Major Redevelopment of Oxley Central Shopping area

[Mozz]

While perusing the current development applications for the local Oxley area I discovered an application for a hugely significant shopping centre/retail development (including some 200 car spaces) involving the demolition of existing retail shops and building a new single entity multilevel retail complex lodged to the Brisbane City Council on 22.11.07. The complex will be three storeys high at the Cook Street side while a single 9 metre storey high frontage to Oxley Station Road

http://www.brisbane.qld.gov.au/masterview/masterplan/enquirer/default.aspx

and search on the application number: A001947716

Not that I am inherently against retail development in the area however I did find it incredulous, that no public advice whatsoever appears to be required of this vast, potentially 4000 -6000sqm retail complex as it is ?code assessable? .

The reason I am posting in this forum relates to the potential impact on the local railway station/ bus interchange. 

I am intending to provide a submission to the BCC re the development, suggesting an increase in the carpark space numbers to assist in parking for public transport commuters. As many would be aware, the parking situation around Oxley and indeed most of train stations on the city rail network is out of control, with limited QR provided parking spaces and on street parking causing chaos.

Depending on the shopping centre mgt, this complex may even contribute to additional stress on the availability of parking in the area, primarily as many staff in the existing retail complexes, park on common shared dirt easements and driveways behind the shop fronts and the building of a new complex will eliminate these car parks. Many shopping centres don't allow staff to park their cars inside the shopping centre carparks.

Anyway just a heads up for those who may be interested.

[ozbob]

Thanks for the heads up Mozz.  This will have very significant impacts on local residents, parking for the station etc. 

[ozbob]

I have contacted the local political representatives  requesting an opportunity for community input.

I also suggested that there are already significant traffic issues to do with Oxley railway station/bus interchange.  In fact it is very difficult to drop passengers off and the buses have a hard time too getting out of the bus stop.  A major revamp of traffic flows would also be required if this development was to stick.  The local traffic infrastructure cannot adequately cope now, particularly with the Jindalee DFO ramping up traffic through Oxley as well.  The road bridge at Oxley has been the subject of an earlier media release, see --> http://backontrack.org/mbs/index.php?topic=206.0, something will need to be done about this too.

There is not enough car parking around the railway station (as is common in most locations in Brisbane).  This development will further compound these issues for residents and businesses.
After the disaster with the Jindalee DFO it would be nice to think that the affected communities would have some input into this.

If this development was to proceed it would be a good opportunity to provide more car parking for commuters, improve access for bus and improve all traffic flows.

The impending triplication from Corinda to Darra (see --> http://backontrack.org/mbs/index.php?topic=225.0 ) will also have some impact 

Regards
Ozbob

[brismike]

Just reading back thru some old posts and came across this one.

Any idea of where this re-development of the Oxley shops has got to?

Also the Jindalee DFO seems to have calmed down a bit now . . Even on the Boxing Day sales you could easily get an underground parking spot there.

Regards Mike

[Mozz]

I did put a submission in and I believe I am the only one though - probably due to the fact they didn't have to call for submissions due to the code assessable nature of the proposed development.

The plans have changed a bit (resubmitted to council in October 2008 from memory) and for the better really (happy that some of the points I raised have been addressed).

The changes I remember are that a pedestrian entry point to the complex will now be built from cook street (previously only entry from Oxley station road) , and much more substantial landscaping of the area and aesthetic remediation of the ugly blank wall on cook street is now required.

I still entirely disagree with the traffic plan/report which from memory appear to show limited traffic on cook and surrounding streets, and little to no impact from the shopping complex (which has around 140 carpark spaces) on the surrounding traffic and streets. I will say that if staff in the complex aren't allowed to park in the complex, which is very likely and similar to many other commercial retail entities we will have yet another significant pressure on all day onstreet parking in the vicinity of the Oxley Railway Station to add to the current major parking issue around the Oxley Railway station.

I understood from retailers in the complex they had to be out in November 2008 but some still seem to be trading, also don't know the impact of the current world financial crisis and availability of credit on this redevelopment.

