Two tower development proposed for 281-297 Montague Rd, West End

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Architectual rendering of 281-297 Montage Road, West End from Davies Park
Architectual rendering of 281-297 Montage Road, West End from Davies Park

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.

Current approved development application site cover vs proposed design site cover
Current approved development application site cover vs proposed design 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.

Architectual rendering of 281-297 Montage Road, West End from Vulture Street
Architectual rendering of 281-297 Montague Road, West End from Vulture Street
Architectual rendering of view west through new public 4,000m2 park
Architectual rendering of view west through new public 4,000m2 park
Architectual rendering of 281-297 Montage Road, West End from Montague Road
Architectual rendering of 281-297 Montague Road, West End from Montague Road

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.

Architectual rendering of 281-297 Montage Road, West End from Vulture Street
Architectual rendering of 281-297 Montague Road, West End from Vulture Street
Proposed building design
Proposed building design

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

Plans
Individual 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.

Architectural design

8 %

Building amenities

8 %

Building greenery (Buildings that breathe)

5 %

Public realm / Street activation

20 %

Sustainability

20 %

By 08 reviewer(s)

  • Avatar

    Karen Dobson

    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.

    March 31, 2021

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    TRACEY MILNS

    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.

    March 22, 2021

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    Damien

    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.

    February 2, 2021

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    Luca Kendall

    Great to see all that green space. We need it!!

    December 21, 2020

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    Bernadette McKinlay

    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.

    December 7, 2020

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    Tim

    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.

    December 7, 2020

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  • Avatar

    Khan Piesse

    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!

    December 6, 2020

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    David Bell

    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.

    December 6, 2020

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Architectural design
Building amenities
Building greenery (Buildings that breathe)
Public realm / Street activation
Sustainability