The proposed $260 million development of Brisbane's fire-damaged Broadway Hotel has attracted criticism just weeks after plans were lodged.
Majella Property Developments submitted an application to Brisbane City Council on March 13 proposing a 27-storey residential tower where the now dilapidated hotel stands at Woolloongabba.
On July 11, 2010, fire ripped through the heritage-listed property, causing extensive damage and subsequently the permanent closure of the hotel that was built between 1889 and 1890.
To date, council has received eight submissions objecting the proposal, despite the public comment period not yet being open.
During pre-lodgement meetings on January 16 and February 9, 2015, the council made their lack of support for some aspects of the development known.
"Council advised the proposed 25 storey is not supported," the meeting records stated.
The council also questioned the extent of demolition, including the removal of a World War II air raid shelter on the site.
Despite this advice from the council the developer increased the height of the building by two storeys, to 27, at the time of lodging the application.
The proposal:
- 27 storeys and five levels basement car parking
- 262 units - including 68 one bedroom, 100 two bedroom, 68 three bedroom and 26 four bedroom
- 33 commercial tenancies over level one, two and three
- 388 car parking spaces, including 40 visitor and 53 commercial
- 133 bicycle parks
Woolloongabba architecture design studio Beatov made a submission to the council on March 30 highlighting that the concerns raised at the pre-lodgement meetings had not been resolved or addressed in the application.
"City Plan 2014 declares an acceptable solution for this site to be 20 storeys. Therefore a development of no more than 20 storeys must be approved" the submission said.
"At each pre-lodgement meeting, it was made clear that demolition of significant fabric was not supported.
"Beatov strongly recommends BCCchallenge the developer to improve all aspects of the scheme.
"Of primary importance is the conservation of the heritage building, which has stood proudly for nearly 140 years.
"The current scheme seeks to remove all utility wings of the building and thereby seriously modify evidence of original room functions/ layouts.
"The current scheme also seeks permission to demolish and 're-construct' everything but the masonry shell of the corner structure.
"That is not a conservation project. It is clear that the design architects have no experience with heritage buildings and this submission has raised many alarm bells from a conservation heritage point of view."
Further submissions from residents too revealed concerns about the building height, preservation of heritage, traffic congestion, bulk of the building and lack of sub-tropical and mature plants.
Majella Group CEO Sebastian Monsour said Majella would spend a considerable sum of money in restoring the historic Broadway Hotel and precinct which otherwise might have been lost.
"There will be no demolition to the original structure, only the extensions will be demolished as they are condemned and unsalvagable," Mr Monsour said.
"A heritage architect has been involved with all these design decisions. The interior of the hotel requires substantial construction work to make it safe and useable."
Mr Monsour also responded to concerns raised about the loss of an air raid shelter, stating that it was not possible to save the structure as it had extensive concrete rot and was structurally unsound and unstable.
When it came to the height of the building, Mr Monsour said the council would resume some of the land outlined and so the increased height was to offset the loss of this land as detailed in the submission.
"Levels 26 and 27 are not full storeys but will consist of smaller structures to house an executive club," Mr Monsour said.
"The residential tower will be offset from the hotel structure and bounday."
A council spokesman said the application for the Broadway Hotel was still in it its early stages.
"Matters include potential impacts on heritage and the height of the building will all be scrutinised by council as part of their assessment in accordance with the State Government's Sustainable Planning Act," the spokesman said.
"As the site is a state heritage listed place, any repairs or alterations to the property will also require directions from the State Government."