What will the project offer?

The proposal comprises a total of 55 boutique apartments, that will present as 5 storeys from Lambert Rd and sensitively steps down to present as 3 storeys towards the Hunter Street boundary, where we adjoin the heritage and character homes. The apartments are a mix of 2 and 3 bedroom spacious and open plan apartments targeted towards local owner occupiers.

The proposal is a code-assessable application which legislatively does not require public notification, however our design has extensively incorporated community feedback from early stakeholder engagement.

Read our frequently asked questions here.

Development Application

Code Assessable

Product Mix

55 spacious 2 bedroom and 3 bedroom apartments

Application Reference

A005182986

Key Project Information

Indooroopilly Character

We understand the importance of the character and heritage homes within Indooroopilly, which is why we engaged a heritage architect to shape our design and create a respectful outcome. We have since received positive support for our design outcome by the neighbouring heritage home owner. Read More

Height

Design stayed within code assessable height requirements; building will present as five storeys to Lambert Road and only three storeys to Hunter Street.
Read More

Landscaping

Design exceeds council requirements for deep landscaping throughout the project; extensive deep planting was incorporated on neighbour boundaries primarily to the heritage home.

Parking & Traffic

Design exceeds council requirements for parking and the entranceway is designed to reduce traffic on suburban streets such as Hunter and Kew St.
Read More

Infrastructure Charges

An estimated $1,000,000+ will be directly provided to Council in infrastructure contributions to improve local roads, parks, stormwater, etc. from this project.

Building Setbacks

Design provides maximum setbacks for boundary neighbours to increase privacy and spacing between buildings without compromising apartment quality or size.

Indooroopilly Character

Indooroopilly Character

Mosaic is extremely cognisant of the character and heritage significance within this pocket of Indooroopilly, therefore we understood it was vital for us to create a building that is sensitive and respectful to the surrounding homes and neighbours. 

We engaged a heritage architect to help shape our design and create an outcome which is respectful to the neighbouring heritage home. Through this process, we redesigned our project and incorporated wider setbacks, increased deep planting and privacy screening. Mosaic has since received positive support for this design outcome by the owner of the heritage home.

If you would like to access the heritage report that provides additional historic information on Hunter House (188 Clarence Road).

Read More
Built form & height

Built form & height

Through proactive engagement with the community we gained a deep understanding that height was a key concern. Therefore, we ensured our proposal was code-assessable and in line with the intent of the town plan.

The building presents as 5 storeys from Lambert Road, before sensitively stepping down, creating a height transition, towards the Hunter St boundary to only present as 3 storeys. 

Our design provides maximum setbacks for our boundary neighbours, whilst ensuring that the area and flow of our owner occupier apartments remained spacious and desirable. 

Traffic & Parking

Traffic & Parking

As part of Mosaic’s early engagement, we spoke with neighbours and stakeholders regarding their traffic and parking concerns for our proposal. Access was a key issue raised, therefore Mosaic paused the design to try and reach a solution that considered both the needs of the community and Brisbane City Council (BCC). Mosaic engaged an independent traffic consultant to analyse the community’s access preference, organised a community petition and met with Council to determine the safest outcome.

BCC made the final decision that a vehicle crossover from Clarence Rd was believed to provide better compliance with the City Plan, preserve the safe and efficient operation of the road network and was actually going to reduce traffic in the suburban streets.

Read our FAQ’s for Council’s reasoning.

Read Council's rationale

Project Gallery

Frequently Asked Questions

What is a code assessable application?

Code Assessable means the project is generally anticipated in the zone and complies with the local area plan. Therefore, public notification or formal community input is not required under the planning scheme.

We believe it’s important to ensure residents are informed of what’s occurring in their neighbourhood and have access to information explaining what is proposed.

What is a code assessable application?

What are the community benefits of this project?

It is estimated over $1,000,000 will be directly provided to Council in infrastructure contributions to improve local roads, parks, stormwater, etc. from this project.

In total, Mosaic has provided over $2 million in infrastructure and utility contributions to help improve Indooroopilly and surrounds within the past four years through our award winning projects.

What are the community benefits of this project?

How did Mosaic incorporate community feedback into the design?

Access and Egress 

Very early in the design phase, Mosaic proactively engaged with the community to formally record their access/egress preference through a petition. Mosaic provided support during this process and presented the case to Council. Please read the FAQ relating to Council’s rationale regarding the Clarence Road access.

Setback Requirements

We have utilised the natural slope of the land from Lambert Road towards Hunter Street to include a level of apartments below the ‘natural ground level’, to ensure the building presents as 5 storeys from Lambert Road. This level isn’t counted as storey under the planning scheme and importantly, complies with the overall height requirements under the code. It enabled us to retain the product mix required to make this project viable, whilst also accommodating our neighbour’s preference for an increased boundary setback of 6m, to the heritage and character housing at the rear. 

Deep Landscaping

We have raised the deep planting zone in line with the natural ground level and above the lower level apartment’s courtyard, to ensure our deep planting has the opportunity to grow above our boundary fence line on the south and act as a green form of privacy screening for neighbours.

Privacy Screening

To reduce impacts further on these three storeys above ground, we have also incorporated additional privacy screening along the three apartments facing Hunter Street to protect our neighbour’s privacy.

Most importantly, Mosaic has received positive support for this design outcome by the owner of the heritage home on our boundary.

How did Mosaic incorporate community feedback into the design?

What is Council's rationale for the Clarence Road access?

Council appreciated the early community engagement efforts which led to the petition being created to formally record the community’s access and egress preference for the proposed development.

After a detailed review, Council’s firm view was that the location of the driveway on Lambert Road was an unacceptable outcome. They believed it would impact the wider neighbourhood negatively, which has thousands of commuters using the road daily; whilst also worsening the suburban streets of Hunter and Kew St.  See below rationale:

  • Council holds concerns that moving access to Lambert Road will not result in less vehicle movements in the local streets (i.e. Hunter Street), as a left in left out access will potentially cause more drivers to use local streets to comply with the left turn.
  • Lambert Rd capacity is currently stretched and is not the ‘lowest order road’, however Clarence Rd has capacity to support the traffic of Mosaic’s proposed development.
  • Due to Lambert Rd’s high volume of pedestrian traffic (with a high percentage of school children) it is seen as unsafe to encourage vehicle access from this road, given Clarence Road is an option for this project.
  • Lambert Rd access does not provide adequate separation from the intersection, due to its location within the right turn lane queuing area, providing significant risk during peak periods.
  • Lambert Road access would require a refuse truck to reverse in and out which is considered unsafe.

 

A vehicle crossover from Clarence Rd was believed to provide better compliance with the City Plan, preserve the safe and efficient operation of the road network and is unlikely to increase traffic in local streets.

What is Council's rationale for the Clarence Road access?

Property Location

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