Toowong …. the “new six pack” replaced obvious character and importance …!

As can be seen at “Benson Street Toowong”, this site formerly contained a wonderful older residence. Located at Benson Street opposite the BP, it was therefore well exposed to the passing public yet had seen better times when the “before” photos were taken. However once the town planning notice is on the front fence, it is inevitable that either demolition or the midnight truck trip will follow.

We were first alerted about this site by a concerned Brisbane resident. This person was concerned and perhaps bewildered if not angered by the uncertainty and frustration caused by the strong public commitment to “character protection” by Brisbane City Council development approval processes that continue to permit obvious “gems” such as this to be replaced by buildings of rather less “character”. Such processes arguably destabilise neighbourhoods and destroy any semblance of community spirit by encouraging removal of these character icons of Brisbane.

The stages of character destruction are discussed at “Benson Stret Toowong”.

Here we see the finished product …character destruction approved by Council.

But worse… this is not just about character issues, it is about building performance. Just a little over 12 years ago, BCC with state government support set in motion a process to provide an alternative to the ubiquitous “six pack” … the three storey walk-up. These provided no space for landscaping or enjoyment. They covered much of the site with concrete or building. But perhaps most onerous, they are therefore completely dependent on overlooking of adjacent properties for the occupiers’ amenity. The result of the BCC town planning guidelines was a building that most did not want next door … a “bad neighbour”.

Now, the “six pack” has returned …!

As can be seen from the photos, there is virtually no side boundary clearance despite being 3 storeys high (top left). The occupiers look straight out over minimal space (due to the small setbacks) into the neighbours’ landscaped areas and into the neighbours’ units on all sides ie the front-left (top right), the front-right ie northern side (bottom left) and the side and rear (bottom right).

This is a classic symptom of both inappropriate development and over-development … signs that the town planning process is failing. Why is that?

Two reasons seem likely.

First, it appears directly derived from Council trying to devise prescriptive as-of-right development guidelines that cannot take account of local and specific site conditions.

Second, it appears directly derived from failure of Council to take note of local submissions against development applications …preferring instead to take the side of developers.

Interestingly, when taken together, these are exactly the same conditions that allowed the rampant development of “six packs” on sites that were unsuitable, and in some cases apparently illegal. In some areas of Brisbane, the result was almost complete street blocks of “six packs” … with little or none of the original “character” houses remaining.

It is happening again …! And not only in Toowong…!