city of brisbanedocs.brisbane.qld.gov.au/city plan/v16_00_20190726/t… · web view2019/07/26 ·...

7.2.25.1 Yeerongpilly Transit Oriented Development neighbourhood plan code

7.2.25.1.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Yeerongpilly Transit Oriented Development (TOD) neighbourhood plan area if:

(a) assessable development where this code is an applicable code identified in the assessment benchmarks column of a table of assessment for a neighbourhood plan (section 5.9); or

(b) impact assessable development.

(2) Land in the Yeerongpilly Transit Oriented Development neighbourhood plan area is identified on the NPM-025.1 Yeerongpilly Transit Oriented Development neighbourhood plan map and includes the following precincts:

(a) Mixed use core precinct (Yeerongpilly TOD neighbourhood plan/NPP-001):

(i) District centre (District) sub-precinct (Yeerongpilly TOD neighbourhood plan/NPP-001a);

(ii) Mixed use (Centre frame) sub-precinct (Yeerongpilly TOD neighbourhood plan/NPP-001b);

(b) Residential mixed use precinct (Yeerongpilly TOD neighbourhood plan/NPP-002):

(i) High density residential sub-precinct (Yeerongpilly TOD neighbourhood plan/ NPP-002a);

(ii) Medium density residential sub-precinct (Yeerongpilly TOD neighbourhood plan/ NPP-002b);

(iii) Low-medium density residential sub-precinct (Yeerongpilly TOD neighbourhood plan/ NPP-002c).

(c) Low-rise residential precinct (Yeerongpilly TOD neighbourhood plan/NPP-003);

(d) Open space precinct (Yeerongpilly TOD neighbourhood plan/NPP-004);

(e) Major sports venue precinct (Yeerongpilly TOD neighbourhood plan/NPP-005).

(3) For the purposes of determining the ground level of a site within the Yeerongpilly TOD neighbourhood plan area, prescribed level means the level of the following from which the site is to be accessed:

(a) for a constructed road or access way, the highest level of the constructed road or access way; and

(b) for an unconstructed road or access way or a proposed road or access way, the highest level of the road or access way provided for in a development approval which applies to the road or access way.

(4) When using this code, reference should be made to section 1.5, section 5.3.2 and section 5.3.3.

Part 7 – Neighbourhood Plans (Yeerongpilly Transit Oriented Development) Effective 3 July 2017

Note—The following purpose, overall outcomes, performance outcomes and acceptable outcomes comprise the assessment benchmarks of this code.

Note—This neighbourhood plan includes a table of assessment with categories of development and assessment. Refer to Table 5.9.77.A, Table 5.9.77.B, Table 5.9.77.C and Table 5.9.77.D.

Editor’s note—Under section 126 of the Sustainable Planning Act 2009, the Queensland Government directed Council to integrate the Yeerongpilly Transit Oriented Development State Planning Regulatory Provision 2016 (the Yeerongpilly TOD SPRP) into Brisbane City Plan 2014. The categories of development and assessment in Table 5.9.77.A and Table 5.9.77.B are in accordance with the Yeerongpilly TOD SPRP and override the categories of development and assessment in the zone table of assessment. The mapped sub-categories within the Yeerongpilly Transit Oriented Development neighbourhood plan area have been modified on the following overlay maps in accordance with Schedule 3 of the Yeerongpilly TOD SPRP:

Biodiversity areas overlay code

Heritage overlay code

Waterway corridors overlay code

Wetlands overlay code.

7.2.25.1.2 Purpose

(1) The purpose of the Yeerongpilly Transit Oriented Development neighbourhood plan code is to provide finer grained planning at a local level for the Yeerongpilly Transit Oriented Development neighbourhood plan area.

(2) The purpose of the Yeerongpilly Transit Oriented Development neighbourhood plan code will be achieved through the overall outcomes including overall outcomes for each precinct of the neighbourhood plan area.

(3) The overall outcomes for the neighbourhood plan area are:

(a) A balanced mix of residential, retail, commercial and community uses create a vibrant mixed use neighbourhood.

(b) Buildings display exemplary design and a high level of visual interest in design, treatment and articulation.

(c) Innovative subtropical design and environmental sustainability are demonstrated in all aspects of development.

(d) Development incorporates features that promote a sense of place and local identity.

