A development application has been submitted by Henroth Investments & Manly Properties for two new buildings with 23 levels of residential apartments as well as a new 4,000m2 public park located at 281-297 Montague Rd, West End.
The proposed development is the outcome of the exploration of an alternative vision to the current development approval. The current approved development application has five residential buildings on the site and a public realm site cover of 44% Vs the new proposed taller scheme which has two residential buildings and 64% public realm site cover.
“The Applicant proposes to deliver a similar density of development in a manner that is more responsive to the immediate and surrounding context of the site and which offers greater genuine community benefit including in the form of 7,201m2 or 67.7% of the site area as publicly accessible space at the ground plane, including a significant new 4,000m2 park to be transferred to Brisbane City Council.” – Development Application, Urbis.
The proposed alternative development vision for the site provides for:
- A new 4,000m2 public park open space contribution (not required under the Planning Scheme)
- Direct pedestrian and cycle connection from Vulture Street, one of Brisbane’s major thoroughfares, to the Brisbane River
- A public plaza flanked by an active retail frontage, connecting Montague Road through to the centre of Davies Park and Souths Leagues Club
- Sight lines through the site to Davies Park from Montague Road
- More open space to the Montague Road frontage and creates a better, more open frontage to Davies Park
- Reduced overall footprint of buildings on the site by more than a half – from 5,932m2 to 2,771m2
- Reduced total number of buildings from five to two
- An additional 36 units (8%) – 470 compared with 434 – across the 2 rather than 5 towers.
The development also includes the provision to extend the current 3/4 football pitch within Davies Park to become a second full sized field.
In the development application, Urban Planner Urbis argues that the current development approval which entails five smaller buildings and adheres to the planning scheme “simply does not deliver the same calibre of community benefits as those being offered by the applicant”.
“The proposed 4,000m2 public park, and resultant ‘stacking’ of the approved residential density in fewer, taller towers, provides for a significantly improved development outcome on site for the wider community.” – Development Application, Urbis.
Designed by nra-co-lab, the two 24 storey residential buildings aim to achieve a 5 star green star rating with roof terraces and 5 levels of basement car parking.
Tower 1 rooftop recreation deck will feature gardens, a pool, BBQ facilities, gym, lounge and bar on Level 3 & 4. Aditionally, a function room and business centre on ground and a garden terrace and ‘sky dining’ room on the Roof Terrace is planned. The penthouse suites in Tower 1 feature larger garden terraces with BBQ areas and plunge pools.
Tower 2 rooftop features a function room and business lounge on ground and a recreation deck with gardens, pool, BBQ facilities, gym, lounge, sky dining and bar on the roof terrace. There is also a small sitting terrace on the level 5 podium which doubles as access for servicing the large green wall on the east and the terraced planters on the north.
Architecturally, the building will focus on greenery. Notably there is an east facing living green wall, 4 levels high raking back, covering the Tower 2 podium.
“Conceptually the green wall is an extension of the new park, the green space combining with the living wall to generate a very soft lanscape vista at the end of Vulture Street. The green wall flanks one side of the plaza at podium, whilst on the Tower 1 side, vertical plants climb out of level 1 planters up the podium façade on cables and an aluminium screen that wraps around the Tower 1 podium.” – Development Application, Urbis.
Development rundown
- New public park: 4,000m2 designed primarily for passive recreation to complement the
existing active recreation spaces provided for within Davies Park Tower Site Cover 33.89% (3,602m2 of 10,628m2 site) - Building Height Tower 1: 26 Storeys, Tower 2: 26 Storeys
- Multiple dwellings Tower 1: 200, Tower 2: 270, Total: 470
- Ground level (Centre activities) GFA: Tower 1: 353m2, Tower 2: 748m2, Total: 1,101m2
- Total Ground Level Landscaped Areas: 4,523m2
- Publicly Accessible Space: 7,201m2
- Total Residential Communal Open Space: 3,487m2
- Car Parking: Total of 741 car parks across the four basement levels consisting:
• Residential: 636
• Residential visitor: 71
• Retail/Commercial visitor: 11
• Retail owner: 10
• Motorcycle: 13 - Bicycle Parking Total of 730 bicycle parking spaces, including:
• Residential: 470
• Residential visitor: 118
• Retail: 9
Plans
PlansIndividual Unit Plans
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 Planning & Development Online is A005608649.
