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'It's too big, it's too dense': unsympathetic developers changing the nature of Brisbane

The rarity of developable inner-city land is causing contention as developers snap up the blocks to build high-density developments while residents resist change.

Urban sociologist Peter Walters said unsympathetic developers had changed the nature of gentrification in Brisbane.

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"Property becomes so valuable ... big developers and big corporations start to come in and start to make wholesale changes, often not that sympathetically to the local character or local culture," he said.

"We run the risk of having really boring, mediocre outcomes which we're stuck with then for 100 years."

Dr Walters said residents in Milton, Toowong, East Brisbane, Woolloongabba and West End were resisting development.

"I think in West End the opposition has been particularly strong, I think because of the nature of the development," he said.

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"A lot of it is very unsympathetic to the local area – it's too much, it's too big, it's too dense."

West Village development 'a missed opportunity'

Controversy has surrounded the proposed $800 million redevelopment of the Absoe site at West End for the past two years. 

In April, 2015, Brisbane City Council received a development application for 1350 apartments across seven buildings ranging from 15 to 25 storeys, with 95 per cent coverage of the 2.6-hectare site – and gave it the tick of approval 12 months later.

Deputy Premier Jackie Trad seized planning control in September and come November she gave the development the green light, subject to several conditions including a reduction of site cover, number of apartments and building height. 

The state government ruled the number of units must not exceed 1250 with the seven buildings to range from eight to 22 storeys, and ruled there must be at least 20 per cent green space.

Cox Architects director David Cox said he believed there was more that could be done with the site.

"We're just going to be left with taller and taller buildings littered all over the site," Mr Cox said.

"I'm not anti-development, I'm just anti-bad development."

Cox Architects devised their own development plans for the site. 

Mr Cox's proposal involved creating a ring of seven buildings around the perimeter of the site. The building height or number of apartments was not included, but Mr Cox proposed the buildings facing Mollison Street be about eight storeys to allow light and air into the courtyard and the buildings at the rear of the site go no higher than 15 storeys.

 Mr Cox's proposal allowed for 35 per cent open space, including a large internal courtyard of approximately one hectare.

Mr Cox also proposed a new transport hub by setting back the buildings facing Mollison Street to cater for lay-by areas, and said the original design had no access for emergency service vehicles within the site.

"There are practical reasons why the idea of an internal courtyard – besides the aesthetics – makes sense," he said.

"It gives services and it also gives better viewing from the buildings that surround it."

Mr Cox said he wanted to publicise his plan, that took several months to devise, to improve development in West End.

"I think this is the best plan for the public under the circumstances," he said.

Mr Cox said he presented his plans to the state government and the urban planners for the West Village development, LandPartners, but did not receive a response.

Dr Walters said if development like West Village continued the diverse nature of West End would be lost.

"I think the West Village development is a missed opportunity," he said.

"It's really just going to be a bunch of apartments and some high-end retail which is pretty unimaginative really for such a fantastic opportunity."

A West Village spokesman said construction of stage one had started, but the timing of the next stages had not been finalised.