Re the DFO - maybe the old adage that "build it and they will come" doesn't apply to this retail enterprise which may not be trading anywhere near anticipated levels.

[ozbob]

Mozz has followed this closely Mike.  I have been particularly interested in the traffic issues and the bridge.  The parking is of real concern to all local residents.  Some minor relief with the expanded car park (plus 70) at Oxley rail, but with the pending street restrictions (which are very necessary for relief of the residents) the net gain is effectively zero or perhaps negative.  Throw in more traffic for the shopping centre there is a need to review the bus flows in particular.  I have had advice that this will be done.

Encourage more people to use feeder buses where they can eg. 467, 468, more routes are needed.  There is some expectation that when the Richlands railway station car park is operational (650 spaces) some pressure around Oxley might be relieved.  I am not so sure, but ever hopeful ..   

[Mozz]

A bit of an update - the developers have responded to an email I sent this morning and the $43.0M Oxley shopping central development is due to open on the 26th June 2013 all going well in terms of weather.

[skippy]

Are they getting rid of the ghastly roundabout? Roundabouts are good for cars, but dreadful for pedestrians and cyclists - not too nice for bus passengers either. No place for roundabouts near shopping strips in my mind. Get rid if the one at Darra too!

[Mozz]

Traffic and parking in the vicinity will be a large issue for this development however apart from the 180 or so carpark spaces across two levels in the complex, I understand that nothing else on the road network will change, despite my highlighting potential traffic implications in my original submission. (traffic modelling apparently had concluded zero impact on the surrounding road network by the development).

The only input Qld Transport had for the development was to absolutely ensure that there was a "taxi rank" installed on Oxley station road outside the main front entrance ..... despite this location being 50 metres from the Oxley train station/bus interchange/taxi rank that has existed for a few decades 

I hope that many of the new workers in the complex 150 Qld Public Sector, Woolworths supermarket staff and around 15 retail shops (so around 200 people each day) will utilise active and public transport to travel to and from their workplaces.

However I suspect the majority won't and will drive ...... and won't be allowed to park in the complex so as to allow spaces for actual customers.... and thus the streets around the shopping complex will need to absorb the daily parking overflow.

[johnnigh]

I guess it's no surprise that a significant development will take no consideration of side-effects, on traffic in this case. Council wants development (rates income and prospects for more employment, more residents and future higher density) and developers want their profits. So-called traffic modeling is one of the most suspect of the planning/engineering disciplines. It seems just too easy to deliver the outcomes desired by the bosses. What minion in Council will deliver a negative outcome when a positive is required?
When the bad news dawns after the development is completed, nothing can be done, and nobody who matters actually wants anything to be done. The unfortunates who suffer from the outcome don't count. In this case they will probably be nearby residents and business owners, commuters who might want a taxi at Oxley Station and road users of Seventeen Mile Rocks Rd coming to and from Oxley Station Rd and Cook St. Too bad! The shoppers will mainly be happy, though the Foodworks franchise owner will probably have to up stakes and move to another location not desired by Woolworhts or Coles.

[Gazza]

I guess it's no surprise that a significant development will take no consideration of side-effects, on traffic in this case

"Increased traffic" seems to be a catch all to oppose any development though.

I mean, what I want to see is more commercial/residential development close to train stations, and that can include supermarkets because it means you can do your shopping when accessing the station (Often when i pass through toowong to and from uni i can get stuff from Coles or Kmart and then get the next train)

The problem is, when you build a development of decent size to actually get change happening, people complain it will attract additional traffic from the surrounding area.

Personally, I'm for it. I means I don't have to go as far for everyday services, and i can do more stuff on the one trip, and im sure others will to which could have the effect of reducing car trips a little bit.

2 stops up the line at Sherwood its basically the same thing there, and I'd hardly call Sherwood Central traffic chaos.

[Cam]

It would be nice for those commuting home on other railway lines in Brisbane to have the option of picking up a few groceries at a major supermarket located a short walk from a station. The Ipswich Line has numerous options - Toowong, Indooroopilly, Sherwood, Corinda & Oxley (soon).