(e) Safe pedestrian and cycle networks integrate with the local street network including off-road pathways and end-of-trip facilities.

(f) Vehicular access points are shared between developments to limit the number of access points and maximise pedestrian amenity and safety along streets.

(g) Servicing areas and vehicular parking areas or structures are obscured from view from the street, with directional signage to assist with site legibility.

(h) Sheltered pedestrian routes are provided to public transport facilities to encourage their use.

(i) The urban form is characterised by a gradual stepping of building heights as shown on Figure b, to appropriately transition to surrounding low-rise residential to the


north and high-rise residential to the west and maximise views to the central open space, Brisbane River and Brisbane CBD.

(j) A safe and welcoming place to call home is created for people from of a variety of lifestyles, ages and backgrounds.

(k) Building design encourages interaction between private and public spaces and maximises opportunities for casual surveillance of public spaces including parks, plazas, arcades and streets.

(l) A high quality urban neighbourhood is created with a distinctive identity that integrates with its setting, including the surrounding community, Brisbane River and the Queensland Tennis Centre.

(m) The history of the area is respected through the retention and reuse of heritage buildings as appropriate and sensitive integration of new development.

(n) The integration of public art creates attractive public and private spaces.

(o) A variety of high quality public places encourage social interaction and recreational activity for all age groups and abilities.

(p) Views from public spaces to heritage buildings, public transport access, the Brisbane River and other public spaces are protected as shown on Figure c.

(q) Integrated water cycle management is achieved through innovations in areas such as stormwater capture and reuse, reducing water consumption and mitigating flood impacts.

(4) Mixed use core precinct (Yeerongpilly Transit Oriented Development neighbourhood plan/NPP-001) overall outcomes are:

(a) It is the focal point for the Yeerongpilly TOD neighbourhood plan area providing a centre for business and employment.

(b) The highest levels of activity are focused along the main street as shown on Figure c to create a highly active pedestrianised environment.

(c) Retail and commercial uses are provided at ground and lower levels.

(d) Building heights do not exceed those shown on Figure b.

(e) Buildings adjacent to the open space precinct are oriented towards it and provide casual surveillance and activation.

(f) A supermarket is accommodated within the precinct, sleeved by smaller scale retail and commercial uses that front the street.

(g) The retail and commercial uses are complemented by indoor entertainment uses and outdoor dining.

(h) Development does not detract from the heritage significance of the State heritage buildings (including the animal morgue building) as shown on Figure c. Heritage values are preserved through building re-use and by providing public pedestrian linkages between building curtilages.


(i) The arcade to the north of the Veterinary School Main Building, as shown on Figure c, provides an ‘all hours’ public access connection across the precinct.

(j) Buildings are designed to be easily adapted for changes of use.

(k) Development provides an appropriate interface and interaction with the existing South Regional Business Centre.

(5) Residential mixed use precinct (Yeerongpilly TOD neighbourhood plan/NPP-002) overall outcomes are:

(a) It is primarily residential in nature and provides buildings of differing scales, types and intensities.

(b) It provides housing choice for people from a variety of lifestyles, with opportunities for small scale retail and commercial uses.

(c) Development is of an appropriate intensity that contributes to the creation of a vibrant and active space and efficient use of land and is consistent with the desired built form outcomes.

(d) Living areas and balconies are oriented to encourage overlooking of parks and other publicly accessible places.

(e) Building heights do not exceed those shown on Figure b.

(f) Built form adjacent to the potential future tennis centre expansion acknowledges the potential scale of the expansion to ensure a seamless integration and transition into the Yeerongpilly TOD neighbourhood plan area.

(g) A community garden provides an amenity and community focal point for the precinct.

(h) Boundaries between public and private spaces are clearly defined through the use of landscaping and level changes, while still maintaining opportunities for casual surveillance from private open space and living areas.

(6) Low-rise residential precinct (Yeerongpilly TOD neighbourhood plan/NPP-003) overall outcomes are:

(a) It provides a transition between the existing residential areas north of Ortive Street and the more intense development in the remaining Yeerongpilly TOD neighbourhood plan area.

(b) It predominantly comprises lower intensity residential uses such as dual occupancy and low-rise multiple dwellings.

(c) Development is of a scale and rhythm that is compatible with surrounding established residential areas, and building heights do not exceed those shown on Figure b.

(7) Open space precinct (Yeerongpilly TOD neighbourhood plan/NPP-004) overall outcomes are:


(a) It is a public open space that offers a variety of spaces and experiences that encourage social interaction.

(b) While predominantly open in landscape character, part of the precinct also provides a stormwater function by treating runoff from the urban areas and retaining flows in the event of high rainfall.

(c) A strong physical and visual link is retained between the Yeerongpilly Railway Station, the Queensland Tennis Centre and the Brisbane River.

(d) Public access to the Brisbane River is clearly legible and easily accessible.

(e) Buildings are of a low scale and are ancillary to the primary open space function of this precinct.

(8) Major sports venue precinct (Yeerongpilly TOD neighbourhood plan/NPP-005) overall outcomes are:

(a) Expansion of the Queensland Tennis Centre is accommodated.

(b) If expansion of the Queensland Tennis Centre does not proceed, alternative sport and recreation uses would be appropriate.

7.2.25.1.3 Performance outcomes and acceptable outcomes

Table 7.2.25.1.3.A—Performance outcomes and acceptable outcomes

Performance outcomes Acceptable outcomes

For material change of use

Neighbourhood plan area structure

PO1Development enhances the role and function of the neighbourhood plan area as a high quality urban neighbourhood that integrates with its setting, including the surrounding community, Brisbane River and the Queensland Tennis Centre and promotes flood resilience.

AO1Development is in accordance with the structure outlined in Figure a, Figure b and Figure c.

Built form—building bulk and scale—building envelope/footprint

PO2Development is of a height and scale that:

(a) contributes to the creation of a vibrant and active urban place;

(b) is consistent with the intended scale and character of that part of the precinct and the neighbourhood plan area;

(c) results in a variety of heights within each precinct to create a varied skyline

AO2.1Development is contained within the building envelope for the Yeerongpilly TOD neighbourhood plan area created by applying:

(a) the maximum building height shown on Figure b;

(b) front, rear and side setback requirements in Table 7.2.25.1.3.B;

(c) building separation requirements


and a scale relationship to adjacent development;

(d) provides access to sunlight, amenity, privacy and breezes;

(e) does not create overbearing development for neighbouring dwellings, open space and community facilities;

(f) presents the tallest buildings to the south and east portions of the neighbourhood plan area, achieving a gradation across the area and a transition between the more intense forms of residential and mixed use development around the mixed use centre and the existing residential north of Ortive Street.

within a site of a minimum of 6m above 3 storeys.

Note - The building envelope does not have minimum or maximum requirements for gross floor area, plot ratio, car parking setback or site cover. Figure b includes a transition in height across the neighbourhood plan area. No additional height transition is required.

Streetscape interface-active frontages and awnings

PO3Development contributes to a comfortable pedestrian environment by providing shelter from the elements.

AO3.1Development provides awnings over the footpath along primary active frontages identified on Figure b except for heritage buildings identified on Figure c.

AO3.2Development ensures pedestrian shelter is provided at pedestrian entries where identified as a secondary active frontage on Figure b.

PO4Development creates active frontages that promote an appropriate level of pedestrian activity at the street level and provide active, safe and visually engaging streetscapes.

AO4.1Development ensures primary active frontages where identified on Figure b:

(a) activate the street for extended hours of the day and night by building up to or near the street edge, generally parallel to the street alignment and supporting a mix of uses;

(b) are visually and physically permeable, containing many windows and entrances;

(c) reinforce the priority of the pedestrian by addressing the street, having strongly expressed pedestrian entrances;


(d) contribute to comfort for pedestrians by delivering awnings, providing shelter over footpaths;

(e) incorporate car parking which is not visible from the public realm with the exception of street parking;

(f) provide opportunities to overlook the street, increase surveillance and reinforce the active frontage, particularly from upper floors.

AO4.2Development ensures secondary active frontages where identified on Figure b:

(a) address the street and public realm, providing casual surveillance;

(b) provide façades that contain well-detailed and articulated access points at frequent intervals along pedestrian networks and do not include blank walls;

(c) incorporate car parking which is not visible from the public realm with the exception of street parking.

PO5Development provides a building that defines the street edge and reinforces the desired character of the neighbourhood plan area.

AO5Development ensures a building that is not set back further than 2m beyond the minimum required front/street setbacks as identified in Table 7.2.25.1.3.B.

Heritage

PO6Development on or adjoining a heritage place promotes its cultural significance through:

(a) sensitive integration of new development with heritage buildings and structures;

(b) contextually responsive architectural design and materials that complement adjacent heritage buildings and structures;

AO6.1Development ensures architectural design includes details and materials that complement the design elements of the heritage place.

AO6.2Development maintains a pedestrian and visual connection between all heritage buildings as shown on Figure c through appropriate building siting and setbacks.


(c) ensuring that views towards heritage buildings and structures are maximised from public spaces and streets;

(d) ensuring a pedestrian linkage is provided between the heritage place curtilage and a public space or street.

AO6.3Development incorporates heritage, cultural and natural elements to enrich user awareness and education including embellishments such as artwork and landscape features that reflect the site’s heritage.

Access and movement

PO7Development contributes to the overall pedestrian and cycle movement system.

AO7Development does not impede the at-grade pedestrian and cycle routes as shown on Figure c.

Open space and landscaping—other than for dwelling house or dual occupancy

PO8Development ensures mature trees form an integral component of the landscape character within the neighbourhood plan area.

AO8Development is designed and located to achieve landscape planting with advance stock.

Note—Removal of trees may require a permit under the Natural Assets Local Law 2003.

PO9Development ensures the scale, width, design and tenure of arcades and other pedestrian/cycle routes:

(a) contribute to a clear, legible pedestrian network throughout the neighbourhood plan area;

(b) reflect their function and location;

(c) provide way-finding to direct people towards public transport and key attractors;

(d) provide 24-hour public access.

AO9.1Development provides legible pedestrian/cycle links in the indicative location of shared pedestrian/cycle routes and arcades as identified on Figure c.

AO9.2Development provides shared pedestrian/cycle routes and arcades with 24-hour public access.

AO9.3Development provides shared pedestrian/cycle routes and arcades with visual connections between public and private spaces.


AO9.4Development provides shared pedestrian/cycle routes and arcades with clear identification of directions, and distance, to public transport and key attractors.

AO9.5Development of the arcade, as shown on Figure c, has a minimum corridor width of 15m.

PO10Development ensures the scale, design and tenure of open space areas and public plazas:

(a) contribute to a clear, legible pedestrian network throughout the neighbourhood plan area;

(b) reflect their function and location;

(c) provide 24-hour public access.

AO10.1Development ensures open space areas and public plazas:

(a) are provided in accordance with Figure c;

(b) provide 24-hour public access;

(c) are provided for communal use within both public and privately owned land;

(d) provide a visual connection between public and private spaces;

(e) provide clear identification of directions, and distance, to public transport and key attractors.

Note–No minimum site area for the public plaza applies.

AO10.2Development for the easternmost public plaza identified in Figure c may include vehicle movement provided a minimum unobstructed pedestrian path of 5m is achieved throughout the public plaza.

Note–No minimum site area for the public plaza applies.

AO10.3Development for the easternmost and westernmost public plazas identified on Figure c provides legible pedestrian/cycle links in the indicative location of the shared pedestrian/cycle routes shown on Figure c.


PO11Development incorporates a community garden to provide amenity and a community focal point.

AO11Development ensures a community garden is provided for general public use in the area indicated on Figure c.

PO12Development which is located on a laneway provides landscaping on the street frontage to:

(a) soften the environment and provide a pedestrian scale;

(b) maintain views from the street to the building frontage and consider personal safety;

(c) not impede on traffic and pedestrian movement.

AO12Development on a laneway, as identified as Street 6 on Figure c, has no minimum width requirement for landscaping but plants advanced trees at regular intervals in the verge.

Infrastructure corridors

PO13Development located within existing electricity easements for underground high voltage power lines does not compromise the safe and efficient operation and maintenance of the underground powerlines within the easement.

AO13.1Development located within existing underground electricity easements:

(a) must be for non-habitable areas only;

(b) must maintain a minimum vertical clearance of 6m from the finished ground level to the underside of the development;

(c) does not compromise accessibility to the easement and powerlines.

A013.2No development is located within the easement at or below finished ground level.

