Bulimba Barracks Master Plan

The Australian Government Department of Defence has offered part of the Bulimba Barracks at Apollo Road, Bulimba for redevelopment.

In 2015, Brisbane City Council led the development of the Bulimba Barracks Master Plan, working in partnership with the local community and with support from the Queensland Government. The final plan guides future development at the Bulimba Barracks riverfront site in line with community expectations. 

Council's priority has been to support the development of infrastructure including upgrades of local intersections, providing riverfront green space and opportunities for community events, maintaining local heritage, and incorporating feedback from the local community.

Master plan highlights

  • A mix of housing types, with houses and unit developments, with no ‘affordable housing provisions’.
  • Sensitive integration with surrounding residential, with two to three storey unit development increasing to five storeys in some locations to the centre of the site.
  • Retention of the historic fabrication workshop building repurposed for a range of retail, business, commercial and community uses.
  • Local streets that connect to the existing road network and river, and provide sight lines to the Brisbane river.
  • Riverfront parkland, including a land-based riverwalk with pedestrian and cycle connectivity.

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Master plan purpose

The master plan will guide future development on matters such as preferred land use mix, building height and type, heritage, flooding, parkland, road network, pedestrian and bike connections, use of the riverfront and any necessary infrastructure upgrades.

The plan will also guide potential owners of the site about the community’s expectations and Council’s vision and objectives for the site, including necessary supporting infrastructure.

The Bulimba District Neighbourhood Plan, which came into effect on 2 July 2012, includes overall outcomes to guide redevelopment should the Australian Government Department of Defence cease operations. The outcomes were developed together with the local community following extensive feedback and input. The Bulimba Barracks Master Plan is the next step in providing more detailed planning on future development and ways it could enhance the local area.

Bulimba Barracks Master Plan area

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Community engagement

Community input is vital to a successful master planning process. Council held a number of information kiosks in August 2015 and October 2015 attended by more than 365 people, and more than 1175 people provided input through community surveys. The information gained from these activities was then used by the Community Planning Team, Council and the Queensland Government to draft and finalise the master plan.

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Your feedback

Community consultation undertaken during October 2015 revealed some key concerns relating to the master plan. Respondents were able to identify more than one issue in their survey responses. In terms of overall feedback, the majority of respondents either supported the draft master plan or had a neutral response.

The top three issues revealed in 292 written comments were:

  • traffic congestion in the wider Bulimba peninsula area - 68% of respondents
  • parking, particularly in relation to the Apollo Road ferry - 36% of respondents
  • concerns about density and the associated infrastructure required - 28% of respondents.

Other issues identified throughout the consultation process included:

  • concern about effect of increased density on local schools - 24% of respondents
  • Council should purchase all parkland - 15% of respondents
  • there should be no five storey development - 14% of respondents
  • public transport should be improved - 12% of respondents
  • all riverfront should be open to the public - 11% of respondents
  • there should be more parkland/green space - 11% of respondents
  • building height should be low - 10% of respondents
  • there should be no apartments - 3% of respondents
  • there should be no new development - 3% of respondents
  • there is no affordable housing - <1% of respondents.

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Feedback outcomes

Community feedback received during the public consultation period for the draft master plan in October 2015 led Council to make the following amendments to the master plan.

  1. Relocate land uses to:
    • locate commercial activity to the centre of the site in the Community Heart Precinct to minimise the impact on Apollo Road residents
    • show that the Community heart precinct will be a neighbourhood centre housing a range of small-scale privately delivered uses including community facilities
    • provide a mostly low-rise residential edge to Apollo Road.
  2. Adjust building heights to:
    • reduce the long expanses of five storey buildings parallel to Apollo Road and cluster them around the Community Heart Precinct
    • increase the extent of the residential interface precinct and two storey residential buildings at the edges of the site near Bolan Street
    • ensure the location of the three storey residential buildings buffers the residential interface precinct from five storey buildings
    • provide more two storey residential buildings on Apollo Road.
  3. Provide more information about:
    • Council's plan to manage traffic in the greater Bulimba district, including the implementation of the Wynnum Road Corridor Upgrade
    • strategies to maximise on-street parking in lieu of a park and ride facility
    • Brisbane City Plan 2014 on-site parking requirements
    • private sport and recreation uses and public parkland.