For those on the Beenleigh Line, if you are asked to pick up something once you are past Fairfield, or if you are on an express service, you end up walking home & then jumping in the car. It's an unnecessary car trip that could be avoided if there were supermarkets near railway stations.

Apart from the inner south & inner west, every second or third station in Sydney has a major supermarket within a short walk.

[Mozz]

Well after a visit to my local shopping centre today and talking to some locals, it seems the widely announced 26th June 2013 opening of the Oxley Station shopping centre (under development for the past two years) has now been delayed by at least three weeks to perhaps the 17th July:

http://www.thesatellite.com.au/news/stop-at-the-station/1892283/

Word on the street is that apparently you require additional electrical power for a new $34.0M retail/office development .... and allegedly Energex can't/won't/isn't in a position to/wasn't told about the need to/insert some other reason to/ supply the necessary electricity .....

[ozbob]

LOL  sounds half baked to me ...  Good one Queensland!

[ozbob]

Major infrastructure projects in SEQ always seem to have some catches.

Take the Ipswich car park upgrade, $250 million per kilometre and they still couldn't get the speed signs right.  They fitted electronic ones that could only display two digits ...  oh ...  had to go back and retrofit new signs at considerable cost and inconvenience.

[ozbob]

The new shopping complex at Oxley ... ' The Station ' ... opened during the week ..

Very short stroll from Oxley railway station ..



Photograph R Dow 20th July 2013

[Gazza]

The woolies has got one of those pizza bars where you pick your toppings and take it home to bake, so I'm all set.

Car park is 2h limited, and I'm guessing it is camera enforced or something.
I doubt commuters would try to use it. They don't at Sherwood Woolies or Indooroopilly Coles.

[ozbob]

I think you are correct there Gazza, car parking would be relatively easily controlled as it is contained.







Mrs Ozbob thought overall it was a good effort, particularly the access from the rail. Very easy to stop off and do a quick shop.

Also a new bus stop Cook St side for access to the shops as well.

Photographs R Dow 20th July 2013

[Mozz]

Yes indeed Bob "bus stop cook street side" ... the developer in the original plans had planned (at the insistence of the BCC I understand) that a second pedestrian entry be provided to the shopping centre via a Cook Street, right where the bus stop is current located.

The imagery in the originally approved plans showed a, very well integrated into the development, pedestrian walkway access into the centre from Cook Street.

The product delivered, from what I can see, is a blank besser brick wall and the only pedestrian entry is via the Oxley Station Road entry.

I will have to check it out tomorrow when I go for a walk in the sunshine around the development.

[ozbob]

I noted the bus stop, didn't have the opportunity to see what the access arrangements were from there.

[Gazza]

I wonder what the point of a cook street entrance would be? Most people would be coming from the station.

[Mozz]

Residents in the local area who are east and south of the development, who aren't train commuters would have greatfully utilised the cook street pedestrian entry.

I am going to raise this issue with BCC to try and get to the bottom of it.

It may be the objective was to partition the development in such a way as to not interact with the significant amount of other retail and commercial properties in the Oxley train station precinct area by having a single pedestrian entry in and out of the development through a 3 metre wide sliding glass door opening onto Oxley Station Road.

It may be the council was looking to achieve community amenity by having an additional pedestrian access to the development in line with city/local community planning objectives.

It could be that the deletion of the Cook Street pedestrian entry after the original plans had it included as a highlight/feature of the development was an oversight or mistake.

I believe the pedestrian entry on Cook Street would also have softened the Cook Street visual landscape - as it stands now the Cook Street level view of the development looks very very ordinary with exposed heavy vehicle loading bay and building facilities completely open to Cook Street.

Anyways, I am but a local resident who is trying to achieve the best outcomes for the local community .. but will keep you updated on my efforts....

[Gazza]

I think maybe they ditched it because they wanted to draw people past the shops clustered around the main entrance...Best explanation I can think of.