Deception Bay Gentrification / Development Thread

Discussion in 'Development' started by wombat777, 12th Oct, 2018.

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  1. wombat777

    wombat777 Well-Known Member Premium Member

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    Increasing signs of gentrification in Deception Bay following the rezoning that occurred in 2015. I think we'll see dramatic changes in Deception Bay, particularly along the Esplanade. I expect a minimum of 3 years for any new DAs to result in construction so perhaps 4-5 years before we'll see evidence of the changes.

    I'll post details of any new DAs I find in this thread.

    Generally sites of 600 sqm or great with 15m frontage will have good scope for development if they are in the Urban Neighbourhood or Next Generation Neighbourhood precincts. You will be able to be more creative with smaller sites if they are on a corner or have a frontage greater than approximately 12-13m ( big enough for turning a car ).

    Obviously subject to council approval and always seek planning advice.

    From experience of talking to town planners and building designers, flexibility of what can be done even on small sites is quite surprising. Certainly important to seek advice.

    I've marked the primary area of rezoning here by greying out the other area.

    Screen Shot 2018-10-12 at 9.51.36 am.png

    Full details of the Planning Scheme can be found here.

    MBRC Planning Scheme

    Use this link to look up individual sites:

    My property look up - MBRC Planning Scheme
     
    Last edited: 12th Oct, 2018
  2. wombat777

    wombat777 Well-Known Member Premium Member

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    A new DA has been submitted for 81 Esplanade. An interesting narrow corner site. It's also a site with tide inundation in the flood check results.

    Screen Shot 2018-10-12 at 9.23.11 am.png

    The interesting design they've come up with:

    It's mixed use and has a large ground floor commercial space and 3 x 3-bedroom units:

    Screen Shot 2018-10-12 at 9.24.57 am.png

    Development flood check for the site:

    Screen Shot 2018-10-12 at 9.30.03 am.png
     
  3. Ronald86

    Ronald86 Well-Known Member

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    How far away from the water would you consider close? (Other than esplanade of course)
     
  4. Leeroy93

    Leeroy93 Well-Known Member

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    Has anyone found success in the past talking to town planners to predict future zoning changes?

    I'd be interested to hear people's thoughts on the best approach to determining areas likely to be future development zones or where DAs are becoming less restrictive. Risk is waiting for zoning changes that never come or later than anticipated as opposed to paying the premium based on what you know today.
     
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  5. wombat777

    wombat777 Well-Known Member Premium Member

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    A few minutes walk.
     
  6. wombat777

    wombat777 Well-Known Member Premium Member

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    My experience when I looked in Deception Bay was just observation. Thought that it might gentrify near the waterfront. Was certainly luck that zoning then changed soon after purchase. Did not actually talk to any town planners before the purchase.

    Originally was looking for 1000sqm sites that might support development. Zoning changes made that need redundant.

    For practcal reasons you would need a minimum 13-15m frontage. 10m just isn’t wide enough so likely need to combine sites, unless you can find a corner site in the rezoned area.

    I was originally looking for buy-hold but ideally with add-value or development potential.
     
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  7. wombat777

    wombat777 Well-Known Member Premium Member

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    My agent (property manager) is sending letters fishing for Urban Neighbourhood sites.
     
  8. Ronald86

    Ronald86 Well-Known Member

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    Not sure if this is the best thread for this, but what are your thoughts on this Deception Bay property for sale? Seems price is low. I haven't really followed it's history or anything.

    44 Government Street Deception Bay Qld 4508 44 Government Street, Deception Bay, Qld 4508
     
  9. wombat777

    wombat777 Well-Known Member Premium Member

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    I'm not currently following that market closely so can't really comment on the price.

    Does not seem to have any flood check issues. You can run that check for yourself here:

    Flood Check reports

    It's suburban zoning which means you can't do townhouses or units.

    The size of the back yard means you may be able to do a secondary dwelling in the future.

    Secondary dwelling - MBRC Planning Scheme

    Make sure you check within council on what the specific restrictions or seek advice.

    It is on a collector road which some people may not like.

    Proximity to high school might be of interest to some tenants.
     
  10. wombat777

    wombat777 Well-Known Member Premium Member

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    Interesting ... 2 properties side-by-side in the rezoned part of Deception Bay. Zoned medium density. Both are offers over $269k

    91 Windsor Place, Deception Bay, Qld 4508


    93 Windsor Place, Deception Bay, Qld 4508

    Urban Neighbourhood place type

    Provides for 810 sqm combined and a 20m frontage ( x 40m depth ). Subject to council approval a good possibility these would suit townhouses or units.

    Zoning is aiming for a minimum of 45 residences per hectare ( or 1 for every 222 sqm ). So on this combined site a minimum of 3 dwellings ( but there is no upper-limit other than what can be achieved within allowable setbacks ).

    https://www.moretonbay.qld.gov.au/f...plan/v3/mbrc-planning-scheme-part-9.4.1.6.pdf
    Screen Shot 2019-04-22 at 2.37.55 pm.png Screen Shot 2019-04-22 at 2.41.43 pm.png

    Maximum building heights here are 21m so could potentially accomodate 3 to 4 levels.

