A development application has been submitted to Brisbane City Council for a significant change to an existing approval at 33–37 Carl Street, Woolloongabba, seeking permission for an 18-storey residential tower incorporating 126 apartments. The proposal replaces the previous 89-unit approval and introduces a modular construction method aimed at significantly accelerating delivery.
According to the assessment report, the development would adopt a modular construction methodology aimed at streamlining the delivery of housing and reducing on-site disruption. The approach involves prefabricated apartment modules assembled off-site, which are then craned into place, enabling faster build times, potentially completing construction in as little as nine months.
This method has been presented as a direct response to Brisbane’s urgent housing supply constraints and the increasing demand for diverse dwelling typologies in inner-city areas.
The proposal increases the unit yield by 37 dwellings over the existing approval and introduces three above-ground podium levels for car parking, eliminating the previously approved basement configuration. The building includes a mix of studio, two and three-bedroom apartments.
The architectural design by Shelta Co includes vertical articulation, screening battens, and textural masonry treatments. A communal rooftop area with landscaping and pool facilities is proposed on level 17.
The site is located in the HDR2 High Density Residential Zone within the Buranda Residential Sub-Precinct (NPP-001c) of the Eastern Corridor Neighbourhood Plan. While the site sits within a 12-storey mapped limit under the neighbourhood plan, the broader zoning supports heights of up to 15 storeys.
The proposed 18-storey height exceeds these limits and triggers impact assessment. However, the planning report argues the increased height is justified due to:
- Proximity to a nominated growth node and transport corridor
- Surrounding development context including adjacent 12-storey and 5-storey buildings
- High amenity public realm interface with Carl Street Park
- Modular delivery model enabling rapid housing delivery
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 33–37 Carl Street, Woolloongabba |
| Development Type: | Residential (Multiple Dwellings) |
| Site Area: | 1,517m² |
| Gross Floor Area (GFA): | 8,750m² |
| Height: | 18 storeys / approximately 65 metres |
| Apartments: | 48 studio, 50 two-bedroom, 28 three-bedroom (total 126) |
| Elevators: | 2 lifts (lift-to-unit ratio 1:63) |
| Communal Space: | 500m² (250m² at ground, 250m² rooftop) |
| Retail: | None |
| Car Parking: | 110 spaces including 9 visitor bays, 2 MRV, and 2 van spaces |
| Bike Parking: | 72 spaces |
| Developer: | Brisbane Modular Manufacturing Pty Ltd |
| Architect: | Shelta Co |
| Landscape Design: | Not stated |
| Town Planner: | Blume Planning and Development |
| Sustainability: | – Rooftop Solar: Not specified on plans – Energy Efficiency: Modular off-site build; passive ventilation – Waste Management: Dual-recycling and general waste chutes which encourages building recycling. Bin room with compactor and washdown area – Water Conservation: Stormwater drainage integrated into ground level – Green Landscaping: 833m² of landscaping including rooftop, podium and ground – Active Transport Facilities: 72 bicycle spaces |
| Date Submitted: | 18 July 2025 |
| Assessment Level: | Impact Assessable |
| DA Application Link: | A006632025 |
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Brisbane Modular Manufacturing Pty Ltd is the proponent behind this proposal, bringing a modular construction methodology to the Brisbane market. While this project at 33–37 Carl Street represents their first major high-rise development in the city, the company specialises in offsite prefabricated building systems aimed at reducing construction timeframes and cost.
Their business model focuses on scalable housing delivery with a strong emphasis on efficiency, sustainability and rapid market entry, a strategy that is increasingly relevant given the housing supply challenges across South East Queensland.