Technical information update

Council developed a tailored traffic model and analysed key intersections as part of developing the master plan. Council also commissioned an external consultant to investigate likely transport and traffic impacts resulting from the master plan development and to provide recommendations about necessary infrastructure upgrades.

Independent traffic impact peer review

In response to community feedback, in December 2015 Council committed to obtaining an independent peer review of the master plan’s technical transport and traffic investigations. Council received the report from the independent industry experts in April 2016.

The peer review confirms that Council’s model is robust, has been developed to the appropriate industry standards, and that new development in line with the master plan:

  • is unlikely to have significant impacts on the broader external road network and will not solely trigger or bring forward any upgrades to Wynnum or Lytton roads
  • may trigger the need for traffic signals at the Lytton and Apollo roads intersection and the alteration of Lytton Road and Baldwin Street intersection to left-in/left-out.

The peer review included recommendations for minor enhancements to the model, but states that these changes would not result in a different outcome or alter the results in any way. Council continuously updates traffic modelling, and will ensure the recommendations are implemented before the model is used in future Transport Impact Assessments for any future development application.

Lytton and Apollo roads intersection upgrade

Lord Mayor Graham Quirk announced $2.2 million as part of the 2016-17 Council budget to undertake an upgrade to the intersection of Lytton Road, Apollo Road and Thorpe Street. This infrastructure upgrade was recommended as part of the master plan and peer review processes to accommodate higher future traffic flows through this intersection.

Improvements will include:

  • signalising the intersection
  • providing right-turn lanes on Lytton Road and Apollo Road
  • pedestrian crossings.

In addition to this intersection upgrade, Baldwin Street will also be made left-in/left-out only onto Lytton Road.

The work will improve access to Apollo Road and safety for pedestrians crossing Lytton Road, and accommodate projected traffic growth to 2031. The upgrade is expected to be completed by June 2017.

Any development application at the Bulimba Barracks will also still be required to include an assessment of all access to the site, including the upgraded intersection, to determine whether further improvements as a result of the application are required to the surrounding road network.

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If you would like copies of the peer review’s supporting appendices please phone Council on 07 3403 8888 or email the project team.

Planning scheme amendments

Council adopted a Temporary Local Planning Instrument (TLPI) at its meeting of 7 June 2016 under the provisions of the Sustainable Planning Act 2009, to ensure that the development outcomes of the master plan are met. The TLPI is a binding statutory instrument on any private developer and applies in addition to the current provisions of Brisbane City Plan 2014.

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The TLPI became effective on 10 June 2016 and will be valid for up to one year to allow Council time to amend the Bulimba District Neighbourhood Plan and other parts of the Brisbane City Plan 2014.

Council has now prepared a draft planning scheme amendment package to permanently amend the Bulimba District Neighbourhood Plan and other parts of Brisbane City Plan 2014.

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Council will be engaging with the community about these statutory amendments in late 2016 following a state interest review and Queensland Government approval to proceed.

18 August 2016


August 2009-July 2010 Bulimba District Neighbourhood Plan strategy development, community consultation and seven Community Planning Team meetings
August 2010 Draft neighbourhood plan strategy released for public comment
July-September 2011 Draft Bulimba District Neighbourhood Plan released for public comment
July 2012 Bulimba District Neighbourhood Plan in effect
March 2015 Sale of the Bulimba Barracks announced by the Australian Government Department of Defence
Mid-2015 Lord Mayor's announcement of the Bulimba Barracks Master Plan
August-September 2015 Community consultation and input
October 2015 Draft Bulimba Barracks Master Plan released for community feedback
December 2015 Master plan finalised
January 2016-May 2016 Preparation of Temporary Local Planning Instrument and Queensland Government Review
June 2016 TLPI adopted by Council (following Queensland Government approval)
Mid-late 2016 Queensland Government review of the draft Bulimba Barracks Master Plan planning scheme amendments
Late 2016 Public consultation on the draft planning scheme amendments
Early-mid 2017 Adoption into Brisbane City Plan 2014

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More information

For more information about the Bulimba Barracks Master Plan you can: