Racecourse Road has long been one of Hamilton’s most recognisable main streets, known for its mix of cafés, shops and services and its role as a local meeting place. It is also an area where proposed change often attracts close attention, and a recently approved mixed-use development has become a topic of ongoing discussion within the community.
Read: The Gallery to Revive Racecourse Road with Design-led Living and Retail Spaces
The project is proposed for 63–71 Racecourse Road and 12 Balowrie Street, Hamilton, occupying a site that links the suburb’s commercial strip with surrounding residential streets. The development application (A006790991) has been approved by Brisbane’s local officials, allowing for a building that combines retail, food and residential uses.
Plans lodged with council outline a mid-rise mixed-use development intended to refresh this section of Racecourse Road. At street level, the proposal includes eight commercial tenancies with a combined floor area of approximately 1,380 sqm. These tenancies are planned to front both Racecourse Road and Kent Street, with the aim of maintaining an active and engaged streetscape.
Above the commercial component, three residential levels would deliver a total of 37 apartments. The mix includes nine two-bedroom and 28 three-bedroom dwellings, reflecting a focus on larger apartment layouts rather than smaller studio or one-bedroom units.
Design material released with the application indicates a strong emphasis on pedestrian movement and street engagement. A central laneway-style pedestrian connection is proposed to run through the site, linking Racecourse Road to Kent Street. Architectural features such as landscaped edges, deep verandahs and layered façades are intended to moderate the building’s scale and respond to the area’s subtropical streetscape character.
For residents, the development proposes shared facilities including a rooftop communal area of around 800 square metres. Planned amenities include a swimming pool, outdoor gym, yoga lawn and barbecue areas, providing communal spaces above street level. Parking is provided through a combination of basement and ground-level spaces, with 177 car parks and 47 bicycle spaces outlined in the application.
Community discussion continues
While the approval process did not involve public notification, discussion within the local community has been active. Residents have been sharing views about the proposal through neighbourhood conversations and social media groups, reflecting a range of perspectives on the development.
Some community members see the project as a positive step for Racecourse Road, particularly at a time when many suburban shopping strips are adapting to changing retail conditions. Supporters have suggested that additional housing in close proximity to shops and services may help support local businesses and encourage a more consistent level of activity throughout the day and evening.
Others have expressed unease about how development of this scale may alter the character of Racecourse Road. Informal concerns raised online have included issues such as construction disruption, parking pressure and the cumulative effect of ongoing development along the strip. These views reflect broader conversations occurring across many established suburbs as higher-density projects are introduced into areas with long-standing local identities.
Despite differing opinions, the proposal did not receive formal public submissions during the assessment process. This is because the application was classified as a code assessable development under the Brisbane City Plan. Code assessable developments are those anticipated within the planning framework for a site and are assessed against set criteria. They do not require public notification or a public submissions period.
From a planning perspective, proponents of the development point to its assessment against existing planning controls and its emphasis on active street frontages, rather than blank walls or inactive edges. They argue that mid-rise mixed-use buildings can play a role in accommodating housing demand while supporting walkable neighbourhood centres with a mix of residential and commercial uses.
Read: Redevelopment Aims to Preserve Heritage of Paddock and Members Stands at Eagle Farm Racecourse
The contrast between the formal planning pathway and the level of informal community discussion highlights a familiar tension in suburbs like Hamilton. While planning schemes provide guidance about what forms of development are permissible, residents often experience change through its day-to-day impacts on movement, amenity and the visual character of their street.
With approval now in place, attention will turn to construction timing and how the project is delivered. For Racecourse Road, the development represents another phase in an ongoing evolution, continuing conversations about growth, character and the future direction of one of Brisbane’s best-known suburban precincts.
Published 18-December-2025
