A Melbourne-based developer has submitted plans for what could be one of Brisbane’s most ambitious inner-city redevelopment projects: a $2 billion mixed-use precinct, dubbed Riverside Lane, transforming 1.68 hectares of contaminated industrial land in West End into more than 1,100 high-density homes overlooking the Brisbane River.

But this is no simple apartment build, the proposal carries the complex burden of environmental cleanup, community expectations, engineering challenges (especially flooding), and the politics of density in one of Brisbane’s most contested suburbs.

The plan in outline

Six towers, public laneway, river frontage

Under the masterplan by Plus Studio, the development envisions six towers, five of them reaching around 30 storeys, and one at 12 storeys, connected by a pedestrian laneway lined with cafés and retail that threads through the site. 

The site fronts 200 metres of riverbank, and existing major trees (including heritage figs) would be preserved where feasible. 

The precinct would include new public parkland and a green connection bridging from Hockings Street to Donkin Street. 

In terms of unit mix, the submission targets a variety of dwellings: about 201 one-bedroom, 592 two-bedroom, and 309 three-bedroom units.

Vehicle parking is also part of the proposal, with 1,368 car spaces planned. The developer is seeking approval from Brisbane City Council in coming months.

The contaminated challenge

One of the headline features of this site is its legacy contamination. Historically the area was part of Brisbane’s coal tar processing operations. 

The Queensland Department of Natural Resources and Mines has previously installed an engineered clay “cap” over some sections of contaminated land along Riverside Drive, to manage legacy pollutants in soil and groundwater.

Coal tar contaminants (and associated polycyclic aromatic hydrocarbons) have been detected leaking toward the riverbank and in parts of the ground beneath and adjacent to the site.

Indeed, in earlier years parts of the adjacent Brisbane River were quarantined due to contamination fears. 

The developer must not only design foundations and landscaping to guard against further leaching, but also satisfy strict remediation and validation protocols before full use. 

Those protocols typically involve site testing, removal or capping of hotspots, groundwater control, monitoring, and long-term restricted land use / maintenance conditions. (Comparable precedents exist in other Brisbane inner-city reclaims, such as previous industrial sites in West End.) 

Flooding risk and climate resilience

West End is no stranger to flood risk. The 2022 Brisbane floods surged well above the low-lying streets of the suburb, and any new development must contend with resilience, evacuation, and engineering safeguards. 

Council and state policies require flood modelling, minimum floor levels, and stormwater management to ensure people, buildings and infrastructure are safe under rising river events. The developer will need to integrate these protections into podiums, basements, access, drainage and landscape.

Further, the climate lens now demands more than engineering; it demands adaptive landscaping, passive cooling, and sustainable stormwater reuse as part of the precinct’s design narrative.

Community, context and controversy

Gentrification and community pushback

West End has long been a flashpoint in Brisbane’s densification debate. As median prices surge and unit towers proliferate, existing residents and community groups often resist large-scale transformations they see as eroding character, affordability, and infrastructure. 

The West End Community Association has made repeated calls for infrastructure catch-ups, more social housing, and safeguarding public amenity. 

In 2025, “guerilla gardeners” planted a community garden (Kurilpa Commons) on state-owned land, despite government warnings about contamination risks. Their presence and protests highlight community frustration over activation of neglected sites and transparency around contamination. 

Infrastructure, amenities and delivery risk

A precinct of this scale will demand more than towers. Upgrades to roads, pedestrian links, public transport, utilities, stormwater, and social infrastructure (green space, recreation, schools) will need to be delivered alongside or ahead of development.

The timing is critical: residents will expect the promised riverwalks, parkland, public laneways and connections to be delivered early, not deferred indefinitely.

The developer must also negotiate with multiple agencies (council, state environment/contamination bodies, river authorities) and satisfy planning, environmental and public interest conditions.

Market and timing

ICD Property’s foray into Queensland is bold. The development would mark its first major Queensland transaction. 

It’s pitched for completion by 2030, assuming approvals and construction phases align. The precinct aims to capture demand from professionals, downsizers, and investors seeking premium inner-city living, well-located, riverfront, high-amenity apartments.

Yet it will compete with ongoing large-scale projects across Brisbane’s inner south and riverside corridors. Also, market risks (interest rates, materials, labour supply) could affect delivery timelines or cost escalations.

What to watch

1. Contamination remediation plans — the auditor’s approval, validity of capping, monitoring regime, and development liability allocations.
2. Flood modelling and resilience measures — is the design robust to future flood envelopes?
3. Infrastructure delivery sequencing — commitment to public amenity early, not as a token add-on.
4. Affordable/social housing component — whether the proposal includes any non-market dwellings or community benefit.
5. Community feedback — submissions during the development approval process, objections, or conditions imposed by Council.
6. Construction staging and financing — whether the developer will deliver in phases or all at once, and how cost pressures will shape the outcome.
   

Why it matters for The Good Builder and the industry

• Brownfield redevelopment is becoming business as usual: inner-city sites with industrial legacies are being reclaimed. Success depends on navigating contamination, complexity, and stakeholder expectations.
• Good execution matters more than design: projects of this scale live or die on remediation, infrastructure sequencing, contract delivery, cost control and risk.
• Community engagement and transparency are non-negotiable: the trust deficit in dense communities is real, the earliest planning stages must bring stakeholders on board.
• The pace of change in Brisbane is accelerating: with Council pushing for 10,000 more dwellings in inner corridors, projects like these set precedent for height, density, mixed use and urban form. 

If executed well, Riverside Lane could turn a disused, contaminated industrial site into a vibrant river-edge destination, while helping meet Brisbane’s housing demands. If mismanaged, it risks becoming a cautionary tale of overpromise, infrastructure fail, or environmental liability.

Author: TGB Editorial