Parkmor, the residential development business of Sydney’s Bigeni family, has lodged a development application for a 25 storey, 253 apartment tower at 1202 Creek Road, on a 9,050 square metre bushland site immediately adjoining Carindale Shopping Centre. The project is designed by Plus Studio and is positioned by Parkmor as a benchmark for transit oriented development around one of Brisbane City Council’s three identified Major Centres.
The site has a prior development history. In June 2019 a development application was lodged for a nine storey, 128 unit retirement facility on the same property. That earlier approval was not constructed.
Plus Studio has drawn the tower as a pair of slender, ribbed volumes that step in and out across each floor. Continuous curved balcony bands wrap every level, layered with planting that softens the facade and forms part of the project’s response to Brisbane City Council’s Buildings that Breathe design framework.
Plus Studio describes the project as a “Pavilion in the Bush”, a concept that responds to the property sitting on the edge of a significant parkland and forest corridor. The fluid tower silhouette, the curved balcony bands and the biophilic material palette are positioned by the firm as a direct response to the site’s natural setting.
A deep arched colonnade runs along Creek Road at ground level, framing the residential lobbies behind a series of vaulted openings. The colonnade reads as a podium element, with the residential floors above set back behind landscaped balconies.
The site itself shapes much of the project’s amenity case. The tower covers only 23 per cent of the 9,050 square metre site, with the remaining 77 per cent retained as bushland and pedestrian-pathed open space.
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address | 1202 Creek Road, Carina Heights QLD 4152 (adjoining Carindale Shopping Centre) |
| Application Number | A007037259 |
| Development Type | Residential Apartments (Multiple Dwelling) |
| Architectural Concept | “Pavilion in the Bush” by Plus Studio — pavilion-like tower form on the edge of a parkland corridor |
| Site Area | 9,050 m² (Lot 14 on SP259793) |
| Zone | Community Facilities (CF7 Health Care Purposes) |
| Neighbourhood Plan | None (site falls under the Tailored Amendment Package for the Indooroopilly, Carindale and Nundah major centres) |
| Height | 25 storeys / 80.8 m |
| Apartments | 253 across a mix of 1, 2, 3, 4 and 5 bedroom configurations |
| Penthouses | Premium penthouse collection on Level 23, internal areas exceeding 200 m² |
| Rooftop Amenity | 1,300 m² on Level 25: rooftop pool, wellness club (sauna, hot and cold plunge pools), private dining room, BBQ pavilions, meditation garden, sunken lounges, landscaped picnic lawn, two bookable private terraces. Podium also includes a private residents’ cinema; ground floor adds a co-working lounge. |
| Site Cover | 23% of the site; the balance retained for ecological value and landscape |
| Car Parking | 370 spaces |
| Bushfire / Ecology | Subject to High Hazard bushfire mapping, koala habitat referral and biodiversity overlays. Most of the 9,050 m² site is retained as bushland. |
| Surrounding | Adjacent to Carindale Shopping Centre (one of Brisbane City Council’s three identified Major Centres); 8 km south east of the Brisbane CBD |
| Status | Lodged 29 May 2026 |
| Assessment Level | Impact Assessable (Multiple Dwelling not listed in the Community Facilities zone table) |
| Public Notification | 15 business days required |
| Referral Agencies | State Assessment and Referral Agency (Koala habitat area and proximity to a State transport corridor) |
| Developer | Parkmor (Bigeni family residential development business). DA lodged through site-specific entity Carindale PPG Pty Ltd, ACN 683 925 948, registered 23 January 2025. |
| Architect | Plus Studio |
| Town Planner | Willowtree Planning |
| Landscape Architect | Arcadia |
| Civil and Stormwater Engineer | vT Consulting Engineers |
| Traffic and Waste | Modus Transport and Traffic Engineering |
| Bushfire and Ecology | Green Tape Solutions |
| Economic Assessment | Econisis |
| Acoustic / Transport Noise | Acoustic Logic |
| Date Submitted | 29 May 2026 |
| Sustainability | Framework: Targets the Buildings that Breathe principles and the CP2014 Subtropical Building Design Planning Scheme Policy. Envelope: Curved balcony bands wrap each level providing shading to the glazing behind; sculpted fragmented tower form provides cross-flow ventilation to every residential corridor via open-air corridors; living areas extend onto deep balconies. Living Greenery: 77% of the 9,050 m² site retained as deep planting; large subtropical trees and cascading podium planting; landscaped podium-top amenity at Level 4 and rooftop garden at Level 25; automated irrigation throughout. Waste & Recycling: Dual refuse chute system with separate hoppers on every residential level for general waste and commingled recycling. Both chutes terminate into the ground level bin room, serving 6 x 1,100L general waste bins and 18 x 1,100L commingled recycling bins. Residents do not need to hand-carry recycling down to the basement. |
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The 253 dwellings are spread across one, two, three, four and five bedroom configurations, a wider mix than is typical for an inner-suburban multiple dwelling project. The development includes 370 car parking spaces across the lower levels.
