ZenDev have lodged a development application with Brisbane City Council to establish a new commercial retail and community precinct at 119 & 125 Woogaroo St, Ellen Grove, at the intersection of Lochwood Ave and Woogaroo St.

Ellen Grove is an emerging community with the potential to accommodate a population of 6,500 to 8,100 residents once fully developed. The development application seeks to create a new commercial and community precinct that will support future growth in the area. The proposal includes a service station, drive thru food & drink, childcare centre and tavern.

We are keen to provide the community with information about the proposal and gain feedback to identify any important considerations, concerns or benefits early in the planning process.

null

Service Station

8 Refill Lanes & Small Shop

null

Drive Thru Cafe

With small restaurant area
null

Childcare

140 Licensed Places
null

Tavern

Food, Drink & Gaming

WHY ELLEN GROVE?

Intersection in need of upgrade

As part of our development we’ll be upgrading the Woogaroo Street/ Lochood Avenue intersection with a new roundabout. This will help traffic flow before the intersection reaches predicted failure in 2024.

Providing infrastructure to the area

The proposal includes a new road into the site, which will bring with it an expansion of the water main and sewer network. Helping to open up access to these services for the surrounding lots.

Increase surrounding land values

With the improvements listed above, as well as access to the lifestyle facilities our development will provide, this could help increase land value in the Ellen Grove area.

Close to schools

Proximity to schools is desirable for developments as it means there is local traffic, and a population with children that would need childcare centres.

Need for childcare centres

In the suburb of Ellen Grove there are currently 361 children aged 0-5 and no childcare centres. In the greater area there are 4.54 children ages 0-5 per licensed place. This indicates an undersupply of childcare facilities in the area and indicates the need for more.
0
Jobs Created
$
0
Million
Invested During Construction
0
Estimated Population Growth
$
0
Million
Economic Benefit

FREQUENTLY ASKED QUESTIONS

What protection is there for the local wildlife and Ecosystems?

While we are still waiting for a final environmental impact report, in keeping with the local and state guidelines and planning scheme the following outcomes are proposed to mitigate any impacts to local koala habitat:

null

Provide Koala crossings to ensure ease of movement

Koala crossings will be provided over or under the new roads to ensure safe and convenient fauna movement.

null

Koala Management Plan during construction

A plan will be put in place to ensure construction does not increase the risk of injury or death to koalas.

null

Retain and protect the ecosystem

Conservation covenants will be put in place to protect the koala habitat and minimise the footprint of the development.

null

Fence off habitat to mitigate risk of dog attacks

The boundary of the koala habitat will be fenced off to mitigate the risk of dog attacks.

null

Provide habitat signage and speed reduction devices

Signage and speed reduction devices will be installed on the proposed east-west road to notify traffic and reduce speeds.

null

Environmental and financial offsets

Environmental and financial offsets will be provided where other options are not possible.

Why is there a need for a childcare centre?

An economic needs assessment was undertaken to determine the need for commercial and community uses in Ellen Grove, now and in the future. The analysis determined that there is currently an undersupply of childcare centres in the area to service the existing and growing population.

Ellen Grove has approximately 361 children Aged 0-5 years with zero Childcare Centres in the suburb itself to accommodate them. Furthermore, Ellen Grove falls within the Forest Lake – Doolandella catchment at a SA2 level. In 2020 this catchment recorded a supply of six long day care centres with a total number of licensed places of 624. However, the number of children aged between 0 – 5 years old in the catchment is 2,831 and is significantly greater than then number of places that the catchment offers. This further indicates a substantial undersupply of childcare services in the area.

Why are you building a service station?

An economic needs assessment was undertaken to determine the need for commercial and community uses in Ellen Grove, now and in the future.  The assessment found that Ellen Grove is under-supplied with service stations. By applying a benchmark of 4,500 persons per service station in Brisbane to the forecast study area (2km radius of the site) for a population of more than 18,000 persons in 2036 it was found that local demand will be equivalent to up to four service stations by 2036. At present, there is only one service station located within this study area.

