A nine storey retirement living development is proposed for a large corner site at 9 to 15 Bayliss Street and 1 Croydon Street, Toowong, adjoining Toowong Memorial Park.
The impact assessable development application has been lodged by Lollies Management Pty Ltd and seeks approval for a retirement facility comprising 53 independent living units, two levels of podium parking and extensive communal and landscaped open space.
According to the planning documentation, the development has been designed to present as a five storey building to Bayliss Street, with upper levels recessed and stepping up to nine storeys toward the rear of the site where it adjoins the park.
The proposal occupies a combined site area of approximately 3,520 square metres following planned road dedication, spanning three allotments at the corner of Bayliss Street, Croydon Street and Sylvan Road. The site currently contains low scale residential buildings and is located within the Medium Density Residential Zone under the Toowong Auchenflower Neighbourhood Plan.
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 9–15 Bayliss Street and 1 Croydon Street, Toowong |
| Development Type: | Retirement facility (independent living) |
| Site Area: | Approximately 3,520m² post road dedication |
| Gross Floor Area (GFA): | Approximately 8,703m² |
| Height: | 9 storeys / approximately RL 42m |
| Apartments: | 53 units (32 x 2 bed, 16 x 3 bed, 5 x 3 bed plus) |
| Elevators: | x2 elevators (lift to unit ratio of 1:26.5) |
| Communal Space: | Podium and rooftop terraces, landscaped gardens, pool and seating areas |
| Retail: | None proposed |
| Car Parking: | 87 spaces |
| Bike Parking: | None proposed |
| Developer: | Lollies Management Pty Ltd |
| Architect: | Jackson Teece Architects |
| Landscape Design: | Urbis |
| Town Planner: | Urbis |
| Sustainability: | Rooftop Solar: DETAIL ON THIS TBC Energy Efficiency: Passive design, facade shading and recessed upper levels Waste Management: General waste chute, there is no recycling chute or diverter meaning residents will have to take recycling down to the bin room by hand, discouraging building recycling Water Conservation: Stormwater treatment and site based stormwater management proposed Green Landscaping: Approximately 30.44 percent of site as deep planting with vertical landscaping Active Transport Facilities: Pedestrian connections to surrounding streets and park |
| Date Submitted: | October 2025 |
| Assessment Level: | Impact assessable |
| DA Application Link: | A006885100 |
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Planning documents note that a retirement facility is an anticipated land use for the site and that there is merit in additional height, particularly given the site’s size, proximity to public transport, medical services and open space.
The building is arranged around a landscaped entry courtyard fronting Bayliss Street, with cascading planting integrated into balconies and facade elements. Upper levels are recessed to reduce perceived bulk and manage transitions to adjoining residential properties.
At ground and podium levels, the building is elevated on an undercroft to address flood constraints, with parking and services located beneath the residential floors. Planning material states this approach would improve flood conveyance through the site and reduce flood levels along Bayliss Street compared to existing conditions.
A key feature of the proposal is its extensive communal and landscaped open space provision, including podium and rooftop level recreation areas oriented toward Toowong Memorial Park.
Communal facilities shown on the plans include landscaped terraces, seating areas, a pool and water feature, community garden beds and shaded outdoor spaces intended to support social interaction among residents.
Deep planting is proposed across approximately 30 percent of the site, with landscape design documentation emphasising subtropical planting, vertical greenery and layered vegetation to soften building edges and enhance the park interface.
According to the landscape concept plans, the design prioritises passive surveillance of the park while providing a visual and physical transition between the built form and the adjoining public open space.
Vehicular access to the site is proposed via Bayliss Street, with emergency vehicle access retained from Sylvan Road. Council correspondence included in the application material indicates that general vehicle access from Sylvan Road is not supported and would need to be removed as part of further design refinement.
A total of 87 car parking spaces are proposed within the podium levels, exceeding the minimum parking requirements for the development. Pedestrian access is provided from Bayliss Street, with potential for improved connectivity toward Sylvan Road and surrounding active transport links.
Council information requests also identify the need for further refinement around driveway geometry, sightlines, tree retention and coordination with future road widening works.
The application is subject to impact assessment under Brisbane City Plan 2014, with referral agency involvement due to the site’s proximity to a Queensland heritage listed place.
Council has issued an information request seeking additional hydrological analysis, refinements to building height transitions, setbacks to the park interface and further detail on building articulation, car parking treatment and landscaping outcomes.
Planning documentation argues that the proposal aligns with the intent of the Retirement and Residential Care Facility Code and provides a well located form of seniors housing in inner west Brisbane, with potential flow on benefits to broader housing availability.