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This is way better than the original proposal. Far more interesting architecturally- not the usual West End ugly black box. More public space is a great trade off for the added height.
This proposal is leaps and bounds better than the original one, the expansive public park would be a lovely addition to West End. The new design looks far more attractive too. Great job to the people behind this!
At first it seems this is a better design, but it needs some tweaks. It’s actually bad for Montague Road developing as a vibrant and walkable high street as there are limited active frontages. It’s not always good to have green space along the street when trying to encourage more walking. If they could include more shops along Montague Road it would be better.
Two 26 story buildings towering over Davies Park? The impact on the already problematic traffic flow on Montague Rd will be huge. Crowding more and more people into this part of West End without improving local infrastructure will reduce the livability of this great suburb for everyone.
Great to see all that green space. We need it!!
New proposal will negatively impact the area. The primary issue being the height, seriously 24 floors! That is a building design for the City skyline not for West End. I cannot see how 2 towering giants could not light wise impact the parkland or neighbouring premises. I believe anybody with a modicum of intelligence can see how the developers are attempting to facilitate approval through the alleged gifting of a field. I disagree with either plan and recommend back to the drawing board. Attempting to sneak in a few more units with a freshened up proposal is blatantly transparent.
Not liking the 2 towers at all I think the lower level buildings are aesthetically more pleasing. Trying to trade off green space as a justification is a con.
Green space is good but this feels like bribery. 700 cars trying to enter and exit on Montague near the traffic lights? It will be grid lock, especially at rush hour and market day. Awful. Plus this is double the height of anything else in the area and I strongly disagree with this height level and the precedent it would set.
As a new resident of West End I am horrified that council would even consider the over development of the site. When height restrictions are already in place, how can there be justification for such a turn around? What is the point of height restrictions if council chooses to ignore their own rulings when it suits? Traffic congestion is happening now, there is no way council can change the existing road system. More traffic, more frustration. This will only become far worse. Have council considered where all the excess cars will park on completion of the Towers?The shadowing of such towers is of concern to all development around it. Should these towers be passed, it will open the ‘flood gates’ for more such development. This is the river front, council have an opportunity to see that the development happening fits within it’s guidelines. Money is not always an answer. Life style for residents of West End should be considered by council. Developers move in for the build then out, profit is their only motive, whilst the people of West End are left to shrug their shoulders and say….what is the point? Council will do what they want anyway. What a sad state of affairs this has become.
The new building does not fit in with character / use of this part of West End. The structure is too imposing. The developer not using 4000 square metres of the site and putting plants on the side of the building at the lower levels does not make up for the imposing structure that will be built and the shadows it will cast over the neighbourhood. This structure should be built closer to the city or in the city where it will not put more burden on the West End infrastructure. PS I cannot see the further details as the council link does not seem to be working.
I am writing to express my strongest opposition to the proposed apartment development adjacent to Davies Park. This park is a vital green lung for our already densely populated West End, and building on its precious green space would be a detrimental step for our community.
Davies Park is more than just a patch of green; it’s a hub for families, a haven for relaxation, and a playground for children. It provides much-needed respite from the concrete jungle surrounding us. Building an apartment would significantly encroach on this vital space, limiting its accessibility and enjoyment for everyone.
The West End is already one of the most densely populated neighbourhoods in the city. Adding hundreds of new residents without creating additional green space is a recipe for disaster. We need more parks, not less, to ensure our community’s well-being and quality of life.
If additional housing is truly necessary, I urge the council to consider other, less destructive options. Instead of sacrificing Davies Park, why not explore purchasing the land adjacent to it and expanding the park itself? This would provide much-needed green space for the growing community while still addressing potential housing needs.
There are other locations within the West End that are better suited for apartment development. Consider sites that don’t threaten existing green spaces and are already closer to existing infrastructure and amenities.
I implore the council to reconsider this short-sighted proposal and prioritize the well-being of our community. Davies Park is a precious green space that belongs to all of us, and its preservation should be a top priority. Please, choose a path that protects our green spaces and builds a thriving community for everyone.
I am confident that with open minds and constructive dialogue, we can find solutions that address both housing needs and our community’s need for green space.