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Why the proposed KFC is a cause for concern on Bracken Ridge Road

What's happening?

A development application has been submitted for a new standalone KFC restaurant at 397–399 Bracken Ridge Road, Bracken Ridge.

While the concept of a KFC isn't inherently bad, the chosen location raises concerns due to the existing traffic issues on Bracken Ridge Road, which already faces challenges.

Main Concerns

Fundamental Breach of Zoning Intent and Orderly Development

The Bracken Ridge Road precinct (NPP-011) of the BRNP explicitly mandates that development should proceed toward low density residential uses. The ECZ, which governs the site, only permits non-residential uses that are "small-scale, low-impact local convenience services".The proposed 24/7 drive-through outlet—a high-throughput, commercial operation designed for regional attraction and generating peak hourly traffic volumes of up to 115 vehicle trips is intrinsically large-scale and high-impact.

Unmitigated Impact on Local Road Network and Residential Amenity

The Transport Impact Assessment (TIA) acknowledges that the Food and Drink Outlet will generate a net increase of +28 new vehicles per hour during the critical Weekend Peak compared to the previously approved Service Station. This significant increase in traffic demand, particularly during high-volume periods, directly conflicts with TAPS Code PO3, which requires development to have "no significant impact on the safety, efficiency, function, convenience of use or capacity of the road network".

Definitive Breach of Night-Time Noise Amenity Standards and Pollution

The 24/7 nature of the proposed high-intensity commercial use directly abuts land intended for immediate residential development (Receptors R4 and R5) within the Emerging Community Zone. The application fails to meet the mandatory acoustic criteria designed to protect the amenity and sleep quality of future residents, constituting a breach of the Centre or Mixed Use Code (PO1, PO7, and PO26).

Also The development’s reliance on non-guaranteed infrastructure and its narrow technical margins for stormwater treatment expose downstream areas, including the Tinchi Tamba Wetlands Reserve, to unacceptable environmental risk.

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