with increased high density population
The construction period will make living n neighbouring streets s nightmare. More traffic, more trucks, more congestion.
The infrastructure in Teneriffe is already inadequate- hundreds more cars will only make things worse.
Residents and owners in Newstead and New Farm will also be adversely affected.
This is not about a better lifestyle for the existing community- it’s only about greed and money. Lord Mayor Schrinner needs to step in and act.
We live here and we all vote.
Surely we are not going to destroy our riverscape with this completely inappropriate development. There are already too many towers in the area casting shadows over the river and neighbourhood, blocking out natural light and creating stress on an overloaded road network and aged civil infrastructure. This does nothing to improve the housing crisis as high end apartments are not the problem. The design is lovely and the concept great but build it in the city not in the Brisbane’s oldest character suburb. Don’t let this happen voters.
The scale and height of proposed development is not appropriate for heritage Teneriffe. It will dominate the surrounding Woolstores and will degrade the much loved heritage character of the suburb. The volume of road movements – residents + visitors + trucking movements to supply retail / hotel etc – will be too great for the road infrastructure to cope with, particularly when added to the traffic generated by the future (yet-to-be-developed) sites and sites currently under-construction along Skyring Terrace. Public realm space is good, however, as has happened in Howard Smith Wharves, this can get used as outdoor seating for retail which is not what is needed. It needs to be preserved as true green space. I’m not at all supportive of proposed solution for this sensitive location. Too many dwellings, too high buildings, not in keeping with the characteristics of the suburb.
A totally appropriate development in scale and design considering the context of location and site area. Developing this iconic site presents the ideal opportunity for the right level of government, utility company and the developer to sink/remove that hideous electricity tower next door – the only negative to this development.
The previously approved scheme for the site, at 8 stories high, was better. I’m not sure how this can be interpreted as working for the developer…
Probably the ugliest design and development to grace our riverfront. In a word “repulsive”.
What a shame this monstrosity may be approved to overshadow the beautiful heritage builldings, it neighbours.
Of course you’d say that Karen, I just don’t like it
Looks good but I dont know how luxury it will be right next to that big High Tension Power Line. It cant be good for your health either. Surely they could put it underground????
An appropriate development for a site of this kind that returns a lot of land to public realm. Perhaps improved access to the River’s edge could be introduced (eg piers / jetty / finger wharves to assist with activating the river). Leadership from developers and GOCs needs to be demonstrated to ensure the opportunity is not missed to remove the eye-sore which is the existing towers / power lines. Council could assist in this process by introducing a special levy on a defined catchment (both sides of the river) who would obviously benefit from improved land values on the basis the power lines are removed (improving views / amenity for residents). An alternative is an infrastructure agreement where developers either side of the tower at Teneriffe contribute funds with Powerlink / Energex also contributing resources. This should happen before the Olympics as an obvious beautification project for the city.
Stupid – can’t even drive down the street now because of traffic
Kokoda are the worst developers also
Pls
Don’t ruin our suburb
I admit there’s features of the much needed redevelopment of the site that have good merit .
However I think the local community are spot on in that the sheer height of the three towers are inappropriate for the site . Yes admittedly near the Gasworks Complex nearby in Newstead there are existing & currently under construction apartment complexes which are quite high also but unless I’m mistaken not at the heights intended for this Teneriffe project .
Also , whilst I am not an architect I still appreciate well thought out design that albeit modern is sympathetic to the surrounding nearby heritage listed Woolstores in this area .
I fully understand that the monies paid to purchase the site mean that the development must therefor be of a size commensurate to facilitate a profitable return on the investment , however I’m not sure that something of the scale proposed is required to return a comfortable profit .
And whilst the pre existing Community Centre Bldg on the corner near the bus terminal may not appeal to all , I believe it could well be retained & worked into the design of the new tower for that location of the site in a sympathetic & visually appealing manner . One need only look at the new townhouse bldg under construction nearby on Harcourt St near the corner of Commercial Road . I feel that the old [I believe Heritage Listed] timber commercial bldg whilst perhaps not a perfect fit with the modern design works well on that site .
I really hope that common sense prevails & we ultimately get to see a revised smaller sized design with all the benefits [green space / continued & connected riverwalk / F&B provision . etc] that this new development will bring for all of the local community to enjoy …
Perfect for Teneriffe. Keep all the high rise together. Fabulous concept and those lucky to live there will have amazing views! Seymour’s development another great idea for the area. Combined with the 2/3 addional high rise planned for this area population increase of possible 4000 great for business.