Why are you building a fast-food outlet?

An economic needs assessment was undertaken and determined that the study area population could potentially support three fast food stores by 2036, noting the proposal for the Subject Site is for only one fast food store in conjunction with the service station.

 

Many of the fast-food stores located within the surrounding region are situated in shopping centres, including Forest Lake Shopping Centre. The development of fast-food in association with service stations is common practice, as each business benefits from the patronage generated by the other. In addition, the design of service stations and fast-food operations are also complementary in that they both support car-based visitation.

How will traffic be affected?

The development proposal includes needed upgrades to existing infrastructure to support current and future growth of the area. A traffic impact assessment was undertaken and found, by applying a 4% per annum growth factor, that the intersection of Lochwood Avenue into Woogaroo Street is predicted to be approaching failure in 2024.

This development proposes to upgrade the local road network by providing a new roundabout at the intersection of Woogaroo Street / Lochwood Avenue / proposed Lochwood Avenue West, a new western extension of Lockwood Avenue and a north-south connection road. These road improvements and extensions will act as catalyst infrastructure to support the development of the greater Ellen Grove emerging community area.

What are you going to do about the noise?

The noise impacts associated from the service station and drive thru on the surrounding noise sensitive properties have been modelled and assessed against the Noise (Planning) Criteria from the Brisbane City Plan 2014 Service Station Code. This modelling has determined that all of the predicted noise impacts from the activities likely to be associated with the Service Station and Drive Thru other than waste collection will not exceed the Noise (Planning) Criteria relating from the Brisbane City Plan 2014 Service Station Code

Modelling was also conducted of noise impacts from the service station at the boundary of the neighbouring property at 133 Woogaroo Street and for the childcare centre at the boundary of the neighbouring property at 109 Woogaroo St. To mitigate noise from the childcare centre and service station to these two neighbouring properties 2.0 m high acoustic fences will be constructed.

Where does the master plan come from?

For any application with council a structure plan to show how our development fits within the current neighbourhood plan and possible future development is required.

The road layouts shown in the structure plan located outside the site boundaries of 119 and 125 Woogaroo Street are indicative and are subject to change. The roads are artists impressions and are NOT proposed, set to eventuate, or possible, without the landowners approval. In the past council have approved other developments in the area with similar road designs to that proposed in this development. The roads shown in the proposed structure plan will bring civil services closer to neighbouring properties increasing the potential to connect into the civil network, increasing value and development potential.

Are there any economic benefits that will be realised from this development?

Construction Benefit

$13 Million invested during construction
10-30 direct jobs
5-10 indirect jobs

Ongoing Benefit

$20-$30 Million gross economic benefit
50-100 direct jobs
15 indirect jobs

What proposed infrastructure will the development have?

The proposal includes the construction of the first section of a new neighbourhood road connecting the Woogaroo Street and Lochwood Avenue intersection to Considine Street.  This will be a two-lane road with pedestrian footpaths on either side.

The proposal further includes the construction of north-south local roads for future connection to neighbouring sites and the construction of a roundabout to the intersection of Woogaroo Street and Lochwood Avenue

The existing water main and sewer network will also be expanded to service the new development The construction of this new infrastructure will help to open up the neighbouring lots for future development, as shown in Figure 1.

To retain fauna movements and wildlife habitats the development proposes the retention of close to a third of the site that will form part of a greater Ellen Grove vegetation corridor West of the site.

What car parking will be provided?

Dedicated onsite car parking will be provided for the proposed childcare centre and combined service station and drive thru food and drink outlet.

As per the traffic assessment report prepared for this development the proposed parking provisions provided comply with Council’s Town Planning Scheme Policy.

What landscaping will the development have?

Existing wildlife habitats will be retained on the site where possible. In addition, new landscaping and streetscaping works will include footpaths, vegetation and tree replanting to compliment the surrounding area

HAVE A QUESTION WE HAVEN'T ANSWERED?

Ask it below!

ZENDEV NEWS & MEDIA