Tell the Minister: Affordable Housing Now, Not Hyper Density Later | Affordable Housing Now, Not Hyper Density Later!

Tell the Minister: Affordable Housing Now, Not Hyper Density Later

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To the Deputy Premier and Minister for State Development, Infrastructure, Local Government and Planning,

I write to ask you to reject Brisbane City Council’s LNP administration’s proposed TLPI 01/23 Kurilpa Sustainable Growth Precinct on the following grounds:

- It will make the housing crisis worse by slowing down the provision of new housing stock;
- It has no mandated housing affordability mechanism which might help address the housing crisis;
- It will adversely impact State interests by allowing hyper tall buildings on flood prone land;
- It will adversely impact State interests by massively increasing the population of South Brisbane without any plan for increasing local school capacity or providing sufficient social infrastructure (e.g., greenspace, community facilities).

The Planning Act 2016 clearly states that a TLPI should only be used as an emergency measure to address a “significant risk of serious adverse cultural, economic, environmental or social conditions happening in the local government area”.

South Brisbane is one of the epicenters of Australia’s housing crisis. Governments at all levels should be doing everything within their power to ensure all Australians have access to safe and secure housing. However, the Kurilpa Precinct TLPI does nothing to address the housing crisis. Instead, this TLPI represents the BCC administration’s attempt to pervert Queensland’s emergency planning mechanism to further their own agenda of unfettered “no limits” development.

Failure to satisfy Section 23 (1) (b) of The Planning Act 2016:
The Planning Act 2016 makes clear that a TLPI is only valid when “the delay involved in using the process in sections 18 to 22 to make or amend another local planning instrument would increase the risk”. There is no evidence that delaying the approval of the Kurilpa TLPI will increase the risk of the housing crisis. In fact, the TLPI will make the housing crisis worse in the short term.

A key component of this TLPI is the upzoning of high density land for even higher densities, or hyper density. A 30 storey building takes roughly 2 years to build, whereas a 90 storey building takes approximately 6 years to build. This means that the Kurilpa TLPI will slow down the provision of housing stock by allowing taller buildings which take a lot longer to build. It’s conceivable that the proposed Kurilpa TLPI has already exacerbated the housing crisis by causing developers to pause their existing plans while they wait for taller height limits and increased profits.

There is no mandated housing affordability mechanism within the Kurilpa Precinct TLPI. The main housing affordability concession is one completely optional commitment to set rents 10% less than the market rate for 20% of dwellings for 5 years. Even if some developers choose this option, this poorly made mechanism will do nothing for housing affordability with local rents already so high.

Failure to satisfy Section 23 (1) (c) of The Planning Act 2016:
The Planning Act 2016 makes clear a TLPI can only be approved if it “would not adversely affect State interests.” The Kurilpa TLPI fails this requirement on two grounds: one, it allows for hyper dense development on flood prone land; two, there are no plans to provide sufficient physical and social infrastructure to accommodate the extra population.

This TLPI would allow South Brisbane’s population to increase by approximately 22,000 additional residents. According to the BCC administration’s own sustainable development policies, this population increase would require at least 11 hectares of additional greenspace. But this TLPI only provides 2.2 hectares of new greenspace, for a total of 3.5 hectares. No new community facilities have been announced. There is no plan to expand the capacity of local schools which are already bursting at the seams. And there is no consideration for how to evacuate residents from 90 storey towers when the next major flood hits Brisbane.

An excuse for no limits development:
TLPIs have never before been used for planning changes of this scale and should only be used as an emergency measure to “address a significant environmental, social, or cultural risk”. This TLPI will worsen the housing crisis and leave the residents of Brisbane all around worse off. It will deliver hyper-dense development that adversely impacts the State by increasing the impact of future flooding and failing to provide adequate physical and social infrastructure to accommodate the increased population.

The proposed TLPI 01/23 Kurilpa Sustainable Growth Precinct employs spurious grounds to bypass the usual community consultation provided by Queensland’s planning system. Please stand up for the residents of Queensland by rejecting this dangerous and unprecedented abuse of power by the Brisbane City Council LNP administration.

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