If in the Mixed use core precinct (Yeerongpilly TOD neighbourhood plan/NPP-001)

PO14Development contributes to the creation of a mixed use town centre character with a range of residential, commercial, retail and community uses that promote flood resilience.

AO14.1Development ensures the ground floor of buildings is occupied by non-residential uses where indicated as a primary or secondary active frontage in Figure b.


AO14.2Development ensures tenancies over 1500m2 are screened by smaller, fine-grain tenancies on the street frontage.

Note—There is no land use mix prescribed and no minimum or maximum tenancy size.

If in the Major sports venue precinct (Yeerongpilly TOD neighbourhood plan/NPP-005)

PO15Development ensures non-ancillary indoor sport and recreation buildings, structures and use areas are designed collectively to ensure efficient use of buildings and facilities.

AO15Development ensures non-ancillary indoor sport and recreation buildings are designed as multi-function venues that are able to be used by a range of different sport and recreation, community and ancillary activities.

For reconfiguration of a lot in any precinct

Structure

PO16Development delivers a structure that is connected, legible and responsive to the site context and features including:

(a) connected movement and open space networks;

(b) accessible public spaces;

(c) legible movement network;

(d) integration with the surrounding area;

(e) responsiveness to the physical features of the neighbourhood plan area.

AO16Development is in accordance with the structure outlined in Figure a, Figure b and Figure c.

Movement network and street design

PO17Development ensures the street network is developed in a clear hierarchy that allows the safe, effective and efficient movement of pedestrians, cyclists and vehicles through and around the neighbourhood plan area.

AO17.1Development ensures that the movement network complies with Figure c.

AO17.2Development ensures pedestrian and cycle paths are provided in the indicative location of shared pedestrian/cycle routes as shown on Figure c.

PO18Development ensures the design of streets prioritises movement of cyclist and pedestrians within safe and low speed

AO18Development ensures roads are designed in accordance with Figure c and the dimensions on the cross sections shown on


environments, and:

(a) conveys their primary function for all relevant design vehicle types;

(b) allows traffic speeds and volumes to levels commensurate with road hierarchy function;

(c) ensures unhindered access by emergency vehicles.

Figures d, Figure e, Figure f, Figure g, Figure h, Figure i and Figure j.

PO19Development contributes to the overall pedestrian and cycle movement system

AO19Development provides at-grade pedestrian and cycle routes shown on Figure c.

Public open space

PO20Development contributes to the open space network.

AO20Development provides open space and parkland in accordance with Figure c.

Table 7.2.25.1.3.B—Building setback requirements

Building height

Land use Minimum boundary setback (m)

Front/street Side Rear

Active frontages*

Non-active frontages

If in the Mixed use core precinct (Yeerongpilly TOD neighbourhood plan/NPP-001)

Ground storey up to 4.5m

Residential N/A 2 to balcony/ 4 to wall

3 3

Non-residential 0 2 0 0

Podium or up to 5 storeys

Residential 2 to balcony/ 4 to wall

2 to balcony/ 4 to wall

3 9


Tower—above 5 storeys



9 9


If in the Residential mixed use precinct (Yeerongpilly TOD neighbourhood plan/NPP-002)

Ground storey up to 4.5m



0m where a built to boundary wall is permitted

9


and is constructed up to a maximum of 3m (refer to multiple dwelling code and dual occupancy code)

Otherwise:

1.2m for a wall up to 7.5m high;

2.5m for a wall over 7.5m high.


Podium or up to 5 storeys

Residential 2 to balcony/

4 to wall

2 to balcony/

4 to wall

0m where a built to boundary wall is permitted and is constructed up to a maximum of 3m (refer to multiple dwelling code and dual occupancy code)

Otherwise:



9



Tower—above 5 storeys

Residential 2 to balcony/

4 to wall

2 to balcony/

4 to wall


Otherwise:



9


If in the Low-rise Residential precinct (Yeerongpilly TOD neighbourhood plan/NPP-005)

Up to 3 storeys

Residential N/A 2 to balcony/

4 to wall


3


Otherwise:



* As shown on Figure b


View the high resolution of Figure a—Land use (PDF file size is 586Kb)


View the high resolution of Figure b—Building heights and active frontages (PDF file size is 510Kb)


View the high resolution of Figure c—Access, movement and views (PDF file size is 564Kb)


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