The mix is bookended by a premium penthouse collection on Level 23, with internal areas exceeding 200 square metres.
A 1,300 square metre rooftop amenity level sits at the top of the tower on Level 25. The amenity package includes a rooftop pool, a health and wellness club with sauna and hot and cold plunge pools, a private dining room, BBQ pavilions, a meditation garden, sunken lounges, a landscaped picnic lawn and two bookable private terraces. A private residents’ cinema sits inside the podium, and a co-working lounge is provided at ground floor.
The Carindale precinct is on the cusp of significant change, and this project presented a rare opportunity to define what high density living at the forest edge could become. Every aspect of the design, from the compact footprint to the subtropical passive strategies and biophilic material palette, responds directly to the site’s natural qualities.
Danny Juric, Director, Plus Studio
The site sits directly next to Carindale Shopping Centre, one of three Brisbane City Council Major Centres flagged for added height under a Tailored Amendment Package currently being progressed through City Plan. Indooroopilly and Nundah are the other two centres named in the package.
Brisbane Metro Stage 3 is also cited by Willowtree Planning in the planning case for the project. The expansion has been listed by Infrastructure Australia as a national priority and would add rapid bus connections in proximity to the site.
About the developer
Parkmor is the residential development business of the private Bigeni family of Sydney. The DA for 1202 Creek Road is lodged under Carindale PPG Pty Ltd (ACN 683 925 948, ABN 31 683 925 948), a site specific company registered with ASIC on 23 January 2025 with a registered office in New South Wales postcode 2153 (Bella Vista / Castle Hill in Sydney’s north west).
Parkmor’s track record in Sydney is in master planned house and land projects and earlier infrastructure work. 1202 Creek Road is the group’s second project in South East Queensland. In late 2025 Parkmor lodged a separate two tower, 231 residence transit oriented project with Moreton Bay City Council at 23-27 Halpine Drive, Mango Hill, immediately adjoining the Mango Hill Market Place and within 250 metres of Mango Hill railway station.
Parkmor is unrelated to Carindale Property Trust, the listed Scentre Group vehicle that holds a 50 per cent interest in the adjoining Westfield Carindale shopping centre.
1202 Creek Road represents a critical milestone for Parkmor as we strategically expand our footprint into Queensland’s highest growth corridors. We aren’t just delivering much needed housing supply; we are setting a new architectural benchmark for suburban density.
Joel Bigeni, Director, Parkmor
In principle i support this kind of densification IF the apartments are built to a decent quality and size, and the surrounding area increases amenity (not just a shopping centre).
But:
– The busway to Carindale is still speculative at best.
– Real mass transit in Brisbane to support suburban high density in a futureproof manner remains a fantasy.
– Other than the Bulimba Creek Bikeway, Carindale is not even remotely active transport friendly. A bike ride from Carindale to the city is an ‘interesting’ experience.
Real housing needed around these major shopping centres with all existing amenity and everyday needs sorted for residents. Would be great to see this one come up compared to the dog boxes developers are putting up in the the suburbs.
Okay cool BUT calling this Transit Oriented Development is a bit of a stretch. I don’t really understand why its become a Brisbane tradition to increase density around Westfields instead of train stations or bus ways but here we are. Everyone reading this, please educate people on urbanism because god knows Brisbane needs it.
This is absolutely out of character for Carindale!
After seeing the proposal for 15-30 stories above Carindale shopping centre plus the 30, 10, and 8 stories surrounding it, this the last thing we need.
The developers do not live here. It’s an outer city suburb with families, parks and greenery!
Why are they looking at an area with trees , koalas and other amazing creatures in this habitat, let alone the trees and bush land?
This is a disgrace!! Please stop this dreadful development.
There are so many negatives about it.
Just to name a few, the destruction of bushland and displacement of animals, the traffic in the area, the ugly look of such an enormous building, which does not belong in the area,
There has been no attempt to notify nearby residents.
Please don’t let this ugly development go ahead!!!!!)
Looks awful. Completely out of character with the neighbourhood. The corner of Creek Road and Old Cleveland Road is already a nightmare, and this can only make it worse. Why do we want people to live like battery hens?