    Minimum building height is 5m.

    Screen Shot 2019-04-22 at 2.41.43 pm.png
     
    Last edited: 22nd Apr, 2019
  11. wombat777

    wombat777 Well-Known Member Premium Member

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    This is even better. $429k+

    Same Urban Neighbourhood zoning. Two titles on one corner site.

    4-6 Beaufort Place, Deception Bay, Qld 4508

    Water views from a low-rise unit block. Could also fit 4 or perhaps 5 terrace houses with street-level garages.

    The side-street frontage is 40m, so could perhaps achieve five 5m-wide row houses with 2 levels above single garage and Laundry. Alternatively 6 to 8 units (subject to parking).

    It is actually across the road from the site posted above:
    ( see Deception Bay Gentrification / Development Thread ).

    Screen Shot 2019-04-22 at 3.20.29 pm.png

    Screen Shot 2019-04-22 at 7.27.49 pm.png
     
    Last edited: 22nd Apr, 2019
  12. wombat777

    wombat777 Well-Known Member Premium Member

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    Here's a 2017 list of the planned improvements in Deception Bay:

    1. New shopping centre finished.
    2. Deception Bay lagoon — named Dianna’s Bath — open
    3. East of Deception Bay Rd becomes boutique area
    4. Plans complete for medical hub on Deception Bay Rd
    5. The Fisheries becomes tourist hub
    6. Beautification of Maine Tce
    7. Bowls club reopened
    8. John Neumann Convention Centre opened
    9. Development of units closer to the waterfront

    (source: Category: | The Courier Mail )

    Does anyone know if development of "The Fisheries" is going ahead?

    Also ... http://www.yourneighbourhood.com.au/beachroad-deceptionbay/
     
  13. momentum26

    momentum26 Well-Known Member

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    There also is 3rd block on sale through the same agent.

    89 WINDSOR PLACE, DECEPTION BAY

    However they all appear to be on flood & Overflow hazard zone, if I am reading it correctly.
     
  14. wombat777

    wombat777 Well-Known Member Premium Member

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    That's very interesting.

    If you look at the design for 81 Esplanade, you can see one potential way of dealing with overland flow:

    (81 Esplanade is potentially affected by storm tide)

    Screen Shot 2019-04-22 at 6.09.23 pm.png

    I've also seen solutions where the carpark is on a deck. Will see if I can find it.
     
  15. wombat777

    wombat777 Well-Known Member Premium Member

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  16. wombat777

    wombat777 Well-Known Member Premium Member

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    Found the example I was looking for.

    At 81 Riding Road, Hawthorne ( Brisbane City Council ) there were two townhouses built and the carpark for them is on a raised concrete platform. This was an engineering solution for the overland flow issues on that site.

    Screen Shot 2019-04-22 at 6.38.46 pm.png
    Screen Shot 2019-04-22 at 6.44.36 pm.png
     
  17. wombat777

    wombat777 Well-Known Member Premium Member

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    Consult with a town planner for professional advice ...

    However this is an example of the type of development that MBRC Urban Neighbourhood should be able to accomodate ( subject to meeting setback, private open space, building heights and other controls imposed by the development codes ).

    Screen Shot 2019-04-22 at 6.52.16 pm.png

    (example above is a DA for 448 Hamilton Road in Chermside, although not Moreton Bay is an example of what might be possible subject to council approval )

    A single 10m x 40m block just isn't really practical for this. You need at a minimum a frontage of around 13m to 15m but two 10m x 40m sites would possibly be enough for a development. The main limitation is parking access ( 10m just isn't wide enough for requisite car manoeuvring areas ).

    Because Deception Bay Urban Neighbourhood allows building height 5m to 21m you possibly do anything from 2-level townhouses to lowrise unit blocks ( subject to council approval ).
     
  18. wombat777

    wombat777 Well-Known Member Premium Member

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    Another one that is Urban Neighbourhood:

    55 Windsor Place

    55 Windsor Place, Deception Bay, Qld 4508

    810 sqm

    Plans for 6 townhouses have been done by the current owner, although it looks like DA has not yet been submitted.
     
  19. CarlsoQ

    CarlsoQ New Member

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    Hey all,

    I bought in D Bay just over a year ago. Kate Avenue, West of D Bay Rd (directly next to the high school). Was all we could afford at the time and were trying to get our foot in the door in terms of positive prospective investment potential. The area we bought in seems to be left out of all of these positive conversations around rezoning, proximity to water etc. Do you think we would still be in line for some rising tide raise all boats scenario? I mean our strategy is to hold long term but any uptick sooner would be brilliant
     
  20. wombat777

    wombat777 Well-Known Member Premium Member

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    A rising tide lifts all boats but generally growth will take time for most outer-Brisbane areas.

    The houses in the area you have bought in are generally newer so your maintenance expenses will be less.