northshore hamilton urban development area development … · 2020. 8. 26. · the northshore...

Northshore HamiltonUrban Development Area

Development Scheme

July 2009

Northshore Hamilton Urban Development Area Development Scheme

Contents

Introduction ................................ 11.1 TheUrbanLandDevelopmentAuthority........ 11.2 UrbanDevelopmentAreas............................. 11.3 Purposeofthedevelopmentscheme............ 11.4 Elementsofthedevelopmentscheme........... 1

Strategic Context ........................ 22.1 Location........................................................ 22.2 Vision............................................................ 32.3 Structureplan................................................ 4

Land Use Plan ............................. 6Context3.1 Purposeofthelanduseplan......................... 63.2 Developmentassessmentprocedures........... 6

3.2.1 Landuseplanoutcomes.................... 6

3.2.2 UDAvision.......................................... 6

3.2.3 Developmentrequirements................ 6

3.2.4 Levelsofassessment.......................... 7

3.2.5 Developmentconsistentwiththelanduseplan...................................... 7

3.2.6 Sub-precinctdevelopmentrequirements...................................... 7

3.2.7 Considerationinprinciple................... 7

3.2.8 Landnotincludedinazone................ 8

3.2.9 Notificationrequirements................... 8

3.2.10RelationshipwithlocalgovernmentplanningschemeandIPA.................... 8

3.3 UDAZones..................................................... 8

UDA-wide development criteria3.4 Purposeofdevelopmentcriteria.................... 93.5 Maximumdevelopmentyieldand

developmentcontributions........................... 93.5.1 Context............................................... 9

5.5.2 Maximumdevelopmentyield.............. 9

3.5.3 Developmentcontributionrate........... 9

3.5.4 Developmentagreement.................. 10

3.5.5 Transitionalprovisions...................... 10

3.6 Affordablehousing...................................... 103.7 Urbandesignandsustainability.................. 123.8 Transport,access,on-siteparkingand

servicing...................................................... 163.9 Sustainabilityandtheenvironment............. 173.10Lotdesign.................................................... 183.11Cleanindustry,researchandtechnology

facilities....................................................... 183.12Harbour,foreshoreandmarinas.................. 18

PrecinctsPrecinct1:BrettsWharf..................................... 21Precinct2:HarbourRoad.................................. 24Precinct3:NorthshoreUrbanVillage................. 27Precinct4:NorthshorePark............................... 32Precinct5:WaterfrontResidential...................... 36Precinct6:NorthshoreCentral........................... 40Precinct7:BusinessEnterprisePark.................. 44Precinct8:NorthshoreLinks.............................. 46Precinct9:NorthshoreHarbour......................... 50Precinct10:RoyalQueenslandGolfClub........... 53

MapsMap1: NorthshoreHamiltonUrban

DevelopmentArea.................................. 2Map2: NorthshoreHamiltonUDAplotratios

underBrisbaneCityCouncil’sBrisbane CityPlan2000........................................ 55

Map3: Activefrontages..................................... 56Map4: Edgetreatments.................................... 57Map5: Keyconnections..................................... 58Map6: Openandcivicspace............................. 59Map7: Proposednewroadsandroadupgrades...60Map8: Fuelstoragefacilities............................. 61Map9: Asphaltandconcretebatchingplants.... 62Map10:Chromeplatingfacility........................... 63Map11:Marineindustryactivities...................... 64

Infrastructure Plan ................... 65

Implementation Strategy .......... 665.1 Introduction................................................. 665.2 Urbanlandavailabilityfordevelopment...... 675.3 Housingoptions.......................................... 685.4 Ecologicalsustainability.............................. 695.5 Bestpracticeurbandesign.......................... 705.6 Urbaninfrastructureprovision...................... 71

Schedules................................... 72Schedule1:Exemptdevelopment...................... 72Schedule2:Definitions...................................... 75

Introduction ........................... 1

Strategic Context ................... 2

Land Use Plan ........................ 6

Infrastructure Plan .............. 65

Implementation Strategy ..... 66

Schedules.............................. 72

1Northshore Hamilton Urban Development Area Development Scheme

1.0Introduction

1.1 The Urban Land Development Authority

TheUrbanLandDevelopmentAuthority(ULDA)isastatutoryauthorityundertheUrbanLandDevelopmentAuthorityAct2007(theAct)andisakeyelementoftheQueenslandHousingAffordabilityStrategy.

TheroleoftheULDAistofacilitatethedevelopmentofdeclaredUrbanDevelopmentAreas(UDAs)tomovelandquicklytomarketandachievehousingaffordabilityandurbandevelopmentoutcomes.ThisenablestheGovernmenttobemoreeffectiveandproactiveinprovidinglandforurbandevelopment,particularlythroughmajorstrategicinfillandredevelopmentsites.TheULDAisalsoavehicletodelivertheGovernment’stransitorienteddevelopment(TOD)projectsthroughouttheStatewheretheyoccurinUDAs.

TheULDA,whichbecameoperationalon26November2007,isworkingwithlocalgovernments,community,locallandownersandthedevelopmentindustrytodelivercommerciallyviabledevelopmentsthatincludediverse,affordable,sustainablehousingandusebest-practiceurbandesignprinciples.

1.2 Urban Development Areas

TheNorthshoreHamiltonUrbanDevelopmentArea(UDA)wasdeclaredbyregulationbytheMinisterforInfrastructureandPlanningon27March2008.

1.3 Purpose of the development scheme

TheNorthshoreHamiltonUDADevelopmentSchemehasbeenpreparedinaccordancewiththeActandisapplicabletoalldevelopmentonlandwithintheboundariesoftheUDA.Itisastatutoryinstrumentandhastheforceoflaw.

Fromthedateofapproval,itreplacestheInterimLandUsePlanfortheUDAwhichwasinplaceatthetimeofthedeclaration,andduringtheperiodofpreparationofthisdevelopmentscheme.AdevelopmentschemeisoneoftheprimarymechanismstheULDAusestodeliveronthemainpurposesoftheAct.

AsdescribedbytheAct,themainpurposesofthedevelopmentschemearetofacilitate:

(i) theavailabilityoflandforurbanpurposes

(ii) theprovisionofarangeofhousingoptionstoaddressdiversecommunityneeds

(iii)theprovisionofinfrastructureforurbanpurposes

(iv)planningprinciplesthatgiveeffecttoecologicalsustainabilityandbestpracticeurbandesign

(v) theprovisionofanongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds.

Throughthedevelopmentscheme,developmentintheNorthshoreHamiltonUDAwillcontributetoachievingthefollowinggoals:

Promoting and maintaining liveable communities.

CommunitiesintheNorthshoreHamiltonUDAwillbediverse,safeandhealthy,haveaccesstoservices,jobsandlearning,fosteractivelocalparticipationandwillbepleasantplacestolive,workandvisitwhileenhancingthevalueofexistingneighbourhoods.

Promoting planning and design excellence.

TheNorthshoreHamiltonUDAwillbecomeamodernresilientandadaptableurbanformthatpromotesconnectivity,safetyandaccessibilitywhilstrecognisingthelocalvaluesandaspirations.

Providing economic benefit.

EconomicbenefitismaximisedintheNorthshoreHamiltonUDAbyfacilitatingthereleaseofurbanland,consideringlifecyclecosts,operationalsavings,longtermemploymentopportunities,creatingpartneringopportunitiesandcreatinglongtermvalue.

Protecting ecological values and optimising resource use.

TheNorthshoreHamiltonUDAprotectsandmanagesnaturalsystems,habitatsandbiodiversity,andpromotestheinnovativeandefficientuseandmanagementofpreciousresourcessuchasmaterials,waterandenergytominimiseimpactsontheclimate.

1.4 Elements of the development scheme

TheNorthshoreHamiltonUDADevelopmentSchemeconsistsofthreecomponentsbeing:

the land use plan

the infrastructure plan

the implementation strategy.

ThelanduseplanregulatesorderlydevelopmentandarticulatesthepreferredformofdevelopmentintheUDA,itsprecinctsandsub-precincts.

Theinfrastructureplandetailsessentialinfrastructure.Theimplementationstrategyoutlinesproposedfinancingmechanismstodelivertheinfrastructure.

TheimplementationstrategyalsodescribeshowtheULDAwilldeliverthepurposeoftheActdrawingtogetherthecomponentsofthelanduseplanandinfrastructureplan.

2 Northshore Hamilton Urban Development Area Development Scheme

2.0 Strategic Context

2.1 LocationLocatedsixkilometresfromtheBrisbaneCBD,theNorthshoreHamiltonUDAcovers304hectaresofland,witha3.8kilometreriverfrontage.

TheNorthshoreHamiltonUDAincludeslandbetweenKingsfordSmithDriveandtheBrisbaneRiver,extendingfromBrettsWharftothewestandtheGatewayMotorwaytotheeast.TheboundariesoftheNorthshoreHamiltonUDAareshowninMap1.

TheNorthshoreHamiltonUDAisclosetosomeofBrisbane’smostimportanteconomicdrivers,includingtheBrisbaneAirportandAustraliaTradeCoast.

KeyfeaturesinandaroundtheNorthshoreHamiltonUDAinclude:

BrettsWharf

PortsideWharfcomplexincludingtheBrisbaneCruiseShipTerminal

EagleFarmandDoombenracecourses

RoyalQueenslandGolfClub

TheBrisbaneRiver

KingsfordSmithDriveandtheGatewayMotorway.

Map 1: Northshore Hamilton Urban Development Area

1. BrettsWharf2. Cruiseshipterminal3. Portsidewharfcomplex4. DoombenRacecourse5. BPfuelstorage6. RoyalQueenslandGolfCourse— UrbanDevelopmentAreaboundary

1

2

3

4

5

6


2.0Strategic Context

2.2 VisionTheNorthshoreHamiltonUDAisthemostsignificantwaterfrontdevelopmentopportunityinBrisbanesinceExpo88andSouthbank.TheNorthshoreHamiltonUDAislargerthantheBrisbaneCBD,anditsriverfrontageisgreaterthantheriveredgesofSouthbankandtheCBDcombined.Itpossessesremarkablelocationaladvantages,beingwithin6kmofthecity,withoutstandingviewsandadjoiningHamilton,oneofthemostsoughtafterresidentialaddressesinBrisbane.

Aswell,theregionaleconomicandtransportinfrastructureintheareaisdrivingintensificationandredevelopment.TheUDAalsositsattheheartofBrisbane’srapidlygrowinginnernortheastcorridor,anchoredbytheCBDandAustraliaTradeCoast,thecity’stwolargestconcentrationsofemployment.

Thefinalphasesoftheportrelocationhavebeenoccurringoverthepastfewyearswiththedryandliquidbulkexportfacilitiesexpectedtovacateoverthenext10years.TherelocationofportoperationsfromHamiltontoFishermanIslandwasfirstinvestigatedinthe1970swhenthevolumeofshipping,longerturnaroundtimesandincreasingsizeofvesselsnecessitatedthedevelopmentofadeepwaterport.ThisunderutilisedpartofBrisbanerepresentsauniqueopportunityforamajorbrownfieldregenerationprojectwhichmaximisesitslocationontheBrisbaneRiver.

Looking over the Northshore Hamilton UDA.


2.0 Strategic Context

TheredevelopmentoftheUDApresentsanumberofchallenges,inparticulartheeffectivetransitionoftheareawhilehavingregardtotheon-goingportandindustrialactivitiesandthefutureamenityofnewresidents.Similarly,trafficimpactsassociatedwithKingsfordSmithDrivemustbeaddressedtocaterfortheanticipatedgrowthofbothNorthshoreHamiltonandtheAustraliaTradeCoast.NorthshoreHamilton,whileacomplexsitewithmanyconstraints,hasoverwhelmingscopetobeaworldclassdevelopmentthatcelebratesitslocationalongoneofSouthEastQueensland’smostoutstandingnaturalfeatures,theBrisbaneRiver.

The vision in detail

ThevisionfortheNorthshoreHamiltonUDArespondstotheseopportunities.

A vibrant Brisbane waterfront community

NorthshoreHamiltonwillbeavibrantengagingandmemorableurbancommunitythatcelebratesitswaterfrontlocation.Itwillbeconnectedbyahierarchyofinterlinkedpublicspaces,streets,parksandwalkways.TheBrisbaneRiverisanassettobeenjoyedbyall,accessibleandpublicinnature,andafocusforhighintensityresidentialandactivitycentredevelopment.ItwillincorporateuninterruptedriversidepedestrianaccesswithintheUDA.

Diverse commercial opportunities

NorthshoreHamiltonwillgenerateawiderangeofemploymentopportunitiesfromhome-basedbusinesstointernationalcorporateandcommercialoperations.ItwillbuilduponitsstrategiclocationandsupporttheestablishedfunctionsofAustraliaTradeCoast,theBrisbaneAirportandthePortofBrisbane.Commercialusesaswellasclean,hightechnologyindustryandresearchfacilitieswillsupportthesemajorregionaleconomicdrivers.Catalystworksandprojectswillstimulaterenewalandredevelopmentandenableanewcommunitytobecreatedthatrespectsthecurrentindustrialandportactivities.

An inner city Brisbane transit hub and transit oriented community

NorthshoreHamiltonwillbeakeyinnercitytransithubandtransitorientedcommunity,developedaccordingtoarangeofmeasuresthatpromotespublictransitovertheprivatecar.Thelandusepatternwillprovideforavarietyofmixedusesthatrespondeffectivelytolocalconstraintsandoptimiselocalamenity,enterpriseandcontainment.Connectionstosurroundingareasaresafe,accessibleandthereisastrongfocusonwalking,cyclingandfrequentandflexiblepublictransportalternatives.

A subtropical Brisbane city living environment

NorthshoreHamiltonwillincludedevelopmentthatrespects,reflectsandexpressesitssubtropical,Brisbanecitycontext.Itwillincludeamixofprotectedsunlitplacesforcoolermonths,openshadyplacesforwarmermonths,buildingsandlandscapesthatallowairmovementandpromotebreezesduringhumidmonths,andastrongpresenceofwater.

Privateandpublicgreenspaceswillincorporatelargeshade-treestoreflectBrisbane’ssub-tropicalcharacter.Developmentwillbesensitivetotheenvironmentbyensuringself-sufficiencythroughalternativesourcesofenergy,waterandwastedisposal.

A healthy and diverse community

NorthshoreHamiltonwillprovidearangeofhousingchoicestocaterforthechangingneedsofthelocalcommunitythroughamixofdensities,types,designsandpricepointsaswellashomeownershipandrentaloptions.

Specificinitiativeswilldeliverhousingforlowtomoderateincomehouseholdsthroughoutthecommunity.

AsociallydiversecommunitywillensureNorthshoreHamiltonbecomesatrulysustainableplace.

2.3 Structure planThestructureplan(refertoFigure1)fortheNorthshoreHamiltonUDAillustratesthefollowingkeyelements:

TheUDAwillincludeaseriesofmixeduseactivitynodeswhichwillcreateauniquewaterfrontexperience.

Thewesternactivitynodewillincludea‘catalyst’waterfrontdevelopmentwhichwillsupportawiderangeofuses.ItwillcomplementtheexistingPortsidedevelopmentandBrisbaneCruiseShipTerminal.

ThecentralactivitynodewillsupporthigherorderretailusesandwillbelocatedincloseproximitytoBarchamStreet.

Theeasternactivitynodeisthesmallestofthenodes.Itisproposedtobemoreorientatedtowardtourismrelatedusesandwillbenefitfromit’sproximitytoNorthshoreRiversidePark.Thisareahasbeenidentifiedasapotentialharbourdevelopment.

TheresidentialareasarepositionedonthewaterfronttotakeadvantageoftheexpansivestretchoftheBrisbaneRiverandviewstoBrisbanecity.


2.0Strategic Context

ThemixeduseareasinthenorthernandwesternsectionsoftheUDAwillbenefitfromahighlevelofcommercialexposuretoKingsfordSmithDrive.ThemixeduseareasontheeasternsectionoftheUDAcanbedevelopedforresidentialpurposesinthelongertermwhereitcanbedemonstratedthattherearenoadverseimpactsfromnearbyindustrialuses.

Themediumimpactemploymentareaallowsforamixtureofemploymentusesandstrictlycontrolsthefutureexpansionofthoseindustrieswhichhavethepotentialtoimpactfutureresidentialamenity.

TheexistingRoyalQueenslandGolfCourseconfigurationremains.

TheroadpatternhasastrongnorthtosouthfocuswhichterminatesattheBrisbaneRiver.AprimaryeasttowestspineofMacArthurAvenuelinksthethreeactivitynodes.

Theopenspacenetworkprovidesacontinuouspublicriveredgeandconnectsdeepintothesitewithaninternalnetworkoflinkedparklands.

TheUDAwillbeservicedbyanat-graderapidtransitsystem.Dedicatedfuturebusandheavyrailcorridoroptionsarepreservedwithintheurbanstructure.

Figure 1: Northshore Hamilton Urban Development Area structure plan

LEGEND

Mixed use centre

Mixed use

Residential medium intensity

Residential high intensity

Potential city cat / boat terminal

Potential heavy rail + station corridor

Rapid transit

Regional road connections

Medium impact employment

Royal Queensland Golf Course

Civic and open space

Activity nodes

Key connections

Key linkages

Key intersections


3.0 Land Use Plan: Context

Figure 2: Components of the land use plan and their relationship

Vision

Broadoutcomesandstructureplan

UDA wide criteria

Maximumdevelopmentyieldanddevelopmentcontributions

Affordablehousing

Urbandesignandsustainability

Transport,access,on-siteparkingandservicing

Sustainabilityandtheenvironment

Communitywell-being

Lotdesign

Precincts

Precinctandzoningplan

Precincts

Precinctintent

Precinctoutcomes

Preferredlanduses

Levelofassessmenttable

Developmentrequirements

Sub-precincts (where applicable)

Sub-precinctcriteria

3.2.2 UDA vision

ThevisionfortheUDAspecifiesplanningoutcomeswhich:

(i) seektoachievefortheUDAthepurposesoftheAct

(ii) arethebasisfortherequirementsaboutthecarryingoutofdevelopmentfortheUDA.

TheUDAoutcomesarespatiallyrepresentedinFigure1:NorthshoreHamiltonUrbanDevelopmentAreastructureplan.

3.2.3 Development requirements

Thedevelopmentrequirementsareasfollows:

(i) mapsthatindicatethefuturedevelopmentofthefollowing:

thewholeUDA

designatedpartsoftheUDA(precincts)

designatedpartsofprecincts(sub-precincts)

(ii) criteriaforthewholeUDA(UDA-widecriteria)

(iii)zones,statementsofintent,outcomes,preferredlandusesanddevelopmentparametersforeachprecinct(precinctcriteria)andsub-precinct(sub-precinctcriteria)

(iv)tablesspecifyingthelevelofassessmentfordevelopmentforeachprecinct(levelofassessmenttable).

3.1 Purpose of the land use plan

ThepurposeofthelanduseplanistoregulateorderlydevelopmentandarticulatethepreferredformofdevelopmentwithintheUrbanDevelopmentArea(UDA),itsprecinctsandsub-precincts.

Figure2detailsthecomponentsofthelanduseplanandexplainstheirrelationshiptoeachother.

3.2 Development assessment procedures

3.2.1 Land use plan outcomes

Thedevelopmentscheme’slanduseplanseekstoachieveoutcomesfortheNorthshoreHamiltonUDAwhicharespecifiedinthefollowing:

(i) thebroadstatementsofplanningintentfortheUDAspecifiedinthevision

(ii) therequirementsaboutthecarryingoutofdevelopmentfortheUDA.


3.0Land Use Plan: Context

3.2.4 Levels of assessment

ThelevelsofassessmentforthecarryingoutofdevelopmentfortheUDAarespecifiedinthelanduseplanintherelevantlevelofassessmenttablewhichstatein:

(i) column1,UDAexemptdevelopment

(ii) column2,UDAselfassessabledevelopment(selfassessabledevelopment)

(iii)column3A,UDAassessabledevelopmentwhichisnotprohibited(permissibledevelopment)

(iv)column3B,UDAassessabledevelopmentwhichisprohibited(prohibiteddevelopment).

3.2.5 Development consistent with the land use plan

Self-assessabledevelopmentwhichcomplieswithanyapplicabledevelopmentrequirementsisconsistentwiththelanduseplan.

Permissibledevelopmentisconsistentwiththelanduseplanwhere:

(i) thedevelopmentcomplieswiththerequirementsaboutthecarryingoutofdevelopmentfortheUDA,or

(ii) thedevelopmentdoesnotcomplywiththerequirementsaboutthecarryingoutofdevelopmentfortheUDAbut:

thedevelopmentdoesnotconflictwiththestructureplanorotherwisecompromisetheUDAplanningoutcomesinthevisionfortheUDA

therearesufficientgroundstoapprovethedevelopmentdespitethenoncompliancewiththeUDAdevelopmentrequirements.

Otherwisethepermissibledevelopmentisinconsistentwiththelanduseplanandmustberefused.

IdentificationofdevelopmentaspermissibledevelopmentdoesnotmeanthataUDAdevelopmentapproval(withorwithoutconditions)willbegranted.

PermissibledevelopmentrequiresaUDAdevelopmentapplicationtobelodgedwiththeUrbanLandDevelopmentAuthority(ULDA)forassessmentanddecision.Approvalisrequiredforpermissibledevelopmenttobeundertaken.

Prohibiteddevelopmentisinconsistentwiththelanduseplan.

ProhibiteddevelopmentmaynotbecarriedoutintheUDA.

Inthissection‘grounds’meansmattersofpublicinterestwhichincludethemattersspecifiedasthemainpurposesoftheActand:

superiordesignoutcomes

overwhelmingcommunityneed.

‘Grounds’doesnotincludethepersonalcircumstancesofanapplicant,ownerorinterestedthirdparty.

3.2.6 Sub-precinct development requirements

Permissibledevelopmentinasub-precinctmaynotoccurunlessadetailedplanforthesub-precinct(sub-precinctplan)hasbeenapprovedortheULDAadvisesthat,initsopinion,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.

Inrespectofthefirstpermissibledevelopmentthatrequiresasub-precinctplan,aUDAdevelopmentapplicationrelatingtoalllandinthesub-precinctandasub-precinctplanmustbemade.

Anyvariationtoanapprovedsub-precinctplanwillrequireanewsub-precinctplanwhichmustbeaccompaniedbyaUDAdevelopmentapplication.

Asub-precinctplanmustdemonstratehowsub-precinctprinciplesandoutcomesareachievedandincludethefollowing:

(i) suchadditionalrequirementsfordevelopmentinthesub-precinct

(ii) suchothermattersspecifiedinaguidelineissuedbytheULDA.

Asub-precinctplanmustbeconsistentwiththevisionfortheUDA.

3.2.7 Consideration in principle

TheULDAmayaccept,forconsiderationinprinciple,aproposedUDAdevelopmentapplication(applicationforconsiderationinprinciple).

TheULDAwillconsidertheapplicationforconsiderationinprincipleandmaydecidethefollowing:

(i) whetheritsupportstheapplication,withorwithoutqualificationsthatmayamendtheapplication

(ii) whetheritopposestheapplication

(iii)whetheritcannotaccepttheproposaluntiladetailedassessmentismadeandthosedetailsshouldbethesubjectofaUDAdevelopmentapplication,or

(iv)whetherithasnoestablishedviewontheproposalandnoindicationofsupportoroppositioncanbegivenatthattime.

TheULDAwhenconsideringaUDAdevelopmentapplication:

(i) isnotboundbyanydecisionmaderegardinganapplicationforconsiderationinprinciple

(ii) maygivesuchweightasitconsidersappropriatetothedecisioninrespectoftheapplicationforconsiderationinprinciple.


3.0

3.2.8 Land not included in a zone

Thissectionappliestolandwhichisnotshowninthelanduseplanasbeingincludedinazoneorprecinct(unallocatedland).

Wheretheunallocatedlandisadjoinedbylandincludedinthesamezoneorprecinct,theunallocatedlandisdeemedtobeincludedinthatzoneorprecinct.

Wheretheunallocatedlandisadjoinedbylandincludedindifferentzonesorprecincts,theunallocatedlandisdeemedtobeincludedinthosezonesorprecinctswiththecentrelineoftheunallocatedlandbeingtheboundarybetweenthezonesorprecincts.

3.2.9 Notification requirements

AUDAdevelopmentapplicationwillrequirepublicnotificationifthedevelopmentapplication:

(i) isaccompaniedbyasub-precinctplan

(ii) isforuse,sizeortypewhichintheopinionoftheULDAwarrantspublicnotification.

3.2.10Relationship with local government planning scheme and IPA

ThisdevelopmentschemereplacestheNorthshoreHamiltonInterimLandUsePlan(ILUP).

Unlessthisdevelopmentschemespecificallyappliesaprovisionoftheplanninginstrumentoraplan,policyorcodemadeundertheIntegratedPlanningAct1997(IPA)

oranotherAct,thedevelopmentschemeisinconsistentwiththeprovisionoftheplanninginstrumentorplan,policyorcode.

Thedevelopmentschemeprevailstotheextentofaninconsistencywithanyofthefollowinginstruments:

(i) aplanninginstrument

(ii) aplan,policyorcodemadeundertheIPAoranotherAct.

3.3 UDA ZonesLandwithinaUDAmaybeallocatedazone.

ThezonesthatmayapplywithinaUDAaregroupedinthefollowingfourcategories:mixeduse,residential,employmentandother.

Withineachofthesecategoriesthereareanumberofzones.ThezonesincludedintheNorthshoreHamiltonUDAaredescribedbelow.

Mixed use category

TheMixed Use Centre Zone catersforthewidestrange,highestorderandgreatestintensityofcommercial,retail,administrative,civic,community,indoorentertainmentandleisurefacilities,culturalactivitiesandmixedresidential.

TheMixed Use Zonecatersforarangeofcommercial,retail,administrative,civic,community,indoorentertainmentandleisurefacilities,culturalactivitiesandresidentialuses.

Residential category

TheResidential High Intensity Zonecatersforarangeofresidentialtypesincludingmultipleresidential,otherresidential(includingspecialneedsaccommodation).Thezonealsocatersforhousingthatisaffordable,accessibleandappropriate,reflectinglocalhousingneed.

Densitiesinthiszonewillgenerallybebetween60and100dwellingsperhectare.

Non-residentiallandusessuchaslocalshops,foodpremises,schools,childcarecentres,churchesandcommunityinfrastructurethatprovidesdirectsupporttoresidentialusesmaybesuitableinallresidentialzones.Non-residentialusescanonlybeestablishedwhereresidentialcharacterandamenityaremaintained,whentheusescaterfortheneedsoftheimmediatecommunityanddonotunderminetheviabilityofanycentres.Homebasedbusinessesmayoccurinallresidentialzoneswhereresidentialcharacterandamenityaremaintained.

TheResidential Medium Intensity Zonecatersforarangeofresidentialtypesincludinghouses,multipleresidential,otherresidential(includingspecialneedsaccommodation).Thezonealsocatersforhousingthatisaffordable,accessibleandappropriate,reflectinglocalhousingneed.

Densitiesinthiszonewillgenerallybebetween30and60dwellingsperhectare.

Employment category

TheMedium Impact Employment Zone catersforcommercial,serviceandlightindustryuseswhichservicethelocalpopulationandvisitorsandfacilitatetheexpansionofsmalltomediumscalebusinessactivities.TheMediumImpactEmploymentZonecanalsocaterforshowrooms(includingsupportingofficeandretail)anddisplayfacilities,servicesandtrades,suchasmechanicalworkshopsandservicestationsandfacilitiesrequiredbythetravellingpublicsuchasfoodpremises,visitoraccommodation,recreationandamusement.Non-commercialdevelopmentcanalsobeaccommodatedwheresuchdevelopmentcomplementstheintendedcommercial/enterprisecharacterofthelocality.

Other category

TheCivic and Open Space Zone catersforafullrangeofpubliclyaccessibleoutdoorsportandrecreationuses,frominformalsportsoreventsonacasualbasisandthefacilitiesassociatedwiththesesuchaspicnicamenities,children’splayground,non-organisedsportingfacilities,outdoorculturalandeducationalactivities,publicswimmingpools,outdoorcourtsandparkland,andsportsgrounds.

Anystructuresinthecivicandopenspacezonewillonlyoccupyasmallpartofanysiteandmayincludefacilitiesforspectators,clubbuildingsandassociatedoff-streetparkingfacilities.

Land Use Plan: Context


3.0

sustainabilityandtheenvironment

communitywell-being

lotdesign

cleanindustry,researchanddevelopmentfacilities

harbour,foreshoreandmarinas.

3.5 Maximum development yield and development contributions

3.5.1 Context

ThedevelopmentschemeprovideshigherdevelopmentyieldinmanyoftheprecinctswithinthedeclaredUDAs.

WithintheNorthshoreHamiltonUDA,considerableinfrastructureinvestmentisrequiredtoenablehigherdevelopmentyieldacrosstheUDAabovethatcurrentlyallowedforundertheBrisbaneCityCouncilCityPlan2000.

TheinfrastructureworksrequiredtoservicethishigherdevelopmentyieldaregreaterthancanbefundedbyBrisbaneCityCouncil’s(BCC)standardinfillinfrastructurechargingregime.

Consequently,thecreationofahealthy,sustainableandwellservicedcommunityintheNorthshoreHamiltonUDAwillrequirepositiveinterventionbytheULDAinrelationtotheachievementofessentialinfrastructure,affordable,accessibleandappropriatehousingandecologicallysustainableoutcomes.

However,itisnotconsideredresponsibletousepublicmoneytopayfortheinfrastructurewhentheinfrastructureandassociatedhigherdevelopmentyieldwillresultinawindfallgaintoprivatelandowners.

Tofundtheseworks,andtoretainanincentiveforthelandownertodevelop,aportionoftheupliftoflandvaluegainedthroughthehigherdevelopmentyieldcreatedthroughthedevelopmentschemewillberequiredtobepaidasadevelopmentcontribution.

Inaddition,toachievesustainableandhealthyhighdensityoutcomes,proactiveinterventionwillberequiredintheprovisionofaffordablehousingandachievementofecologicallysustainableoutcomes.

Thecontributionarisingfromtheupliftoflandvalue,calledamajorinfrastructureandaffordablehousingdevelopmentcontribution,willbeappliedwithintheUDAstofundtheprovisionofmajorinfrastructure,affordablehousingandecologicalsustainability.

Forfairness,landownersthatdonotwanttodevelopabovecurrentpermittedBCCCityPlandensitiesshouldnotberequiredtopaythemajorinfrastructureandaffordablehousingdevelopmentcontribution.InthiscircumstanceonlythestandardBCCInfrastructureChargesSchedule(ICS)typechargewouldapply.However,the5%diversityrequirementundertheULDA’sAffordableHousingStrategywillstillapply.

3.4 Purpose of development criteria

ThefollowingdevelopmentcriteriaapplytoallUDAassessableandself-assessabledevelopmentintheNorthshoreHamiltonUDA.Totheextentthattheyarerelevant,theyaretobetakenintoaccountinthepreparationofUDAdevelopmentapplicationsandintheassessmentofthoseapplicationsbytheULDA.

InadditiontotheseUDA-widedevelopmentrequirements,landmaybesubjecttoprecinctspecificdevelopmentrequirementsandsub-precinctdevelopmentprinciples.Precinctsandsub-precinctsfortheNorthshoreHamiltonUDAareidentifiedinFigure6Precinctandzoningplan.

UDAwidedevelopmentcriteriashouldbereadinconjunctionwiththerelevantprecinctspecificdevelopmentrequirementsorsub-precinctdevelopmentprinciples.

Theinfrastructureplanandimplementationstrategymayincludefurtherinformationwhichshouldbetakenintoaccountindesignandprojectfeasibilityplanningfordevelopmentproposals.

TheNorthshoreHamiltonUDA-widedevelopmentcriteriacoverthefollowingtopics:

maximumdevelopmentyieldanddevelopmentcontributions

affordablehousing

urbandesign

transport,access,on-siteparkingandservicing

Land Use Plan: UDA-wide Development Criteria

3.5.2 Maximum development yield

Themaximumdevelopmentyieldallowableunderthisdevelopmentschemewillbethegreaterofthat:

(i) showninlanduseplan:precinctswhereaULDAdevelopmentagreementhasbeenenteredintowiththeULDAinaccordancewiththeinfrastructureplanandimplementationstrategy

(ii) asprovidedforundersection3.2.5whereaULDAdevelopmentagreementhasbeenenteredintowiththeULDAinaccordancewiththeinfrastructureplanandimplementationstrategy

(iii)showninmap2or

(iv)whereevidenceisprovidedthatthereisaBCCdevelopmentapprovalthathasnotlapsed(a“validapproval”)-thedevelopmentyieldpermittedbythevalidapproval.

3.5.3 Development contribution rate

Thedevelopmentcontributionrateincludedinadevelopmentagreemententeredintopursuanttosection3.5.2shall:

beataratedeterminedfortheUDAoraprecinctintheUDA

exceptasprovidedforinsection3.2.5,equatetoachargeappliedforeverysquaremetreofadditionalGFAinexcessofthatshownonMap2orpermittedunderavalidapproval


3.0 Land Use Plan: UDA-wide Development Criteria

applyinadditiontoanyotherinfrastructurecontributionrequiredunderthisdevelopmentschemeand

beapportionedtoinfrastructure,affordablehousingoutcomes(the“affordablehousingcontribution”)andecologicallysustainabledevelopmentoutcomes,asdeterminedbytheULDA.

3.5.4 Development agreement

Thedevelopmentagreemententeredintopursuanttosection3.5.2mayincludeamongstotherthingsprovisionsprescribing:

theamount,timingandbondingofmonetarycontributions

thearrangementsforprovidingabankguaranteesecuringpaymentofthemonetarycontribution

thearrangementsforcreditfortheprovisionofworksorproductinlieuofmonetarycontributions

mechanismstoensureanaffordableproductretainsitsaffordabilityoverthelongtermand

anyothermatterthattheULDAdeemsappropriateintheachievementoftheAct’spurpose.

3.5.5 Transitional provisions

Forthepurposesofcalculatingthetotaldevelopmentcontributiontobeincludedinadevelopmentagreemententeredintopursuanttosection3.5.2,theULDAmayadoptadevelopmentyieldgreaterthanthatshowninMap2,wherethelandownerpurchasedthepropertypriorto27March

2008(beingthedateofdeclarationoftheNorthshoreHamiltonUDA)onthebasisofareasonableexpectationthatahigherdevelopmentyieldthanthatshowninMap2wouldhavebeenapprovedbyBCC.

Insupportofaclaimunderthissection,alandowneristoprovideinformationthatdemonstratesahigherdevelopmentyieldwouldhavebeenachieved.Thisinformationmayinclude:

avaluationshowingthatthepurchasepricewasbasedonachievingahigherdevelopmentyield

adevelopmentfeasibilitypreparedatoraboutthetimeofpurchase,butpriorto27March2008,basedonthehigherdevelopmentyield

evidence,preparedpriorto27March2008,fromBCCthatahigherdevelopmentyieldwassupportedorhadalikelihoodofapprovalor

anyothermaterialthatsupportsalandowner’srequest.

Adevelopmentagreemententeredintopursuanttosection3.5.2,andincludingatotaldevelopmentcontributioncalculatedfromtheapplicationofthissection,mayalsoincludeprovisionsstatingthetotaldevelopmentcontributionwillreverttothatapplyingundersection3.5.3wheredevelopmenthasnotsubstantiallycommencedwithinthetimestatedinthedevelopmentagreement,suchtimebeingnotlessthanthreeyearsfromwhenthedevelopmentagreementwasenteredinto.

3.6 Affordable housingHousing diversity

Allresidentialdevelopment(includingresidentialcomponentsofamixedusedevelopment)mustdeliverhousingchoicetosuitavarietyofhouseholdsincluding:families,singles,couples,work-at-homeoccupiers,students,retirees,groupaccommodationhouseholdsandpeoplewithspecialneeds,byofferinguniversaldesignandavarietyinsize,configuration,cost,locationandtenure.

Exceptassetoutinsection3.5,allresidentialandmixedusedevelopmentsmusthaveaminimumof5%ofthegrossfloorareaofallresidentialdwellingsasaffordabletorentbyhouseholdsonthemedianhouseholdincomefortheBrisbaneCityCouncillocalgovernmentarea(the“affordablehousingcomponent”).

Whereanapplicantcannotdemonstratethatthisrequirementwillbeachievedbytheproposeddevelopment:

theapplicantwillneedtoenterintoadevelopmentagreementwiththeULDAbywhichtheapplicantagreestopaytotheULDAanequivalentmonetarycontributionpriortothedevelopmentapprovalforbuildingworkbeinggiven,or

ifasubsidyisproposedbytheapplicanttoachievetheaffordabilitycriteria,thesubsidymustbeprotectedbyalegalarrangementtotheULDA’ssatisfaction.

Thisresidentialdevelopmentistobeaccessible,appropriateanddesignedinaccordancewithuniversalandsustainabledesignprinciples1tomeetthechangingneedsofpeopleandhouseholdsovertime.

Theaffordablehousingcomponentofadevelopmentmustbedistributedthroughoutthedevelopmentand:

(i) befinishedtoasuitablestandardwithallreasonablefixturesservicesandappliances

(ii) achievehighqualitydesignoutcomestoavoididentifyingthemorsettingthemapartinthecommunity.

Development agreement – affordable housing

Thedevelopmentschememayincorporateprovisionsthat,whereaproponentelectstoutilisetheincreaseddensitypermittedbythedevelopmentscheme,apercentageoftheupliftoflandvaluemustbesharedwiththeULDAasadevelopmentcontribution.

ThiscontributionwillassisttheULDAto:

deliveressentialinfrastructure

provideaffordablehousing

achieveecologicallysustainabilityoutcomes.

1Referto“SmartandSustainableHomesDesignObjectives,DepartmentofPublicWorks(2008).Bookletavailablefromwww.build.qld.gov.au/smart_housing/pdf/design_objectives_08


3.0Land Use Plan: UDA-wide Development Criteria

AdevelopmentagreementwillberequiredtobeenteredintowiththeULDAwhereadevelopmentproponentwishestoavailthemselvesofthehigherdevelopmentyield.

Adevelopmentagreementwillincludespecificprovisionsinrelationtoaffordablehousing.

Thedevelopmentagreementwillberequiredwhere:

ahousingdiversityrequirementleadstotheprovisionsofhousingproductthatrequireasubsidytomeettheaffordablehousingtarget

aproponentispermittedto‘convert’provisionofaffordablehousingproducttoacontributioninlieu

agreementisreachedwithaproponentto‘convert’amonetarycontributiontotheprovisionofproductinlieu.

Theprovisionsofadevelopmentagreementrelatingtotheprovisionofaffordablehousingmayincludeamongotherthings:

amount,timingandbondingofmonetarycontributions

provisionofmonetarycontributionsinlieuofbuiltproduct(refertoAppendixAoftheULDA’sAffordableHousingStrategyfordevelopmentagreementinclusions)

provisionofabankguaranteesecuringpaymentofthemonetarycontribution

provisionofbuiltproductinlieuofmonetarycontributions(refertoAppendixBoftheULDA’sAffordableHousingStrategyfordevelopmentagreementinclusions)

mechanismstoensureanaffordableproductretainsitsaffordabilityoverthelongterm.

Mechanisms to retain affordability

TheULDAisseekingtomaximiseaffordablehousingoutcomesintheUDAsoverthelongterm.

Affordablehousingproductdeliveredusingsomelevelofsubsidywillrequiremechanismstoensure:

affordablepurchaseproductisnotresoldprovidingawindfallgaintothefirstpurchaser

affordablerentalproductremainsaffordabletothetargetgroupforasignificantperiodoftime.

Thereareanumberofwaystoachievethisoutcome:

WheretheaffordablehousingproviderhasbeenapprovedfortheNationalRentalAffordabilityScheme(NRAS)theywillberequiredtoretainaffordabilityfor10yearsunderAustralianGovernmentprogramrequirements.

FormalmanagementagreementscanbemadewitheithertheDepartmentofCommunitiesoraregisteredcommunityhousingorganisation.

Establishmentofasharedequityarrangementwithanapprovedequitypartner.

Limitingthetradingofadwellingtoaparticulartargetandincomegroup

throughatitlecovenant.Thismeansthataffordableowneroccupiedunitsareonlyon-soldtoothereligiblebuyers,withtransferofownershipoccurringthroughacontrolledprocesswhichexcludeswills,privatesalesorbequests.

Placingacovenantandmanagementplanonthetitleofapropertywhichensuresitisrentedataffordablelevelstoanidentifiedtargetgroupfor15yearsormoreandmanagedbyaregisteredNotforProfitcommunityhousingorganisation.

ThepreferredmechanismwillbedeterminedonaprojectbyprojectbasisbetweentheULDAandthedevelopmentproponentatthetimeofdevelopmentapprovalandwillbesetoutintheDevelopmentAgreement.

Other matters

InadditiontotheaboveprovisionstheULDAwilldevelopadetailedimplementationplanfortheaffordablehousingstrategycoveringissuessuchas:

monitoringandevaluation

applyingtheaffordablehousingstrategywithinthedevelopmentassessmentprocess

universalandsustainabledesignguidelines

facilitatingaccesstoAustralianGovernmentandQueenslandGovernmentaffordablehousingprograms

rolesandresponsibilitiesofgovernment,registeredNotforProfithousing

organisationsandtheprivatesector

policyandprogramdevelopmentrequiredtosupportaffordablehousingdeliveryincludingaddressingprioritiessuchascovenantsandmanagementplansontitleandthepotentialfordevelopmentofasharedequityscheme.

Exemptions

Thefollowingdevelopmenttypesareexemptfromprovidingtheaffordablehousingcontributionsspecifiedabove:

developmentforthepurposeofaffordablehousing(includingsocialandcommunityhousing)anddevelopedby:

theQueenslandDepartmentofHousing

aregisteredcommunityhousingornon-profitorganisation

partofaconsortiumwitharegisteredcommunityhousingornon-profitorganisationfortheprovisionofaffordablehousingequivalenttothevalueoftheaffordablehousingcontribution

developmentforthepurposeofcommunityfacilitiesandservices

developmentbyagovernment,non-profitorcharitableinstitutionprovidingacommunitybenefit,or

developmentforthepurposeofapublicutilityinstallation.


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3.7 Urban design and sustainability

Theform,typeandarrangementofbuildings,streetsandpublicspaceswithintheNorthshoreHamiltonUrbanDevelopmentArea(UDA)mustdemonstrategoodurbandesignandsustainabilitybyaddressingeachoftheelementscontainedinthissection.

Allelementsofthissectionmustbeachievedtothegreatestextentpractical,havingregardtoeachoftheotherelements.

Placemaking

Developmentistocontributetoasenseofplaceby:

promotingplaceidentityanddistinctivecharacter

individuallyandcollectivelycreatinganattractiveandappealingplaceforresidents,workersandvisitors

contributingtopermeabilityofthesiteandthesurroundingarea

contributingtothelegibilityoftheUDA

contributingtoapublicrealmthatisinclusive,accessibleandsafe

creatingapositiverelationshipbetweenpublicandprivaterealms,inparticularatstreetandfirstfloorlevels

contributingtoawiderangeandrichvarietyofactivitiesanduses

providingopportunitiesforformalandinformalgatheringandinteraction

connectingwiththesurroundingareas

encouragingpedestrianandcycleuse

facilitatingpublictransportaccessanduse

helpingtobuildandsupportalocaleconomy

helpingattractandretainadiversepopulation.

Sub-tropical design

Developmentistobeclimaticallyresponsivebyemployingappropriatedesignprinciplesandstrategiesthatensure:

buildingsareorientatedtooptimiseseasonalsolargainandloss,takingintoconsiderationmajorsiteviewsandvistas

buildingformallowsforcrossventilationandsupportsanaturallyventilatedandcomfortableenvironment

weatherprotectionandsunshading(includingeavesandoverhangs)isincorporatedintofaçadesandroofformstoreducedirectsolarheatandproviderainprotectionappropriatetoeachfaçadeorientation

buildingdesignincorporateslightandshade,providingwelldetailedandarticulatedfaçades

outdoor/semi-outdoorlivingand‘indoortooutdoor’integrationisprovidedbytheuseofbalconies,courtyards,roofgardensandlargewindowscreatingopenfacades.

Community safety and well-being

CrimePreventionthroughEnvironmental

Design(CPTED)principlesshouldunderpinthedesignofalldevelopmentwithintheUDA.

Inparticular,regardshouldbegiventotheCrimePreventionthroughEnvironmentalDesign(CPTED)GuidelinesforQueensland.

Developmentistoincorporateappropriatesafetyfeaturesinlinewithcurrentstandardsandbestpracticeguidanceincludingfiresafety,emergencyvehicleaccessandfloodimmunity2.

Developmentmustpromotecommunityhealthandwell-beingthroughadesign3thatsupportsahealthandactivelifestyle.

Allbuildingsandpublicandprivatespaceswillbedesignedtobeinclusiveandaccessibleandtocomplywithrelevantstandards4.

Developmentadjacenttoanidentifiedpublicpassengertransportcorridormustbedesignedtoamelioratetherisksassociatedwithproximitytothiscorridor.

Developmentinoperationalairspacemustnotcauseapermanentortemporaryobstruction,orpotentialhazardtoaircraftmovements.

2RefertoStatePlanningPolicy1/03,sectionA4.2andtheStatePlanningPolicy1/03Guideline,Appendix5,TableA.TheDefinedFloodEvent(DFE)isthe1%AnnualExceedanceProbability(AEP)Flood.

3Forexample,thedesignprinciplesinthe“HealthbyDesignGuidelines”(NationalHeartFoundation,Victoria2004)

4IncludingforexampledisabilitydiscriminationlegislationandAustralianStandard1428;SmartandSustainableHomeDesignObjectives,DepartmentofPublicWorks(2008)

Character and culture

TohelpcreateplaceidentityandadistictivecharacterfortheUDA,developmentshouldseektoprotect,incorporate,re-useorre-interprettheheritage,character,culturalfeaturesandhistoryoftheUDAandsurroundingarea.

Building form

(a) General provisions

Buildingsaretobewellarticulatedwithexternalbalconies,doorsanddoorways,windows,shadeandscreeningdevices,outdoorplantingandmixedusetenancies.

TheuseofmaterialsanddesigndetailsaretocontributebothindividuallyandcollectivelytoadistinctiveNorthshoreHamiltoncharacter.

Residentialbuildingdesignistoensurevisualandnoiseprivacy,adequatebalconysize,adequatestoragespace,adequateroomsizes,functionalroomrelationship,andtheprovisionofuseableandwellconnectedcommonoutdoorspaces.



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(b) Ground level detail

Groundlevelbuildingelementsaretointroduceavarietyofdetailsandfinishes.

Entries

Frontentriestoallbuildingsaretobeemphasisedthrougharchitecturalandlandscapetreatment,pedestrianpathsandawningssoastobeobviouswithouttheneedforsignageandaddressrequirementsforactivefrontages.

Screeningandawnings

Buildingsaretorespondtolocalmicroclimaticconditionsbyincorporatingappropriateweatherprotection,screeningandshadingstructuresonthebuildingfacadestochannelbreezes,filtersunlight,blockoutnightlightingandproviderainprotection.

Atstreetlevel,awningsaretobeusedtoprovideallyearprotectionfromsunandrain.Inparticular:

awningstoprimaryactivefrontagesmustbecontinuousacrosstheentirestreetalignment,toaminimumwidthof3.0metresandextendoverthefootpathtowithin0.9metresofthestreetkerb

awningstosecondaryfrontagecommercialandmixedusebuildingsneednotnecessarilybecontinuousbutmustextendoverthefootpathtowithin0.9metresofthestreetkerbforthewidthofthebuilding’smainentry

buildingsoncornersshouldprovideanawningoverthemainentryoneachfrontage

forresidentialbuildingswhereawningsarenotprovided,streettreesaretoprovideprotectionfromclimaticconditionsandseparatepedestriansfromtrafficmovement.

Landscaping

LandscapingistocontributetothevisualamenityandliveabilityofNorthshoreHamilton.

Forresidentialdevelopment,landscapingmustconstitute30%ofthesiteareaandprovideonsiterecreationopportunities.

Fornon-residentialandmixedusedevelopment,landscapingmustbedesignedandlocatedtoprovideapositivevisualandamenitycontributiontothepublicrealm.

Ingeneral,landscapingistobedesignedandlocatedsothatit:

addressesstreetsandopenspacesandcontributestotheamenityofthepublicrealm

doesnotunderminepersonalandpropertysecurityofthesurveillanceoffootpathsandpublicopenspace

doesnotencroachintopedestrianandcyclepathwaysorobscurevisibilityofpathusers

deterscrimeandvandalism

respondstomicroclimaticopportunities.

Fencesandwalls

Exceptforspecificfeaturewallsassociatedwithspecificuses,fencesorwallstogroundfloorresidentialusesmustbevisuallypermeable.50%permeabilitygenerallyprovidesanappropriatelevelofvisualpermeability.

Storageandbinareas

Externalstorageandbinareasmustbecontainedwithinthebuildingsand/ormustnotbevisiblefromthepublicrealm.

Buildingdesignandexternalstorageandbinareasmustfacilitatetheefficientsortinganddisposalofwastetomaximiserecyclingopportunities.

Windowstoretailtenancies

Windowsillstoretailtenanciesshouldbewithin100-300millimetresabovethecorrespondingfootpathlevel.Floorlevelsbehindthewindowscanbehigherthanthisonslopingfootpaths.

Useofreflectiveglassinwindowsisnotappropriate.

(c) Upper level detail

Theupperlevelelementsofbuildingsmustincorporateappropriateelementssuchasoverhangsandsunshadingtodetailthetopofthebuildingagainsttheskyline.

Balconies

Coveredbalconiesareencouragedinalllocationstoreflectasub-tropicalcharacterandprovideexternalspacesthatcanbeused

underavarietyofweatherconditions.

Residentialbuildingsmustcontaingenerousbalconiesattachedtomajorinternallivingareasoverlookingstreetsandpublicspacesprovidingsurveillanceandconnectionwiththestreet.

Commercialandmixedusebuildingsshouldalsofeaturebalconiesthatoverlookstreetsandpublicspacesprovidingsurveillanceandconnectionwiththestreet.

Inalllocations,balconiesmustbeappropriatelylocatedand/orscreenedtomaximiseprivacybetweenbuildingsandortothepublicrealm.

Roofform

Roofsaretobeappropriatelydesignedtoensureplantandequipmentisintegratedwiththeoverallroofdesign.

Variedroofforms,buildingheightsandmassingofelementsisencouraged.

(d) Building arrangement

Highrisebuildingsaretoemployappropriatekeymassingtechniquestoachievedistinctlower,middleanduppersectionssoasto:

maintainastrongrelationshipwiththestreetbyframingandactivatingthepublicrealmandentrancespaceswhilereinforcingthestreethierarchy

deliveravarietyofsetbacksonthegroundfloortocreateplazas,outdoordiningareasoropenvistas

createinternalcommunalopenspaces



3.0

andcourtyardsinbothresidentialandcommercialdevelopments

reducethevisualbulkofthebuilding

provideroofformsthataremorevisibleandaccentuatedsoastoenliventheskylineoftheNorthshoreHamiltonUDA.

Whereresidentialusesarelocatedabovepodiums,itisexpectedthatthetowerfootprintswillbesmallertoprovideroof-spaceforterraces,roofgardensetc.

(e) Building frontages

BuildingsintheUDAmustcontributetoanactiveandsafepublicrealm.

Map3identifiesthedifferentfrontageswithintheNorthshoreHamiltonUDAanddescribestheirroleforcontributingtoanactiveandsafepublicrealm.

Fornortheasternfacingblocks30%ofthefrontagesshouldbetoamaximumofthreestoreystoensureadequatesolaraccessisachievedatstreetlevelandovershadowingisminimised.RefertoMap4.

Primaryactivefrontages

Primaryactivefrontagesarethegroundlevelfacadeswhichfacethestreet.WithintheUDAthesefrontagesaregenerallyconcentratedaroundthethreeactivitycentresandplazas.

Buildingsonprimaryactivefrontagesmust:

activatethestreetforextendedhoursofthedayandnightbybuildinguptoornearthestreetedge,generallyparalleltothestreetalignmentandsupportingamixofuses

bevisuallyandphysicallypermeablecontainingmanywindowsandentrances

reinforcethepriorityofthepedestrianbyaddressingthestreet,havingstronglyexpressedpedestrianentrances,minimisingthenumberandsizeofvehicleaccesspointsandusingappropriatestreettreatments.Ifvehicleaccesspointsareunavoidable,theyshouldbeintegreatedintothebuildingdesigntominimisetheirimpactonthesafetyandamenityofthepublicrealm

contibutetocomfortforpedestriansbydeliveringcontinuousawningsprovidingshelteroverfootpaths

incorporatecarparkingwhichiseitherlocatedbelowgroundlevelornotvisiblefromthepublicrealm

provideopportunitiestooverlookthestreet,increasesurveillanceandreinforcetheactivefrontage,particularlyfromupperfloors.

Secondaryactivefrontages

Buildingsonsecondaryactivefrontagesneednotbeactivatedbyretailandcommercialusesbutmust:

addressthestreetandpublicrealmprovidingcasualsurveilance

providefacadesthatcontainwell-detailedandarticulatedaccesspointsatfrequentintervalsalongpedestriannetworks,anddonotincludeblankwalls

provideawningslocatedatkeyentrypoints.

Otherfrontages

Buildingsonotherfrontagesmust:

addressthestreetandpublicrealmbutmayhaveawidervarietyofsetbackstoallowforprivacytobemaintainedbetweenstreetanddwellingandcaterforcourtyards,balconiesanddeepplantingareas

locatebasements,whereprovided,withinbuildingfootprintsandsetbackfromstreetalignmentstoallowareasfordeepplanting

emphasiseentriesthrougharchitecturalandlandscapetreatment,pedestrianmovementpaths,awningsandheight.

Buildings and public realm relationships

ThepublicrealmwillprovideanetworkofdestinationspacesandgreenlinkswhichprovidevistasandconnectionstotheBrisbaneRiverandotheropenspaceconsistentwiththestructureplan.

Thepublicrealmwillcreateasenseofplacereflectingthecharacterofthelocationandthecontextofitshistoryanduses.

Materialandplantselectionforthepublicrealmwillbeappropriatetothelocationandrelativetothesenseofplace.

Shadetreeswillbeestablishedalongstreetsandwithinpublicandprivatespacesincludingon-streetcarparkingareas.

Privateandpublicrealmswillbeclearlydelineatedbutintegrated.

Buildingsandthepublicrealmwillhaveanappropriateclimate-basedorientationanddesign,ensuringshadeisprovided,breezescanbesharedandsunlightreachesinternalandexternalspaces.

Setbacksandintegrationwiththepublicrealmwillprovideforthemovementofpedestriansandstandingareasforpublictransportstops.

Continuousawningsindefinedlocationswillbeusedtoprovideprotectionfromtherainandsunandwillbeintegratedwithstreetplantings.

Atgroundlevel,buildingsandthepublicrealmshallbedesignedtooverlapandintegrateshopping,diningandotheroutdooractivities.

Yearroundweatherprotectionwillbelocatedalongallbuildingsthatarebuilttotheboundaryofthepublicrealm.

Balconieswillbeprovidedtoenablesurveillanceandconnectionwiththepublicrealm.

Buildingandlandscapematerialswillbedurableandofahighquality.

Private open space

(a) Common areas

Commonprivateopenspacemustbeprovidedinallresidentialdevelopmentsand:

provideforamixtureofoutdoorusesandactivities

bepositionedforgoodsolarorientation



3.0

landscapedappropriatelyforasubtropicalenvironment

minimisewateruse

respectprivacyofusersandresidents,includingthoseonneighbouringproperties.

(b) Balconies and other private open space

Allresidentialunitsmustincorporategenerousbalconiesorprivateopenspace,attachedtomajorinternallivingareasandprovidingroomforoutdoorprivateactivityandfurnishingssuchasatable,chairs,planting,aBBQandshade.Balconiesshouldbesizedproportionatelytotheunitsizeandmustnotbelessthan9m2withaminimumdimensionofthreemetres.However,itisconsidereddesirablethat16m2ofprivateopenspaceorbalconybeachievedforalldwellingunits.

Balconiesmustbeappropriatelylocatedand/orscreenedtomaximiseprivacybetweenbuildingsand/orthepublicrealmwithoutcompromisingCPTEDprinciples.

Groundfloorprivateopenspacemustprovideprivacybutstillallowoverlookingtothestreettopromotecasualsurveillance.Fencesshouldbenohigherthan1500mmandaretobevisuallypermeable.

Lighting

Externallightingshouldbedesignedtolightupthebuilding,particularlyentrancesandvegetatedareas,withoutoverspillingintootherbuildingsorthesky.

Externalmaterialsshouldnotcauseunreasonableglare.

Riverwalk

Theriverwalkwillprovidecontinuouspublicspaceattheriver’sedge.ItwillprovidebothalinkingfunctionaswellasbeingakeylineardestinationfortheUDA.

Thedesignoftheriverwalkmustensurethatthepublicspacewillbeaccessibletoallusersofthearea,andmustcreateacharacterthatconnectstothewater’sedge.

Theriverwalkmust:

provideacontinuouspedestrianandcyclistpath

ensurethatpedestriansandcyclistsareseparated

provideshadeamenityatappropriatelocationsalongtheriverwalk’spath

providerespiteareasawayfromthemovementarea

providenodalareasattheendofstreetalignments

provideadequateseatingandlighting.

ThedesignoftheriverwalkshouldbesimilarinnaturetootherriverwalksinBrisbane5.

Figure3showsapossibleriverwalkoutcomefortheNorthshoreHamiltonUDA.

5Thedesign,constructionandqualityoftheriverwalkshouldbegenerallyconsistentwithBrisbaneCityCouncil’sPublicRiversideFacilitiesDesignManualandAUSTROADSStandardsparts13and14.

Figure 3: Indicative riverwalk



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3.8 Transport, access, on-site parking and servicing

Public transport

TheNorthshoreHamiltonUDAprecinctsmustbedevelopedatadensitythatcanbeservicedbyabusrapidtransitservice.Floorspacelimitationshavebeenincludedineachprecincttoachievethis.Sub-precinctplansaretoincorporateprovisionstogiveeffecttothepublictransportoptionsindicatedonthestructureplan(refertoFigure1).

Priorityshouldbegiventopedestrian,cycleandpublictransportmodes,overprivatevehicleuse.

Transport corridors

Developmentdoesnotunreasonablyconstrainfutureprovisionofpublictransportinfrastructure(includingrail,lightrail,road,buswayandcyclewayinfrastructure)anddoesnotadverselyimpactonthefunctionoroperationofexistingorfuturepublictransportcorridorsincludingrail,lightrailorbuswaycorridors6.

6Astheplanningforthefutureprovisionofinfrastructureisongoing,theULDAmayobtainadvicefromanypublicsectorentityresponsiblefortheplanningfororprovisionoftheinfrastructureastowhethertheproposeddevelopmentislikelytoconstraintheprovisionoffuturepublictransportinfrastructureoradverselyimpactonthefunctionoroperationofanyexistingorproposedpublictransportcorridors.TheAuthoritymayhaveregardtoanysuchadviceindecidingthedevelopmentapplications.

Car parking

On-sitecarparkingareas,loadingbaysandserviceareasareeitherintegratedwithinorunderbuildingsandsleevedbyactivefrontages,orarelocatedawayfromthepublicrealmbehindbuildings.

Theuseoflargeblankscreenstomaskloadingareasisnotappropriate.

Vehicleserviceareacross-oversandcarparkingmustnotdetractfromthecharacterofactiveedgesandthepublicrealm.

Co-locationofusesandsharingofcarparkingspacesisencouragedtomaximiseefficiency.

Developmentisrequiredtoprovidecarparking(unlessotherwisespecifiedinasub-precinct)inaccordancewiththefollowingrates7identifiedinTable1:Carparkingrates.

Wherearequestismadetoprovidecarparkingatarateexceedingthatprescribedfortheprecinct,therequestmustbeaccompaniedbyastrategytomaximiseuseofpedestrian,cycleandpublictransportopportunitiesoverprivatevehicleuse.

Wherepossible,undergroundcarparkingareasaretobenaturallyventilated.Ventilationgrillsandstructuresshouldbeintegratedintothebuildingdesign,locatedawayfromtheprimarystreetfacadeandorientedawayfromwindowsofhabitableroomsandprivateopenspace.

7Whereuseisnotspecifiedabove,carparkingwillbeprovidedgenerallyconsistentwiththeratesrequiredintheplanningschemeforBrisbaneCityCouncil

Table 1: Car parking rates

LandUse Interimperiod

(priortotheprovisionoffirstfixedpublictransportservice)

Longterm

(aftertheprovisionoffirstfixedpublictransportservice)

Commercial 1spaceper50m2GFA

50%tobeprovidedonsite

50%tobeprovidedinasharedcentrallylocatedandmanagedinterimcarparkingfacility

1spaceper100m2

Residential 1.5spacesperdwellingunit(includesvisitorparking)



1spaceperdwellingunit(includesvisitorparking)

Retail 1spaceper30m2GFA



1spaceper100m2



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Circulation

Developmentistosupportincreasedaccessibility,permeabilityandmovementforpedestriansandcyclistsandappropriatemovementbyvehicles,includingemergencyvehiclesandpriorityforpublictransport.

Pedestrianandcyclewaypaths8andhighqualitycyclingfacilitiesaretobeincorporatedinnewroadswithintheUDA.

Developmentistobedesignedtoincludesafeandhighlyvisibleconnectionstopedestrianandcyclenetworksthroughbuildingsiting,landscapedesignelementsandtreatments.

End of trip facilities

Endoftripfacilitiesforpedestriansandcyclistsaretobeprovidedaspartofdevelopmentfornon-residentialusesincludingsecure,undercoverbicyclestoragefacilities,showersandlockers.SuchfacilitiesaretobeprovidedtoastandardconsistentwithAS2890.3.

Bicyclefacilitytargetsforapartmentsare:

residents–tohavesecurespaceperdwellingaccordingtoAS2890.3

visitors–tohavesecurespaceper400m2accordingtoAS2890.3.

8SeeforexampleAustroads-GuidetoTrafficEngineeringPracticeStandardsforPedestrianandCyclePathways.

Bicyclefacilitytargetsforsitesotherthanapartmentsare:

workers–tohavesecurespaceper200m2netlettablearea(NLA)accordingtoAS2893.0

visitors–tohavesecurespaceper1000m2NLAaccordingtoAS2893.0

Bicyclefacilitytargetsforsitesotherthanapartmentsare:

workers–tohavesecurespaceper200m2NLAaccordingtoAS2893.0

visitors–tohavesecurespaceper1000m2NLAaccordingtoAS2893.0

3.9 Sustainability and the environment

Safety and risk

Thefollowingexistingactivitieshavethepotentialtoadverselyimpactdevelopment.Theseactivitiesandtheirimpactareasare:

fuelstoragefacilities(Map8)

asphaltandconcretebatchingplants(Map9)

chromeplatingfacility(Map10)

marineindustryactivities(Map11)

aircraftoperations9.

Developmentwithintheimpactareasforthelistedactivitiesmustdemonstratehowthedevelopmentwillnotbeadverselyaffected

9TheimpactareasassociatedwithaircraftoperationsidentifiedunderSPP1/02DevelopmentintheVicinityofCertainAirportsandAviationFacilitiesandtheBACMasterplan.

bythepotentialenvironmentalimpactsassociatedwiththeabovementionedongoingactivities10.

Contaminated land

Developmentmustensurethatalllandandgroundwaterwillbefitforpurpose.

RemediationwillmeetEnvironmentalProtectionAgency(EPA)guidelinesfortheassessmentandmanagementofcontaminatedlandinQueensland.

Acid sulfate soils (ASS)

Thefollowingsiteworkswilltriggeranacidsulfatesoilinvestigation:

Developmentareasbelow5mAustralianHeightDatum(AHD)involvingthedisturbanceofgreaterthan100m3ofsoil

Developmentareasbelow5mAHDrequiringtheplacementofgreaterthanorequalto500m3offillmaterialinlayerofgreaterthanorequalto0.5minaveragedepth

Developmentareasbetween5mAHDand20mAHDrequiringthedisturbanceofgreaterthanorequalto100m3ofsoilbelow5mAHD.

Acidsulfatesoilswillbetreatedinaccordancewithcurrentbestpracticein

10ApplicantsarerequiredtoprepareasafetyandriskassessmentreportfordevelopmentwithintheimpactareaasindicatedonMaps8-11.Thesafetyandriskreportmustdetailallproposedbuildings,plantingsandotherphysicalmeasures,andoperationalandmanagementmeasurestomitigatepotentialimpactsofthelistedactivities.

Queensland11.

General noise requirements

Thedesign,sitingandlayoutofdevelopmentmustaddressnoiseimpactsandwherenecessaryincorporateappropriatenoisemitigationmeasures.

Developmentachievesacceptablenoiselevelsfornoisesensitiveusesinaffectedareas12.

Anacousticreportwillberequiredtoevaluateandaddresspotentialnoiseimpactsandrecommendappropriatenoisemitigationmeasures.

General air quality

Developmentwilllimitexposureandriskassociatedwithpollutantsthatcouldhaveapotentiallyadverseaffectonhumanhealth.

Developmentforindustrialuseswillbeinaccordancewithbestpracticeairqualityguidelinesandstandards13.

Water management

Developmentistodemonstrate,tothegreatestextentpossible,currentbestpracticeWaterSensitiveUrbanDesign(WSUD)andIntegratedWaterCycleManagement(IWCM)principlesforAustralia.

11ConsiderationshouldbegiventoStatePlanningPolicySPP2/02PlanningandManagementInvolvingAcidSulfateSoilsandtheQueenslandAcidSulfateSoilsTechnicalManual.

12RefertoEnvironmentalProtection(Noise)Policy200813RefertoBrisbaneCityCouncil’sAirQualityPlanning

SchemePolicyandtheQueenslandEPAGuidelinesonOdourImpactAssessmentfromDevelopments.



3.0

Biodiversity and habitat

Developmentmustnotadverselyaffectsignificantvegetation.

Developmentistobesetbacktenmetresfromthehighwatermarkexceptwherestatedotherwiseinprecinctsandsub-precincts.

On-sitestormwatermanagementmeasuresmustensurewaterqualitymaintainsaquaticecosystemvalues.

Energy efficiency

Developmentistopromoteenergyefficiencybyencouraging:

alternativeenergysupplythroughtheuseofrenewableenergysources

passivethermaldesignofbuildings

energyefficientplantandequipment

useofnaturallightandenergyefficientlighting.

Lifecycle costs and material

Developmentistoencouragesustainablefeaturesandsmartdesigntoreduceconstructionandoperatingcosts.

Developmentistoencouragetheefficientuseofresourcesandwasteminimisation.

3.10 Lot designLotsmusthaveanappropriateareaanddimensionforthesitingandconstructionofthebuildings,theprovisionofoutdoorspace,therelationshiptoadjoiningdevelopmentandpublicrealm,safeandconvenientvehicleaccess,servicingandparking.

Lotfrontagesmustaddressstreetsandcivicandopenspace.Thisistofacilitatepersonalandpropertysecurity,surveillanceoffootpathsandpublicopenspaceandtodetercrimeandvandalism.

Lotsizesanddimensionsmustenablebuildingstobesitedto:

protectnaturalandculturalfeatures,includingsignificantvegetation

addresssiteconstraintsincludingslope,soilerosion,floodinganddrainage14

retainspecialfeaturessuchastrees

ensurethatlotsarenotsubjecttounreasonablerisk,hazard,noiseimpactsorairqualityimpacts

ensurereasonablebuffersbetweenexistingorpotentialincompatiblelanduses

maximisesolarorientationbenefitstoassistenergyratingtargets.

14HavingregardtoStatePlanningPolicy1/03:MitigatingtheadverseimpactsofFlood,BushfireandLandslide.

3.11 Clean industry, research and technology facilities

Cleanindustry,researchandtechnologyfacilitieswillbedevelopedaccordingtothefollowingprinciples:

buildingsmustcontributetothefuturecharacterandimageoftheprecinct.Eachbuildingmustbedesignedtoahighcommercialstandard

buildingswithmorethanonefrontagemustaddressbothstreets

officesandadministrationcomponentsmustaddressthestreet,andbedesignedasanintegralpartoftheoverallbuilding

designmustbecontemporaryinstyletocreateaninterestingcharacter

entrypointsmustbehighlyvisibleandlegible

carparking,loadingareaandstorageareasmustnotbevisiblefromroadfrontages.Highqualityanddenselyplantedlandscapeareasmustscreentheseareas.

3.12 Harbour, foreshore and marinas

Whereproposed:

aharbourmustenhancetheappearanceandfunctionofthewaterfrontland

harboursandmarinasmustcontributetoanefficientmarinetransportnetworkwithintheBrisbaneRiverandatbroaderspatialscales

harboursmustprovidesafepublicaccessalongtheforeshoreandtomaritimefacilities

harboursandmarinasmustbebuiltinaccordancewithrelevantengineeringstandardsandwillnotpresentahazardtomaritimenavigation

harboursandmarinasmustbedesigned,constructedandoperatedtoavoid,minimiseandmitigateadverseimpactsoncoastalprocessesandcoastalenvironmentalvalues

publicaccessmustbemaintained.

Figures4and5showarangeofpossibleharbouroutcomesfortheNorthshoreHamiltonUDA.



3.0

Tidalworks(includingprescribedtidalwork)willbeassessedinaccordancewiththefollowing:

thePrescribedTidalWorkCodeincludedintheCoastalProtectionandManagementRegulation2003

theEnvironmentalProtectionAgency’soperationalpolicyfortheBuildingandEngineeringStandardsforTidalWorks

AS4997-2005GuidelinesfortheDesignofMaritimeStructures.

Theserequirementsdonotapplytoworkscarriedoutonstrategicportland.

Figure 4: Indicative Northshore Urban Village harbour

Figure 5: Indicative marina



3.0

Figure 6: Zoning and precinct plan

6

21 3

5

4

8

7

10

95 5

LEGEND

ZonesResidential high intensity zone

Medium impact employment zone

Civic and open space zone

Mixed use centre zone

Mixed use zone

Residential medium intensity zone

Precincts

1 Brett’s Wharf

2 Harbour Road

3 Northshore Urban Village

4 Northshore Park

5 Waterfront Residential

6 Northshore Central

7 Business Enterprise Park

8 Northshore Links

9 Northshore Harbour

10 Royal Queensland Golf Course

Introduction

TheNorthshoreHamiltonUDAisdividedintotenprecinctsand14sub-precincts.LandwithintheUDAisalsoallocatedazone.

Thelocationandboundariesoftheprecinctandsub-precinctsareshowninFigure6:Zoningandprecinctplan.

Thezonesareexplainedindetailsection3.3ofthelanduseplan.

Land Use Plan: Precincts


3.0Land Use Plan: Precincts

Precinct 1: Bretts Wharf

Precinct intent

TheareaborderedbyKingsfordSmithDrive,theBrisbaneRiverandtheHarbourRoadPrecinctwillconsolidateasaresidentialareaofvaryingdensities.ItistheentrypointtotheNorthshoreHamiltonUDAandfunctionsastheriverarrivalaccessforvisitorstravellingfromtheBrisbaneAirporttotheCBD.ItisincloseproximitytoRacecourseRoadandtotheBrettsWharfCityCatterminal.BuildingheightsandsetbackstotheBrisbaneRiverwillbestrictlycontrolledtorespecttheexistingresidentialamenityassociatedwiththisprecinct.

Themaximumresidential15GFAforthisprecinctwillbeintheorderof40,000m2.

ThemaximumretailGFAfortheprecinctwillbeintheorderof1,500m2.

Precinct outcomes

TheprecinctisidentifiableastheentrypointtotheNorthshoreHamiltonUDA.

NewdevelopmentwillbeconsistentwithexistingsetbackstotheBrisbaneRiverwithinthisprecinct.

Heightswillrangefromthreetotenstoreys.

NewdevelopmentwillnotprejudicethefreeflowoftrafficonKingsfordSmithDrive,includingfutureroadwidenings.

15ThemaximumGFAforthissub-precinctincludesexistingGFA.

AvistaattheendofRacecourseRoadistobeestablishedthroughanyredevelopment,creatingastrongvisualandphysicalrelationshipwiththeBrisbaneRiver.

PublicaccessalongtheBrisbaneRiverwillbemaintainedandenhanced.

Preferred land uses

Precinctwide

communityfacility

market.

Intheresidentialmediumintensityzone

foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy

homebasedbusiness

house

multipleresidential

officenotexceeding250m2GFApertenancy

otherresidential

serviceindustrynotexceeding250m2GFApertenancy

shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy

visitoraccommodation.

Inthecivicandopenspacezone

outdoorsportandrecreation

park.

103

Figure 7: Precinct 1

Figure 8: Precinct 1 – building heights plan


3.0

Precinct 1: Bretts Wharf level of assessment table

Column 1Exempt development

Column 2 UDA self assessable development

Column 3 – UDA assessable development

Column 3APermissible development

Column 3BProhibited development

AlldevelopmentspecifiedinSchedule1.

Materialchangeofusefor:

salesofficeanddisplayhomeor

homebasedbusiness.

EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.

Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.

OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.

AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.


extractiveindustry

generalindustry

heavyindustry,or

lightindustry.

Inthecivicandopenspacezoneonlymaterialchangeofusefor:

house

multipleresidential

otherresidential,or

relocatablehomeandcaravanpark.

1Asrequiredfortheprecinctorpreviouslyapproved.



3.0

Development parameters

Building heights

refertoFigure8:Precinct1-buildingheightsplan

3–10storeys.

Setbacks Brisbane River (setbackfromthehighwatermark)20metresforbuildingsgreaterthanthreestoreys.Consistentwithadjoiningwaterfrontdevelopmentforbuildinguptothreestoreys.FrontageThreemetrestoKingsfordSmithDrive(afterroadwideningprovisions).Threetofivemetreselsewhere.

Edge treatments

refertoMap4:Edgetreatments

Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.

Connections

refertoMap5:Keyconnections

AstrongvisualandphysicalconnectionwillbeprovidedattheendofRacecourseRoadtotheBrisbaneRiver.

Road widening KingsfordSmithDriveroadwideningasperBrisbaneCityCouncilrequirements.FutureaccesstodevelopmentsiteswillnotbeobtaineddirectlyoffKingsfordSmithDrive.

Car parking RefertoUDA-widedevelopmentcriteriaundersection3.8.



3.0

Precinct 2: Harbour Road

1020


Figure 10: Precinct 2 – building heights plan

Precinct intent

TheareaborderedbyKingsfordSmithDriveandtheBrettsWharfPrecinctwillconsolidateasamixeduseareaincorporatingarangeofresidential,commercialandsmallerretailuses.CommercialdevelopmentwillactasanappropriateinterfacetotheKingsfordSmithDrivecorridor.DevelopmentwillpromotestrongconnectionsfromtheadjoiningBrettsWharfandNorthshoreUrbanVillagePrecincts.

ThemaximumresidentialGFAforthisprecinctwillbeintheorderof44,000m2.

ThemaximumcommercialGFAfortheprecinctwillbeintheorderof40,000m2.

ThemaximumretailGFAfortheprecinctwillbeintheorderof4,500m2.

Precinct outcomes

FuturedevelopmentoftheprecinctwillcreateastrongbuiltformentrystatementfromKingsfordSmithDrive.

MediumdensitycommercialbuildingswillfrontKingsfordSmithDrive,creatingastrongbuiltedgewithhighqualitylandscaping.

Higherdensityresidentialbuildingswillintegratewithneighbouringcommercialdevelopmentbywayofanactiveurbanrealmatgroundlevel.

AnewroadconnectionistobeestablishedonKingsfordSmithDrivewithawideroad

reservewhichpreservestheopportunityforafutureat-gradepublictransportcorridor.

Theprecinctwillhavehighexposuretoarangeofpublictransportoptions.

Theprecinctwillcontainhighqualityurbanpublicspacesandstreetscapes.

Preferred land uses

communityfacility


homebasedbusiness

indoorsportandrecreation

market

multipleresidential

office

otherresidential

serviceindustrynotexceeding250m2GFApertenancy


showroom.



3.0

Precinct 2: Harbour Road level of assessment table








salesofficeanddisplayhomeor

homebasedbusiness.




Allotherdevelopmentnotspecifiedin

Column1,Column2orColumn3B.


extractiveindustry

generalindustry

heavyindustry

lightindustry,or

house.




3.0


Building heights


10-20storeys.

Setbacks FrontagesThreemetrestoKingsfordSmithDrive(afterroadwideningprovisions).Threetofivemetreselsewhere.Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuidings.18metresbetweenresidentialandcommercialbuildings.

Edge treatments


Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.

New and upgraded roads

refertoMap7:Proposednewroadsandroadupgrades

AnewroadconnectionisestablishedtoKingsfordSmithDrivewitharoadreservewidthwhichpreservesafutureatgradepublictransportcorridor.


Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.Asashorttermoption,thebalanceofthestageddevelopmentareaortheadjoiningCaltexsitemaybeutilisedasaninterimcarparkarea.



3.0

Precinct 3: Northshore Urban Village


Precinct intent

TheNorthshoreUrbanVillagePrecinctwillformoneofaseriesofactivitynodeswithintheUDA.Itwillprovideforavarietyofmixedusesandbuiltformoutcomes.ItwillbuildupontheestablishedBrisbaneCruiseShipTerminalwithbothdensityandheightdefiningtheprecinct.Theprecinctwillcontainareasoffestivalandlimitedsubsistenceretail(withasupermarketofupto1,500m2GFAforthetotalprecinct),offices,communityusesandmediumtohighdensityresidentialdevelopment.Theareawillbehighlyservicedbypublictransport,pedestrianandcycleconnectionsandwillcontainawaterfrontopenspaceareathatmarksthecommencementofapublicriverlinearpark.

Thisprecinctiscomprisedoffoursub-precincts.

Precinct outcomes

TheprecinctwillformthewesternactivitynodeoftheNorthshoreHamiltonUDA.

RemoraRoadisframedbyanentryparkandastrongbuiltedge.

MacarthurAvenuewillbeestablishedasthemainstreet,connectingPortsidewithadedicatedpublictransportcorridor.

ApublicparkadjoiningtheBrisbaneRiver,attheheartoftheretailarea,willbeafocalpoint.

Amixtureofintegrateduseswillprovideavarietyofexperiencesforshopping,entertainmentandleisureactivities.

Buildingswillsupporthighandmediumdensityresidentialliving.

PublictransportwillbeprovidedthroughacombinationofCityCatservicesandat-graderapidtransitwhichwillutiliseafuturededicatedpublictransportcorridorpreservedalongMacarthurAvenue.

Theprecinctwillbenefitfromriverandcityviews.ParticularfocuswillbegiventoensuringasafepublicedgetothewaterfrontbasedonCPTEDprinciples.

Allbuildingswilladdressstreets,includingresidentialbuildingswhichwillprovideentrancestogroundfloorunits.

Theprecincthasthelong-termpotentialforaharbourtobeincorporatedinthesouth-easterncorner.DevelopmentmustnotprejudicenavigationalsafetyandeffectiveoperationoftheexistingBrisbaneCruise

ShipTerminalandportactivities.

Preferred land uses

ThepreferredlandusesforPrecinct3(unlessotherwisespecifiedinasub-precinct)are:

Precinctwide

communityfacility

market.

Inthemixedusecentrezone

childcarecentre

communityfacility


homebasedbusiness

indoorentertainment


medicalcentre

multipleresidential

office

otherresidential

serviceindustrywherenotexceeding250m2GFApertenancy


shoppingcentrenotexceeding1,500m2GFA

touristfacility


Inthecivicandopenspacezone


park.



3.0

Sub-precinct criteria

Figure 12: Precinct 3 - sub-precinct plan

FIGURE 13: Precinct 3 - building heights plan

Sub-precinct 3 (a): Remora Road

Sub-precinctprinciples

TheRemoraRoadentrywillbedefinedbytheparkandbuildingsfrontingthestreet.Itwillcontainamixtureofresidentialandcommercialuses.Particularemphasismustbeplacedonthedeliveryofhighqualitybuiltform,addressingthestreetedgeandthecreationofawalkablehighamenitystreetscape.

ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof24,000m2.

ThemaximumcommercialGFAforthesub-precinctwillbeintheorderof5,000m2.

ThemaximumretailGFAforthissub-precinctwillbeintheorderof1,400m2.

Sub-precinct 3 (b): Central transport


Thissub-precinctwillcontainamixtureofhighdensityresidentialandcommercialbuildingswithstrongretailedgesinthesouthernarea.Densities,heightsandgroundflooractivationwillincreasetowardsMacarthurAvenueandadjacenttofuturepublictransportinfrastructure.Anewentryroadrunningnorth/southwillconnectKingsfordSmithDrivewithakeypublictransportdestinationandtheBrisbaneRiver.


ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof6,000m2.


Sub-precinct 3 (c): Cruise ship terminal


Thissub-precinctmayseetheestablishmentofasecondcruiseshipberthingfacility.Thesub-precinctwillhaveexcellentpedestrianconnectionsandwillseektoincorporaterestaurants,entertainmentandtouristrelatedusestocreateatrulyvibrantarea.Builtedgeswillfrontstreetsandopenspace.Anydevelopmentwillpromotesafetyandsecurityforalluserswhencruiseshipsareberthed,withappropriateareasforwharfoperationsandstevedoring,passengers,visitorsandservicevehicles16.Thissub-precinctwillalsocontainmediumtohighdensityresidentialforms,takingadvantageofthesignificantamenityandoutlookprovidedbytheBrisbaneRiver.

TherelationshipbetweentheexistingandfuturedevelopmentinthissubprecinctwithfuturedevelopmentinSub-precinct3(d)RiverPark,iscriticaltoensureaconsolidatedretailcentreisdeliveredandtheNorthshoreHamiltonUrbanVillageprecinctisreinforcedasanimportantactivitycentre.

Themaximumresidential17GFAforthissub-precinctwillbeintheorderof125,000m2.

16FuturedevelopmentmustcomplywiththerequirementsoftheMaritimeTransportOffshoreFacilitiesSecurityAct2003(CWLTH).

17ThemaximumGFAforthissub-precinctincludesexistingGFA.



Sub-precinctoutcomes

Aneast/westactiveretaillinkmustbeestablishedbetweentheexistingportsideretailareatoconnecttoSub-precinct3(d)RiverParkasindicatedMap3:Activefrontages.

East/westpedestrianandcyclistconnectionsmustbeestablishedalongtheriver’sedgewithcontinuousretailfrontagesasindicatedonMap3:ActivefrontagesandMap5:Keyconnections.

Continuousawningsmustbeprovidedalongthefootpathofthemajorretaillink/street.

Commercialorresidentialusesabovetheretailusesmustoverlookthestreetsandaccesstothesebuildingsmustbeviawelldefinedentrancesatgroundlevel.

Visualandphysicalnorth/southconnectionstotherivermustbeestablished.

Provisionofappropriateaccesstoretailfrontagesatalltimesincludingduringcruiseshipberthing.

Sub-precinct 3 (d): River Park


Thissub-precinctrepresentsakeyretail,leisureandattractorareafortheNorthshoreHamiltonUDA.Macarthur

3(a)3(b)

3(c)

3(d)

15

23

8

12

3



3.0

Avenuewilldevelopasthemainstreet,withstrongconnectionstotheBrisbaneRiver.Asignificantriverparkwilldefinetheareaestablishingatrulypublicedge,whichconnectswiththelinearopenspacesystemalongtheBrisbaneRiver.HeightsanddensitiesareconcentratedinthisareatoestablishitasakeyactivitynodefortheNorthshoreHamiltonUDA.

Thesub-precincthasthelong-termpotentialforaharbourtobeincorporated.Developmentwillnotprejudicenavigationalsafetyandtheeffectiveoperationoftheexistingcruiseshipberthingfacilityandportactivities.




Sub-precinctoutcomes

Aneast/westactiveretaillinkmustbeestablishedasindicatedonMap3:Activefrontages.

East/westpedestrianandcyclistconnectionsmustbeestablishedalongtheriver’sedgewithcontinuousretailfrontagesasindicatedonMap3:ActivefrontagesandMap5:Keyconnections.

Continuousawningsmustbeprovidedalongthefootpathsofthemajorretaillink/street.

Commercialorresidentialusesabovetheretailusesmustoverlookthestreetsandaccesstothesebuildingsmustbeviawelldefinedentrancesatgroundlevel.

Buildingheightswillrangefrom15–23storeys,withlowerbuildingslocatedtowardstheBrisbaneRiver.

AdestinationparkwillbeestablishedasindicatedonMap6:Openandcivicspace.

Provisionofappropriateaccesstoretailfrontagesatalltimesincludingduringcruiseshipberthing.



3.0

Precinct 3: Northshore Urban Village Precinct level of assessment table








salesofficeanddisplayhome,or

homebasedbusiness.





Alldevelopmentwithinasub-precinctunless:

inaccordancewithanapprovedsub-precinctplan,or

where,intheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.


extractiveindustry

generalindustry

heavyindustry

lightindustry,or

house.




3.0


Building heightsrefertoFigure13:Precinct3-buildingheightsplan

3–23storeys

Setbacks Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.FrontagesCommercialandRetail:0metreswithuptofivemetresetbackatgroundforpublicactivatedspaces.Residentialandcommunityuses:threetofivemetreswithuptofivemetressetbackatgroundforpublicactivatedspaces.ThreemetrestoKingsfordSmithDrive(afterroadwideningprovisions)Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.

Active frontagesrefertoMap3:Activefrontages

Primary–75%activeedge–morethan15premisesevery100metres.Secondary–40%activeedge–atleastfivepremisesevery100metres.

Edge treatments refertoMap4:Edgetreatments

Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.

ConnectionsrefertoMap5:Keyconnections

North/southconnectionsthroughRemoraRoadParktotheexistingcruiseshipterminalmustbepromoted.ThepublicrealmareabetweentheriverparkprecinctandthefuturepublictransportnodeonthenorthernsideofMacArthurAvenueisavitallinkinestablishingafunctionalandsustainableactivitycentre.Thelinear,riversideopenspacemustbemaintainedandpromoted.

Open and civic space refertoMap6:Openandcivicspace

Networkpark.Destinationpark.Connectingpark.Civicspace.

New and upgraded roads refertoMap7:Proposednewroadsandroadupgrades

Newroads.Existingroadupgrade.Minorimprovements.


Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.Asashorttermoption,vacantlandinRemoraRoadcouldbeconsideredasaninterimcarparkarea.



3.0

Precinct 4: Northshore Park

Precinct outcomes

Theprecinctwillbeidentifiedasaprimaryeconomicandofficebasedemploymentarea.

Residentialusesaretobepredominantlyfocusedtowardsthesouthernpartoftheprecinct,adjoiningtheNorthshoreCentralprecinct.

TheprecinctmustestablishadefinedcommercialbuiltfrontagetoKingsfordSmithDrive.

TheprecinctincludesanewconnectionroadlinkingtheUDAwithKingsfordSmithDrive.

Afuturepublictransportcorridor,linkingtheprecinctwiththeBrisbanerailwaynetwork,ispreserved.

Highqualitypublictransport,cycleandpedestrianconnectionswillbeprovided.

Communityusesmaybeincludedwithinthisprecinct,tosupporttheadjoiningactivitycentres.

Alargepublicparkwillcaterfortheneedsoffutureresidentsandworkers.ThisparklandcanincorporatethefutureprovisionofacentralenergyplanttoservicetheUDA.

Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.

Preferred land uses

Thepreferredlandusesforprecinct4(unlessotherwisespecifiedinasub-precinct)are:


office

serviceindustrywherenotexceeding250m2pertenancy

shop–wherelocatedatgroundlevelandnotexceeding250m2GFApertenancy.



Precinct intent

TheNorthshoreParkprecinctislocatedadjoiningKingsfordSmithDrivetoprovidehighprofileaddressesforcorporateandgovernmentoffices.TheprecincttakesadvantageoffutureconnectionsanditsstrategiclocationtoothercentressuchasAustraliaTradeCoastandtheBrisbaneAirport.Thefocusofthisprecinctwillbeprimarilycommercialdevelopmentinthenorthandresidentialdevelopmentinthesouth.TheabilitytoconnecttheNorthshoreHamiltonUDAwiththeBrisbanerailnetworkhasbeenpreservedaspartoffutureplanningforthisprecinct.Highqualityrecreationalparklandwillbeprovidedinthisprecinctwhichwillservicefutureresidentsandworkers.

Thisprecinctiscomprisedofthreesub-precincts.


3.0


Figure 15: Precinct 4 – sub precinct plan

Figure 16: Precinct 4 - building heights plan

Sub-precinct 4 (a): Kingsford Smith Drive


Thissub-precinctwillprovideastrongedgetoKingsfordSmithDrive.Integratedbuiltandlandscapedtreatmentsmustpromotethecreationofastreetwithstrongpedestrianoutcomes.Commercialuseswithinthissub-precinctshouldmaximisetheopportunityforexposureonamainroutelinkingtheBrisbaneCBDtotheairport.Limitedresidentialusesmaybesupportedinthissub-precinctwhereitcanbedemonstratedthatahighlevelofresidentialamenitywillbeachieved.




Preferredlanduses

ThepreferredlandusesinSub-precinct4(a)KingsfordSmithDrive(inadditiontothosestatedinprecinct4)are:

showroom.

Sub-precinct 4 (b): Central Park


Thissub-precinctwillincludealargecentrallybasedparklandareawhichwillfacilitatelocalsportsandactivitytooccur.Whereappropriatecommunityfacilitiescouldbeincorporatedintothisarea.

AsubstationwillberequiredtoallowforthedistributionofenergywithintheUDA.TheparkhasthepotentialtoincorporateacentralenergyplantthatwillprovideanalternativeenergysourcefortheUDA.Anyfuturecentralenergyplantmustensureanappropriatelevelofamenitytoparkusers.

Preferredlanduses

ThepreferredlandusesinSub-precinct4(b)CentralPark(inadditiontothosestatedinprecinct4)are:

Indoorsportandrecreation


park

utilityinstallation.

8

8

12

3

4(a)

4(b)

4(c)


Sub-precinct 4 (c): Curtin Avenue South


Thissub-precinctisintendedtoaccommodateamixtureofcommercialandresidentialuses.Itwillrepresentatransitionareabetweentheresidentialusestothesouthwiththecommercialusestothenorth.Thissub-precinctwillbenefitfromitslocationbetweenthetwomajoractivitynodesfortheUDA.AssuchafuturepublictransportcorridorlinkingtheUDAwiththeBrisbanerailwaynetwork,willbepreserved.Anyfuturerailstationinthissub-precinctwillintegratewithothermodesoftranport.



ThemaximumretailGFAforthissub-precinctwillbeintheorderof500m2.

Preferredlanduses

ThepreferredlandusesinSub-precinct4(c)CurtinAvenueSouth(inadditiontothosestatedinprecinct4)are:

communityfacility

multipleresidential.


3.0

Precinct 4: Northshore Park level of assessment table









homebasedbusiness.




Allotherdevelopmentnotspecifiedin

Column1,Column2orColumn3B.





extractiveindustry

generalindustry

heavyindustry

lightindustry,or

house.




3.0



3–12storeys

Setbacks FrontagesKingsfordSmithDrive:threemetres(afterroadwidening).Commercialandretail:0metreswithuptofivemetresetbackatgroundlevelforpublicactivatedspaces.Residential:threetofivemetres.Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Significant vegetation10metresfromthehighwatermark.



Edge treatments refertoMap4:Edgetreatments



North/southconnectionsthroughprecincttocentralparklandareaandBrisbaneRiver.East/westconnectionstoadjoiningNorthshoreCentralandNorthshoreUrbanVillageactivitynodes.


Networkpark.Destinationpark.Civicspace.


Newroads.Existingroadupgrade.


Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.



3.0

Precinct 5: Waterfront Residential

Thisprecinctiscomprisedofthreesub-precincts.

Precinct outcomes

Theprecinctwillcontainmulti-unitdwellingsandapartmentsinmediumtohighdensityforms.Theprecinctadjoiningthegolfcoursecanaccommodatelowerdensityresidentialforms.

Residentialdesignmustbeofahighstandard,providingadequatesafety,privacy,comfortandresponsivenesstoBrisbane’ssubtropicalclimate.

Theprecinctmustaccommodatehighqualityparklandandpassiverecreationalareas.

Otheruses,suchassmallscaleshops,restaurantsandshorttermaccommodation,willsupportandrespectthepredominantresidentialamenityofthearea.

Allbuildingsmustaddressstreets,includingresidentialbuildingswhichmustprovideentrancestogroundfloorunits.

Opportunitiesformaximisingriverandcityviewsareencouragedthroughoutthisprecinct

Buildingedgetreatments,includinghighqualityprivateopenspacestrips,mustreinforcestreetscapes.


Preferred land uses

Thepreferredlandusesforprecinct5(unlessotherwisespecifiedinasub-precinct),are:

communityfacility


homebasedbusiness

multipleresidential

otherresidential

shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy.




Sub-precinct 5 (a): Riverfront Residential West


Developmentwithinthissub-precinctmustseektosharetheviewsoftheBrisbaneRiverandthecity.Buildingformsmustfrontallstreetswithbacksofbuildingslocatedcentrallywithinblocks.Theriverfrontresidentialareawillincorporatesignificantgreenspaceandurbanopenspaces,increasingtheassociationwiththeriverandprovidingsubstantialreliefwithinahighdensityenvironment.Builtedgesto

5(a)

5(b)5(c)

10

15

155



Precinct intent

TheWaterfrontResidentialPrecincthasbeenpositionedtotakeadvantageofthesignificantamenityprovidedbytheBrisbaneRiver.ItwillbethefocusformediumtohigherdensityresidentialformsthatfronttheBrisbaneRiverandprovideastrongedgetoMacarthurAvenue.

TheeasternareasoftheWaterfrontResidentialPrecinctwillcontainmediumandlowerdensityformsofresidentialdevelopment.Althoughpredominantlyresidentialinnature,othersuitableusessuchasshops,restaurantsandshort-termaccommodationwillbeencouragedinappropriatelocationswhereitcanbedemonstratedthattheywillnotprejudicethefunctionoftheadjoiningactivitynodes.Generouspublicspacealongtheriverwillensurethatitremainsanassetenjoyedbyallresidents,workersandvisitors.


3.0

MacarthurAvenueandthestreetfrontingtheriverarecriticaltothecreationofadefinedurbanenvironment.



Sub-precinct 5 (b): Riverfront Residential Central


Developmentwithinthissub-precinctshouldseektosharetheviewsoftheBrisbaneRiverandthecity.Buildingformsmustfrontallstreetswithbacksofbuildingslocatedcentrallywithinblocks.Theriverfrontresidentialareawillincorporatesignificantgreenspaceandurbanopenspaces,increasingtheassociationwiththeriverandprovidingsubstantialreliefwithinahighdensityenvironment.



Sub-precinct 5 (c): Riverfront Residential East


Thissub-precinctcanaccommodateamixtureofresidentialformsthattakeadvantageoftheamenityprovidedbyadjoiningopenspaceandtheBrisbaneRiver.Lowdensityresidentialbuildingformswillbeappropriateadjoiningthegolfcourse.



Preferredlanduses

ThepreferredlandusesinSub-precinct5(c)RiverfrontResidentialEast(inadditiontothosestatedinprecinct5)are:

house.



3.0

Precinct 5: Waterfront Residential level of assessment table









homebasedbusiness.







whereintheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.


extractiveindustry

generalindustry

heavyindustry,or

lightindustry.




3.0



5–15storeys

Setbacks FrontagesRetail:0metreswithuptofivemetresetbackatgroundforpublicactivatedspaces.Residential:threetofivemetres.Tower separation18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Brisbane River Setback(fromthehighwatermark)20metresforallbuildings.Significant Vegetation10metresfromthehighwatermark.

Edge treatmentsrefertoMap4:Edgetreatments



North/southconnectionsthroughtheeasternriverparktothewetlandparkintheNorthshoreLinksPrecinctmustbepromoted.Connectionsmustbereinforcedonthenorth/southstreetstopromoteaccessibilitytotheriver’sedge.East/westconnectionsalongthelinear,riversideopenspacemustbemaintainedandpromoted.


Networkpark.Destinationpark.Connectingpark.Civicspace.


Newroads.Existingroadupgrade.Minorimprovements.




3.0


Precinct intent

TheNorthshoreCentralPrecinctislocatedinthecentreoftheNorthshoreHamiltonUDAandwillbeakeyfocalpointofactivity.

Itwillprovideforavarietyofmixedusesandbuiltformoutcomes.Itwillcomplimenttheotheractivitynodesandwillincludehigherorderretailuses(includingadistrictsizedsupermarket)commercial,communityusesandmediumtohighresidentialdevelopment.

Itsproximitytopublictransport,openspaceandtheBrisbaneRiverwillmakeitanattractivelocationforbusinesseslookingforahighlevelofintegrationwithotheruses.Generouspublicspacealongtheriverwillensurethatitremainsanassetenjoyedbyallresidents,workersandvisitors.

Precinct 6: Northshore Central

Theprecincthasthelongtermpotentialforaharbourtobeincorporatedinthesouth-easterncornerwhereitdoesnotprejudicenavigationalsafety.

Thisprecinctiscomprisedoftwosub-precincts.

Precinct outcomes

TheprecinctwillbecomeidentifiableasaneconomicandofficebasedemploymentcentrefortheNorthshoreHamiltonUDA.

Higherorderretailandresidentialuses,inappropriatelocations,willbeintegratedandprovideactivitytothearea.

TheprecinctwillestablishadefinedbuiltfrontageandstrongconnectionstoMacArthurAvenue,BarchamStreetandtheBrisbaneRiver.

Increaseddensitiesarepromotedadjoiningfuturepublictransportinfrastructure.

Theareawillestablishhighqualityurbanpublicspacesandstreetscapesthatpromotepedestrianactivityandaccess.

Futuremarinadevelopmentisconsideredappropriateinthislocation.


Preferred land uses


childcarecentre

communityfacility


homebasedbusiness

indoorentertainment


medicalcentre

multipleresidential

office

otherresidential

serviceindustrynotexceeding250m2

GFApertenancy


shoppingcentre

touristfacility




3.0




Sub-precinct 6 (a): Barcham Street


Thissub-precinctwillincludeavibrantmixofrestaurants,cafes,convenienceretailandadistrictsizesupermarketfortheUDA.Itwillincludeavarietyofbuildingformsandheightsandwillhaveahighqualitypublicrealm.Thesub-precinctwillbehighlyservicedbypublictransportandapedestrianfriendlyenvironment.

Largefloor-plateretailwillbesleevedbysmallscaleshops,foodpremisesandbusinessestoensureactivityandvisualinterestonstreetsandtocivicandopenspace.




Preferredlanduses

ThepreferredlandusesinSub-precinct6(a)BarchamStreet(inadditiontothosestatedinprecinct6)are:

educationalestablishment

shoppingcentre.

6(a)

6(b)

23

8

128

121515


Sub-precinct 6 (b): Macarthur Central


Thissub-precinctwillhaveastrongrelationshipwiththeBrisbaneRiverandMacArthurAvenueasthemainstreetwithintheUDA.Itwillaccommodatehighdensitybuiltformwitharangeofmixusesincludingretail,commercialandresidential.Thesub-precinctwillbehighlyservicedbypublictransportandcontainawaterfrontopenspaceareaforeventsanddestinationactivitiesalongthepublicriverlinearpark.



ThemaximumretailGFAfortheSub-precinctwillbeintheorderof10,000m2.


3.0

Precinct 6: Northshore Central level of assessment table









homebasedbusiness.









extractiveindustry

generalindustry

heavyindustry

lightindustry,or

house.




3.0



8–23storeys

Setbacks FrontagesCommercialandretail:0metreswithuptofivemetresetbackatgroundforpublicactivatedspaces.Residential:threetofivemetres.Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.Significant vegetation10metresfromthehighwatermark.



Edge treatmentsrefertoMap4:Edgetreatments



North/southconnectionsthroughBarchamStreetspinetoadjoiningNorthshoreParkprecinct.Connectionsmustbereinforcedonthenorth/southstreetstopromoteaccessibilitytotheriver’sedge.East/westconnectionsalongthelinear,riversideopenspacemustbemaintainedandpromoted.


Networkpark.Destinationpark.Connectingpark.Localpark.Civicspace.






3.0

Precinct 7: Business Enterprise Park

Precinct intent

Thisareawillcontinuetobedominatedbyindustrialuseshoweverthereisthepotentialforfuturecommercialdevelopmenttooccurinthisarea.Intensificationofexistingandnewheavyorhighlyincompatibleindustrieswillnotbesupported.

AppropriateformsofnewdevelopmentcouldincludecleanerindustryandresearchandtechnologyfacilitiesassociatedwiththeSmartStateStrategy18.



Precinct outcomes

Thissub-precinctwillbepromotedovertimetocleaner,moreurbancompatibleindustries.

Industriesandbusinesseswithinthissub-precinctwillhaveacleanandhighamenityimage.

Siteplanning,buildingandoperationalparametersmustbeofahighstandardtoensureminimalenvironmentalimpactsonsurroundinguses.Industrialusesmustnotpresentsignificantriskstopeople,propertyandtheenvironment.

18RefertoTheSmartStateStrategy–Queensland’sSmartFuture2008-2012atwww.smartstate.qld.gov.au/strategy/index.shtm

Levelsofemissionsmustbesensitivetosurroundinguses.Theinterfaceareasbetweentheindustrialareaandadjoiningsensitivereceptorswillbeappropriatelymanaged.

TheGovernment’sSmartStateStrategywillbepromoted.


Preferred land uses


IntheMediumimpactemploymentzone:

foodpremiseswherelocatedatgroundlevelnotexceeding250m2GFApertenancy

lightindustry

office

researchandtechnologyfacility

serviceindustry

servicestation


showroom.

IntheCivicandopenspacezone:


park.

3





3.0

Precinct 7: Business Enterprise Park level of assessment table






AlldevelopmentspecifiedinSchedule1. EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.





communityfacilities

extractiveindustry

generalindustry

heavyindustry

house

multipleresidential

otherresidential,or

relocatablehomeandcaravanpark.



HeightsrefertoFigure24:Precinct7-buildingheightsplan

3storeys

Setbacks FrontagesKingsfordSmithDrive:threemetres(afterroadwidening).Commercial:0tothreemetres.Industrial:3-5metres.Significant vegetation10metresfromthehighwatermark.


North/southconnectionstoNorthshoreLinksPrecinctandBrisbaneRiver.PossiblefutureconnectiontoGatewayMotorway.



Carparking RefertoUDAwidedevelopmentcriteriaundersection3.8.

Roadwidening KingsfordSmithDriveRoadasperBrisbaneCityCouncilrequirements.FutureaccesstodevelopmentsiteswillnotbeobtaineddirectlyoffKingsfordSmithDrive.



3.0

Precinct 8: Northshore Links

Precinct outcomes

Businessesmustbelocatedwithinhighqualitylandscapedenvironments.

Physicalconnectionsandvisualaccesstoopenspaceareasmustbepromoted.

Buildingsmustaddressroadfrontagesincorporatinghighqualitylandscapedareasandbuildingentrances.

Whereappropriate,residentialformsofdevelopmentarepredominantlyfocusedtowardsthesouthernpartoftheprecinct,adjoiningtheWaterfrontResidential,NorthshoreCentralandNorthshoreHarbourprecincts.

Anenvironmentalwetlandparkwillbelocatedinthenorth-eastcornerofthisprecinctwhichwillprovideimportantwaterstoragecapacityfortheUDA.Thiswillpromotetheretainedmangrovevegetationaswellasfocusingoneducationalopportunitiesassociatedwithwaterquality,floodcatchmentsandnaturaltidalecosystems.


Highqualitypublictransport,cycleandpedestrianconnectionswillbeprovidedinthisprecinct.

Preferred land uses



lightindustry

office

researchanddevelopmentfacility

serviceindustry

shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy.



Precinct intent

TheNorthshoreLinksPrecinctwillprovideamoreopen,park-likesettingsuitableforbusiness,hightechnologyindustryandresearchfacilities.

Intheshorttermitshighqualityopenspaceenvironmentwillprovideanappropriatebufferandtransitionfromtheindustrialareatothenorth.Overtime,asenvironmentalconditionsimprovethroughindustrialtechnologicalimprovements,othermixeduseforms,suchasresidential,maybeappropriateinthisprecinctwhereitcanbesufficientlydemonstratedthatriskhazard,airquality,odourandnuisanceimpactscanbeappropriatelymitigated.

Thisprecinctiscomprisedoftwosub-precincts.


3.0




Sub-precinct 8 (a): Macarthur North


Thissub-precinctwillbecriticalinprovidingatransitionzonefromtheBusinessEnterprisePrecinctthroughtotheMacarthurSouthSub-precinct.Knowledge,researchanddevelopmentindustriesandbusinessesareencouragedinthisarea,reflectingthechangeinnaturefromtheexistingindustrialuses.Theeasternportionofthesub-precinctshouldtakeadvantageofthesignificantamenityprovidedbytheRoyalQueenslandGolfClubandopenspacesystem.Acomprehensivedevelopmentadjoiningtheenvironmentalwetlandparkmustincorporateawelldesignedbuiltoutcomesurroundingacentralopenspacearea.



Preferredlanduses

ThepreferredlandusesinSub-precinct8(a)MacarthurNorth(inadditiontothosestatedinprecinct8)are:

communityfacility(whereassociatedwiththeenvironmentalwetlandpark).

8(a)

8(b)

53

55

12

Sub-precinct 8 (b): Macarthur South


Businessuseswillbepromotedinthemediumterm.Overtime,asenvironmentalconditionsimprove,residentialformsofdevelopmentmaybeconsideredappropriateinthesouthernpartofthissub-precinctwhereitcanbesufficientlydemonstratedthatmattersrelatingtoriskhazard,airquality,odourandnuisanceimpactscanbeappropriatelymitigated.Developmentatthesouthernpartofthissub-precinctmustensurethatitprovidesahighqualityinterfacewiththewaterfrontresidentialprecinct.




Preferredlanduses

ThepreferredlandusesinSub-precinct8(b)MacarthurSouth(inadditiontothosestatedinprecinct8)are:

multipleresidential(whereitcanbesufficientlydemonstratedthatmattersrelatingtoriskhazard,airquality,odourandnuisanceimpactscanbeappropriatelymitigated).



3.0

Precinct 8: Northshore Links level of assessment table









homebasedbusiness.








Materialchangeofuse:

extractiveindustry

generalindustry

heavyindustry,or

house.




3.0


Building heights


3–12storeys

Edge treatments



Setbacks FrontagesCommercial:0tothreemetres.Residential:threetofivemetres.Tower separation 12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Significant vegetation10metresfromthehighwatermark.

Connections


North/southconnectionstoBusinessEnterprisePrecinctandBrisbaneRiver.East/westconnectionstoadjoiningNorthshoreCentralPrecinct.Openspaceconnectionsbetweenwetlandparkandriversideparkland.

Open and civic space

refertoMap6:Openandcivicspace

Destinationpark.Connectingpark.Localpark.

New and Upgraded Roads






3.0



Precinct 9: Northshore Harbour

Precinct intent

TheNorthshoreHarbourPrecinctisthesmallestofthecentreswithintheUDA.ItwillprovideforavarietyofmixedusesandbuiltformoutcomesandwillhaveastrongrelationshipwiththeexistingNorthshoreRiversideParklocatedattheendofMacArthurAvenue.

DuetoitsstrongrelationshipwiththeBrisbaneRiverandtheadjoiningpark,thereisanexcellentopportunitytoincorporateaharbourstyledevelopmentasalongertermoption.Marinadevelopmentinthisprecinctwillbesupportedaswellascomplementaryusessuchascafes,restaurantsanddestinationactivities.Theprecinctwillhaveagenerouspublicspacealongtheriverwhichwillensurethatitremainsanassetenjoyedbyallresidents,workersandvisitors.



Precinct outcomes

TheprecinctwillfunctionasadestinationcentrecapitalisingontheadjoiningBrisbaneRiverandRiversidePark.

Smallscaleretailuses,inappropriatelocations,areintegratedandprovideactivitytotheprecinct.

TheprecincthasadefinedbuiltfrontageandstrongconnectionstoMacArthurAvenue,NorthshoreRiversideParkandtheBrisbaneRiver.

Increaseddensitiesarepromotedadjoiningfuturepublictransportinfrastructure.

Theprecinctcontainshighqualityurbanpublicspacesandstreetscapesthatpromotepedestrianactivityandaccess,particularlyalongtheBrisbaneRiver.

Futuremarinadevelopment,includingthelong-termpotentialforaharbour,isconsideredappropriateinthisprecinct.

Preferred land uses

Thepreferredlandusesforprecinct9are:

Precinctwide

communityfacility


market

touristfacility.

IntheMixedusecentrezone

civicandopenspacezone

homebasedbusiness

indoorentertainment

multipleresidential

office

otherresidential



IntheCivicandopenspacezone


park.

153



3.0

Precinct 9: Northshore Harbour level of assessment table









homebasedbusiness.





Materialchangeofusefor

extractiveindustry

generalindustry

heavyindustry

lightindustry,or

house.




3.0


Building heights


3–15storeys

Setbacks FrontagesCommercialandretail:0metreswithuptofivemetressetbackatgroundforpublicactivatedspaces.Residential:threetofivemetres.Tower separation18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.

Active frontages

refertoMap3:Activefrontages

Primary–75%activeedge–morethan15premisesevery100metres.

Edge treatments



Connections


Connectionsmustbereinforcedonthenorth/southstreetstopromoteaccessibilitytotheriver’sedge.East/westconnectionsalongthelinear,riversideopenspacemustbemaintainedandpromoted.ThisincludesastrongconnectionfromtheprecincttotheadjoiningNorthshoreRiversidePark.

Open and civic space

refertoMap6:Openandcivicspace

Networkpark.Connectingpark.Civicspace.

New and upgraded roads






3.0

Figure 30: Precinct


Precinct 10: Royal Queensland Golf Club

Precinct intent

ThisprecinctcontainstheRoyalQueenslandGolfClubwhichisintendedtoremaininitscurrentform.Theexistingmangrovelinesdrainagesystemontheprecinct’swesternboundaryistobeprotected.

Precinct outcomes

Thegolfcourseusewillcontinue.


Preferred land uses

Thepreferredlandusesforprecinct10are:

club

foodpremisesnotexceeding250m2GFApertenancy



shopnotexceeding250m2GFApertenancy.

3



3.0

Precinct 10: Royal Queensland Golf Club level of assessment table






AlldevelopmentspecifiedinSchedule1. EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.





extractiveindustry

generalindustry

heavyindustry,or

lightindustry.



Building heights


Threestoreys

Setbacks Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.Significant vegetation10metresfromthehighwatermark.




3.0Land Use Plan: Maps

0.35

0.50

0.75

1.50

LEGEND

Plot ratio

Map 2: Northshore Hamilton UDA plot ratios under Brisbane City Council’s Brisbane City Plan 2000


3.0 Land Use Plan: Maps

Map 3: Active frontages

Primary frontages

Secondary frontages

Indicative new road layout

Active frontages


3.0

Dominant built form at corners

30% of frontage a maximum of 3 storeys


Edge treatments

Map 4: Edge treatments

Land Use Plan: Maps


3.0

Map 5: Key connections

Key pedestrian connections

Proposed City Cat terminal


LEGEND

Land Use Plan: Maps


3.0

Map 6: Open and civic space

400m network parks

Desination parks

Local parks

Connecting parks

Civic


Open + civic space plan

Land Use Plan: Maps


3.0

Map 7: Proposed new roads and road upgrades

LEGEND

Existing road with minor improvements

Existing road/ alignment retained and upgraded


Land Use Plan: Maps


3.0

Map 8: Fuel storage facilities

Impact area

LEGEND

Fuel storage facilities

Land Use Plan: Maps


3.0

Map 9: Asphalt and concrete batching plants

Impact area

Zone 1: All development

Zone 2: All development above 40m AHD

LEGEND

Asphalt and concrete batching plants

Land Use Plan: Maps


3.0

Map 10: Chrome plating facility

Impact area

LEGEND

Chrome plating facility

Land Use Plan: Maps


3.0 Land Use Plan

Map 11: Marine industry activities

Marine industry activities

LEGEND

Marine operations

Impact area

Land Use Plan: Maps


4.0Infrastructure Plan

ListedbelowistheinfrastructurerequiredtobedeliveredinordertoachievetheULDA’svisionfortheNorthshoreHamiltonUDA.

ThefundingmechanismstoachievethedeliveryofthisinfrastructurearedetailedinChapter5.0ImplementationStrategy.

Proposed catalyst infrastructure

Infrastructure Description of works

Roadandstreetimprovements RemoraRoadupgradeincludingroadconstruction,drainageworks,intersectionupgradeandlandscapingtreatment.

MacArthurAvenuepartupgradeincludingroadconstruction,drainageworks,streetlighting,landscapingtreatmentandroadsidebusstopinfrastructure.

NewKingsfordSmithDrivelinkroad(adjoiningtheHarbourRoadPrecinct)includingroadconstruction,drainageworks,intersectionworks,streetlightingandlandscapingtreatment.

Parklandworks ConstructionofnewwaterfrontparkandupgradetoRemoraRoadpark.

Proposed infrastructure improvements


Roadandstreetimprovements MacArthurAvenue(progressiveupgrade).

NewKingsfordSmithDrivelinkroad(adjoiningNorthshoreParkPrecinct).

TheodoreStreetwideningandnewBarchamStreetlinkroadtoNorthshoreCentralPrecinct.

CullenAvenueextensionlinkingGatewayMotorwaywithNorthshoreParkPrecinct.

Proposed water and sewer infrastructure


Waterandsewer WaterandsewernetworkswithintheUDAwillbeupgradedatthetimeofdevelopmentsbeingundertaken.

Proposed community facilities, transport and affordable housing


Transport Investigationsfordedicatedrapidtransitsystem.

Ferryterminals.

Communityfacilities Multi-purposecommunityfacility.


5.0 Implementation Strategy

5.1 IntroductionAsdescribedinearliersectionsofthedevelopmentscheme,thepurposeoftheULDAActistofacilitate:

(i) theavailabilityoflandforurbanpurposes

(ii) theprovisionofarangeofhousingoptionstoaddressdiversecommunityneeds

(iii)theprovisionofinfrastructureforurbanpurposes

(iv)planningprinciplesthatgiveeffecttoecologicalsustainabilityandbestpracticeurbandesign

(v) theprovisionofanongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds.

ThemissionformulatedbytheULDAtoachievethepurposesoftheActistocreatevibrantinclusivecommunitiesandto:

CreatesustainableworldclassprecinctsallQueenslanderscanbeproudof.Theseoutstandingnewurbancommunitieswillincorporatebestpracticeurbandesignprinciplesandarangeofaffordablehousingoptions.

Inachievingthatvision,thevaluestheULDAseektoexhibitinitsachievementofthatoutcomeare:

boldleadership

collaborationandpartnership

creativityandinnovation

sustainability

integrity.

Consequently,theimplementationstrategyandactionsoftheULDAneedtoaddressaspectsbroaderthantheAct’spurposesandneedtoaddress,notonlywhatistobeachieved,butalsohowitistobeachieved.

Inmanyaspectsthisimplementationstrategywillbealivingdocument,respondingtocircumstancesastheyarise,learningfromthelessonsastheUDAdevelopsandadoptinginnovationarisingfromtechnologicalchangeandinnovationfromindustry.

However,thefollowingsectionprovidesaframework,indicatingtheimplementationstrategyelements,desiredoutcomesandplannedactionsformulatedatthistimetogiveeffecttotheAct’spurposesandtheULDA’smission.

ThekeyelementsdeterminedasessentialintheachievementoftheULDA’smissionareindicatedbelowanddetailedinthefollowingsections:

urbanlandavailabilityfordevelopment

housingoptions

ecologicalsustainability

bestpracticeurbandesign

urbaninfrastructureprovision.

Allelementsineachsectionmustbeachievedtothegreatestextentpracticalhavingregardtoeachoftheotherelementsoftheimplementationstrategy.

However,theULDAalsorecognisesthatthereareotheraspectstothecreationofdevelopmentintheUDAthatbearrecognition.Inparticularleadershipandplacemaking.

Leadership

TheULDAhasbeenprovidedwithanActthatallowsfora‘blankslate’approachtourbandevelopment.ThisblankslateallowstheULDAtotryalternativemethodsofdeliveringsuccessfulurbandevelopmentoutcomes.

TheULDArecognisesthatwhileithastheabilitytohaveadirectimpactonoutcomeswithintheUDA,italsohasthepotentialtohaveanindirectoutcomebywayofdemonstrationoftheimpactofalternativeapproaches.

Consequently,ifsuccessful,theprocesses,provisionsorsystemsputinplacemaybesuitableforadoptionbyotherauthoritiesintheState.

Place making

TheULDArecognisesthatthecreationofsuccessfulurbanspacesstartswithestablishingavisionfortheUDAwhichismeaningful,respectsthelocationandsite’scharacteristicsandislikelytofindacceptancebythewidercommunity,andinparticularthedevelopmentcommunitysothatdevelopmentoccurs.Thelanduseplanandinfrastructurestrategyprovidethemainmeansofachievinggoodurbanspaces.

However,theULDArecognisesthatthereareother,moresubtleaspectsthatneedtobeconsideredtocreatetrulyspecialplacesthatdonotneatlyfitintothefollowingstructure,namely:

thearrangementandtypeofuseswithinspaces

theroleofthecommunityinthedevelopmentandchangeofspacesovertime

eventmanagementtoenlivenandactivatespaces.

TheseaspectsarenotaddressedinthissectionbutwillbeinstitutedaspartoftheULDA’sactivitiesastheUDAdevelops.


5.0Implementation Strategy

5.2 Urban land availability for development

Thedevelopmentscheme,tobesuccessfulandachievetheULDA’saims,needstoleadtodevelopmentontheground,ratherthanbejustaplanningdocument.Forlandownersandthedevelopmentindustry,thedevelopmentscheme’sprovisionsneedtocreateanenvironmentwherecommerciallyviabledevelopmentprojectsarefostered.

AmeasureofthissuccesswillbethewillingnessofprivateindustrytoseektodevelopsiteswithintheUDA.

Element Measure Actions

Urbanlandavailabilityfordevelopment

DevelopmentoccurswithintheUDA.

Adevelopmentschemethat:

includesdevelopmentrequirementsthatallowacommercialoutcome

providecertaintyofdevelopmentpotential(usesandyield)

respondstochangesinmarketconditions

allowsforalternativedesignsolutions.

Aninfrastructurestrategythat:

ensuresnecessaryinfrastructureisco-ordinatedandconstructedtofacilitatedevelopment

doesnotrequiredevelopmentcontributionsthataresohighthatlandownershavenoincentivetoredeveloptheirproperties

hasachargingregimethatbalancesupfrontcostswithpaymentsovertime,andrecognisestheimportanceoftimeofpaymentstotheindustry

hasatransparentandeasilycalculabledevelopmentcontributionschedule.

Anapprovalsystemthat:

minimisestimedelaytothedeveloper

highlightsearlythelevelofdetailrequiredforaspecificdevelopmentapplication

allowsforconsiderationofalternativesolutionsinanexpeditiousmanner

allowsadevelopmentproponenttobeprovidedwithadegreeofcertainty,earlyintheprocesssothatadevelopmentproposalwillbeacceptable

providesconsistencyfromthepre-lodgementprocess,throughapprovaltoprojectcommencement.

TheULDAwillseektofacilitatedevelopmentinspecificareasby:

workingwithlandownerstofindsolutionstospecificissues

buildingcatalystinfrastructurewhereitwillleadtoearlydevelopmentwithinaprecinct

brokeringdiscussionswithgovernmentagencieswhererequiredtofacilitateresolutionofissues

workingwithgovernmentagenciestobringlandtothemarketwherethelandissurplustotheirrequirements

undertakingstudiestoaddressareawideissues.



5.3 Housing optionsTherehasbeenadeclineinhousingaffordabilityinQueenslandwhichhasbeenexacerbatedbyincreasesininterestratesandstronggrowthintheeconomyuntilmarketeventsin2008.DeclininghousingaffordabilityisparticularlypronouncedintheinnersuburbsofBrisbaneasaresultofinnerurbangentrification.

TheULDAActspecificallystatesthatoneofthemainpurposesoftheAuthorityistofacilitatetheprovisionof‘anongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds’.

Consequently,theULDAseekstoachievethedevelopmentofdiverseandinclusivecommunitiesbyimprovinghousingdelivery,affordability,designandchoiceandspecificallytheULDAwillseektoincreasetheprovisionofaffordable,appropriateandaccessiblehousingforlowtomoderateincomeearners.

Ameasureofthissuccesswillbe:

achievingaminimumof15%ofalldwellingsbuiltintheUDAsasaffordabletopeopleonlowtomoderateincomes

achievingamixofincomes,tenuresandpricepointsinallUDAsandwithinanumberofprecinctswithintheUDAsincludingsocial,affordablerentalandaffordableowneroccupierhousing.

Elements Measure Actions

Housingoptions Achievingaminimumof15%ofalldwellingsacrosstheUDAsasaffordable.

Achievingadiversityinhousingoptions.

ImplementthefollowingstrategiestodeliveraffordablehousingintheUDAs:

Developmentcontribution:sharingupliftoflandvalue

InprivatedevelopmentintheUDAswherethereissignificantupliftoflandvaluearisingfromthedevelopmentscheme,adevelopmentcontributiontowardsaffordablehousingwillberequired(refertoinfrastructurestrategy).

Developmentcontributions:housingdiversityrequirements

Inallresidentialdevelopmentsthroughappropriatedesign,reductioninunitandlotsizes,andchangestobuildingpractices,residentialproductwillberequiredtoprovidediversehousingoptions.

Inaddition,aminimum5%ofresidentialproductwillberequiredtobeaffordabletorentbythetargetmarket,i.e.abletoberentedspendingnomorethan30%ofgrosshouseholdincomeforhouseholdsearningthemedianlevelincomeintheBCCstatisticaldistrict.

FacilitatingNotforProfithousing(NFP)

Thiswilloccurthroughensuringatimelydevelopmentapprovalprocessandinsomecircumstancesreducedrequirementsthroughthedevelopmentscheme.

ULDAdevelopmentactivites

TheULDAActallowstheULDAtodevelopland.SurplusincomegeneratedfromtheseactivitieswillbeutilisedforthepurposesoffundingtheongoingoperationsoftheULDAandtodeliveradditionalaffordablehousingoutcomes.

Provisionofsocialhousing(subjecttoDoHfunding):

TheprovisionofsocialhousinginallUDAswhichisfundedbytheDepartmentofHousing(DoH)andmanagedbythedepartmentoraNotforProfit(NFP)communityhousingorganisationandmeetstheneedsofthelowestincomeandhighestneedhouseholdsonthehousingregister.

Facilitatingsocialhousing

TheULDAisworkingcloselywithDoHtofacilitatetheprovisionofsocialhousingthroughtheirstandardpurchaseprogram.



5.4 Ecological sustainability

Theprovisionsofthelanduseplanandinfrastructureplanreflectanecologicalsustainablebalancethatintegrates:

protectionofecologicalprocessesandnaturalsystemsatlocal,regional,stateandwiderlevels

economicdevelopment

maintenanceofthecultural,economic,physicalandsocialwellbeingofpeopleandcommunities.


Ecologicalsustainability

Theecologicalsustainabilityprincipleswithinthelanduseplanareenforced.

PreparationofadditionalguidelinestopromoteandfacilitateincorporationofecologicalsustainableprinciplesinprojectswithintheUDA.

Thedevelopmentindustryisencouragedtobetterthelanduseplan’sprovisionsandobtainanexemptionfromthepaymentofthecomponentoftheupliftoflandvalueidentifiedtobeappliedtoecologicalsustainability.

ExpenditureofthefundscollectedfromtheupliftoflandvaluecomponentonecologicalsustainabilityprojectswithintheUDA.

EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingecologicalsustainableoutcomestobeinstitutedintheUDA.

DocumentationandpromotionofecologicalsustainableexamplesdevelopedwithintheUDA.



5.5 Best practice urban design

Thelanduseplanandinfrastructureplanhavebeenpreparedtoresultinurbandesignoutcomesofahighstandard.

Ameasureofthissuccesswillbetheacceptancebytheindustryandcommunityoftheresultingbuiltform.


Bestpracticeurbandesign

Builtformoutcomeisacceptedbytheindustryandcommunity.

ThevisionfortheUDAanditsprecincts,andtheprinciplescontainedwithinthestructureplanareprotectedthroughthedevelopmentapprovalprocess.

Thedevelopmentrequirementsarecontinuallyassessedandreviewedfortheirrelevanceandappropriateness.

Designinnovationandalternativeoutcomesareencouragedwithanincentiveprogramtobedevelopedtorewardexcellenceindesign.

ULDAreviewpanelsprovideamulti-disciplinaryreviewofdevelopmentproposals.

EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingsuperiordesignoutcomestobeinstitutedintheUDA.

DocumentationandpromotionofgooddesignoutcomesdevelopedwithintheUDA.



5.6 Urban infrastructure provision

Funding principles to facilitate development

PrudentinvestmentininfrastructureisnecessarytofacilitatetheincreaseindevelopmentintensityrequiredtodeliverthevisionfortheUDA.

Contributionstowardsthedeliveryofthisinfrastructurewillbesharedasthefundingoftherequiredinfrastructureisnotcommerciallyviableforanyonedeveloper,ownerorgovernmententityduetothefragmentationoflandownershiportheoverallsizeablecostsofsomeoftheinfrastructureworks.

Theuseofpublicfundsastheprimarysourceoffundingtopayforthenecessaryinfrastructure,resultinginasignificantincreaseindevelopmentyieldandhenceawindfallgaintoprivatelandowners,isnotconsideredappropriate.

Consequently,redevelopmentofareaswithintheUDAarenotlikelytooccurunlessaspecificinfrastructurefundingpackagecanbedeveloped,whichisacceptabletolandowners,theindustryandgovernment.

Theoverarchinginfrastructurefundingprinciplesproposedtofacilitateredevelopmentare:

(i) infrastructurefundingwillbebasedonensuringthatthevisionoftheUDAcanbeachieved

(ii) infrastructureandactivitieswillbefundedinafairandequitablemannerandwillbebasedonthemostappropriatemechanism.Theseinclude:

usercharges

specialratesandcharges

stateandfederalfunding

conditionsfortheprovisionofinfrastructure

stateinfrastructureagreementsand

negotiatedinfrastructureagreements

(iii)whereinfrastructurecanbefairlyapportionedtousers,infrastructurechargesaspertheIntegratedPlanningAct1997.willbeused.Impactmitigationpaymentsmaybeimposedifunanticipateddevelopmentoccurs

(iv)specialratesandchargeswillbeusedgenerallyformaintaininginfrastructureandforinfrastructure/projects/activities/serviceswherethereisadirectnexusbetweendevelopmentwithintheUDAandtheitem(s)thatarebeingcharged.Insomeinstancesspecialratesandchargeswillbeusedforestablishingstrategicinfrastructureandservices

(v) landvalueupliftwillbecapturedandexpendedoninfrastructureandprojectsthatareofastrategicnatureandhaveacommunitybenefit.Thismayincludepartfundingsomeoftheitemscapturedundertheinfrastructurechargesscheduleorspecialratesandchargesorinfrastructurenotincludedinthesechargingmechanisms.Thiscould

includefundingaffordablehousing,shortfallsorgapsinfundingrequiredforinfrastructureprovisionand/orstrategicprojectsofabroadnatureforcommunityassetsandhighlevelsharedinfrastructure.

Financing of works

Networkinfrastructure

ThefundingofnetworkinfrastructurewillbeachievedthroughanInfrastructureContributionSchedule(ICS).

TheICSwillcoverthefollowingitems:

water

sewer

waterways

transport

communityfacilities.

ThemethodologytocalculatetheratesfortheseitemswillbeconsistentwiththeIntegratedPlanningAct1997methodology.

Thesecontributionswillberequiredtobepaidpriortodevelopmentcommencing.

Majorinfrastructureandaffordablehousing

Themajorinfrastructureworks,affordablehousingandecologicallysustainableoutcomeswillbefundedbywayofthesharingofthelandvalueupliftarisingfromtheULDA’sdevelopmentscheme.ToensuretransparencyandsimplicitythelandvalueupliftwillbeataratedeterminedfortheUDAoraprecinctwithintheUDAandequatetoachargeappliedforeverysquaremetreof

additionalGFAinexcessofthatshownonMap2orinadevelopmentapproval.

Thisratewillbedeterminedbyconsideringvariousdevelopmentscenariosanddevelopingabusinessmodel,usingstandardindustryassumptionsandusingthisinformationtothendeterminetheresiduallandvalue.

Thecontributionwillapplyaspersection3.5.3ofthelanduseplan.

Localareaimprovementworks

Inadditiontomajorinfrastructureandaffordablehousing,theULDAwillidentifykeyinfrastructureconsiderednecessarytoinitiatetheredevelopmentoftheUDA.Thismayincludeworkssuchasneworupgradedstreetsandroads,improvedroadconnectionsandimprovedpublictransportaccess.

TheinfrastructureplaninthedevelopmentschemeidentifiesthoselocalareaworksthatareproposedtobeconstructedbytheULDAwithinthefirstfiveyearstocatalysedevelopment(thecatalystworks).

Infrastructurecontributions

ChargesforinfrastructurewillbedeterminedandreviewedfromtimetotimeandbepublishedintheULDA’sinfrastructurecontributionsframework.

Wherespecialratesandchargesareproposedconsultationwiththelocalcommunitywillassistindeterminingthecontributionareaandscopeandscaleofworks.


6.0 Schedules

Schedule 1: Exempt development

Building work

CarryingoutbuildingworkassociatedwithamaterialchangeofusethatisaUDAexemptdevelopment.

Minorbuildingworkordemolitionwork.

Material change of use of premises

Makingamaterialchangeofuseofpremisesimpliedbybuildingwork,plumbingwork,drainageworkoroperationalworkiftheworkwassubstantiallycommencedbytheState,oranentityactingfortheState,before31March2000.

Makingamaterialchangeofuseofpremisesforaclass1or2buildingundertheBuildingCodeofAustralia(BCA),partA3iftheuseisforprovidingsupportservicesandshorttermaccommodationforpersonsescapingdomesticviolence.

Reconfiguring a lot

ReconfiguringalotundertheLandTitleAct1994,iftheplanofsubdivisionnecessaryforthereconfigurationis:

(a) abuildingformatplanofsubdivisionthatdoesnotsubdividelandonorbelowthesurfaceoftheland

(b) fortheamalgamationoftwoormorelots

(c) forincorporation,undertheBodyCorporateandCommunityManagementAct1997,section41,ofalotwithcommonpropertyforacommunitytitlesscheme

(d) fortheconversion,undertheBodyCorporateandCommunityManagementAct1997,section43,oflesseecommonpropertywithinthemeaningofthatActtoalotinacommunitytitlesscheme

(e) inrelationtotheacquisition,includingbyagreement,undertheAcquisitionofLandAct1967orotherwise,orlandby:

(i) aconstructingauthority,asdefinedunderthatAct,forapurposesetoutinparagraph(a)ofthescheduletothatAct,or

(ii) anauthorisedelectricityentity

(f ) inrelationtolandheldbytheState,orastatutorybodyrepresentingtheStateandthelandisbeingsubdividedforapurposesetoutintheAcquisitionofLandAct1967,schedule,paragraph(a)whetherornotthelandrelatestoanacquisition

(g) forthereconfigurationofalotcomprisingstrategicportlandasdefinedintheTransportInfrastructureAct1994

(h) fortheTransportInfrastructureAct1994,section240

(i) inrelationtotheacquisitionoflandforawaterinfrastructurefacility.

Subdivisioninvolvingroadwideningandtruncationsrequiredasaconditionofdevelopmentapproval.

Operational work

CarryingoutoperationalworkassociatedwithamaterialchangeofusethatisUDAexemptdevelopment.

Clearingofvegetation:

(a) otherthansignificantvegetationasdefinedinSchedule2

(b) carriedonby,oronbehalfofBrisbaneCityCouncilorapublicsectorentity,wheretheworksbeingundertakenareauthorisedunderastatelaw

(c) inaccordancewiththeconditionsofaUDAdevelopmentapprovalforamaterialchangeofuseorreconfiguringalot.


6.0Schedules

Tidalworks:

(a) thatwillbeusedforportauthorityoperationsormarineoperationsincludingnavigationandsafetyby,fororsafeguardedbyQueenslandTransportoraportauthority,or

(b) forcreatingorchangingtheconfigurationorcharacteristicsofanavigationalchannel.

Fillingorexcavation:

(a) toadepthofoneverticalmetreorlessfromgroundlevelonlandtothatisnotreferredtoinBrisbaneCityPlan’sAcidSulphateSoilCode,WetlandCodeand/orWaterwayCodeandwherethesiteisnotlistedontheContaminatedLandRegisterorEnvironmentalManagementRegister,or

(b) wheretopdressingtoadepthoflessthan100verticalmillimetresfromgroundlevelonlandthatisnotreferredtoinBrisbaneCityPlan’sWetlandCodeand/orWaterwayCode.

Erectingnomorethanonesatellitedishonapremises,wherethesatellitedishhasnodimensiongreaterthan1.8metres.

Placinganadvertisingdeviceonpremises.

Operationalwork(includingmaintenanceandrepairwork)iftheworkiscarriedoutbyoronbehalfofapublicsectorentityauthorisedunderastatelawtocarryoutthework.

Plumbing or drainage work

Carryingoutplumbingordrainagework.

All aspects of development

Allaspectsofdevelopmentapersonisdirectedtocarryoutunderanotice,orderordirectionmadeunderastatelaw.

Allaspectsofdevelopmentincludingmaintenancethatareincidentaltoandnecessarilyassociatedwiththegolfclubactivitiesandoperations.

Allaspectsofdevelopmentincludingmaintenancethatareincidentaltoandnecessarilyassociatedwithapark.

AllaspectsofdevelopmentforanactivityauthorisedunderthePetroleumAct1923orthePetroleumandGas(ProductionandSafety)Act2004(orotherthananactivityrelatingtotheconstructionandoperationofanoilrefinery).

AllaspectsofdevelopmentundertakenbytheState,orastatutorybodyrepresentingtheState,forthepurposesofsocialhousing.

Allaspectsofdevelopmentincludingmaintenancethatareincidentaltoandnecessarilyassociatedexistingwithportfacilities.


6.0 Schedules

Developmentforautilityinstallation,beinganundertakingforthesupplyofwater,hydraulicpower,electricityorgas,ofanydevelopmentrequiredforthepurposeofthatundertakingbywayof:

(a) developmentofanydescriptionatorbelowthesurfaceoftheground

(b) theinstallationofanyplantinsideabuildingortheinstallationorerectionwithinthepremisesofageneratingstationofanyplantorotherstructuresorerectionsrequiredinconnectionwiththestation

(c) theinstallationorerectionofanelectricitydistributionorsupplynetwork(andanycomponentsofsuchanetwork)whichoperatesatvoltagesuptoandincluding33kilovolts,excludingnewsubstations

(d) theinstallationorerectionofanewelectricaltransmissionlineonlandonwhichsuchalinehasalreadybeenerectedandwhichisidentifiedasafuturelineonPlanNo:A4H303666-PowerlinkElectricityNetworkandPlanNo:7775-A4/A-Energex110kVFeederNetwork

(e) theaugmentationofaPowerlinksubstationidentifiedonPlanNo:A4-H-303666-PowerlinkElectricityNetworkandofanyEnergexsubstationexistingasatthedatethisclausetookeffect

(f ) theplacingofpipesabovethesurfaceofthegroundforthesupplyofwater,theinstallationinawaterdistributionsystemofboosterstationsandmeterorswitchgearhouses-anyotherdevelopmentnotspecificallyreferredtoaboveexceptwhereitinvolveserectionofnewbuildingsorreconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance

(g) anyotherdevelopmentnotspecificallyreferredtoaboveexceptwhereitinvolveserectionofnewbuildingsorreconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance.

Thisexemptiondoesnotapplyforautilityinstallation,whereitinvolves:

(i) theerectionofnewbuildings

(ii) powergenerationplantwhereburning100kgormoreoffuelanhour

(iii)reconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance

(iv)wastehandling,treatmentanddisposalfacility.


6.0Schedules

Allaspectsofdevelopmentinvolvingtheconstruction,maintenanceoroperationofroads,buswaysandrailtransportinfrastructure,andthingsassociatedwithroads,buswaysandrailtransportinfrastructurebyoronbehalfof,orundercontractwiththeULDA,BrisbaneCityCouncilortheQueenslandGovernment.

Thingsassociatedwithroads,buswaysandrailtransportinfrastructureincludebutarenotlimitedto:

activitiesundertakenforroadconstruction

trafficsignsandcontrols

depots

roadaccessworks

roadconstructionsitebuildings

drainageworks

ventilationfacilities,includingexhaustfansandoutlets

restareafacilitiesandlandscaping

parkingareas

publicpassengertransportinfrastructure

controlbuildings

tollplazas

railtransportinfrastructure.


6.0 Schedules

Schedule 2: DefinitionsRetail

Bulklandscapesupplies

Fastfoodpremises

Foodpremises

Gardencentre

Hardwareandtradesupplies

Market

Outdoorsalesorhireyard

Producestore

Roadsidestall

Servicestation

Shop

Shoppingcentre

Showroom

Warehouse

Wholesaleplantnursery

Rural

Agriculture

Animalkeepingandhusbandry

Aquaculture

Forestry

Winery

Service, community and other

Carpark

Cemetery

Childcarecentre

Communityfacility

Crematorium

Educationalestablishment

Emergencyservices

Environmentallyrelevantactivities

Funeralparlour

Hospital

Landing

Marina

Placeofassembly

Utilityinstallation

Sport, recreation and entertainment

Club

Indoorentertainment

Indoorsportandrecreation

Outdoorsportandrecreation

Park

Tourism

Touristfacility

Visitoraccommodation

Administrative terms

Affordablehousing

Authority

Basement

Buildingheight

Busrapidtransit

Cleanindustry

Developmentscheme

Fillingorexcavation

Groundlevel

Grossfloorarea

Highwatermark

Mezzanine

Minorbuildingordemolitionwork

Noisesensitiveuse

Plotratio

Podium

Privateopenspace

Publicbenefit

Publicrealm

Rootzone

Setback

Significantvegetation

Sitecover

Storey

Sub-precinctplan

Tidalworks

Landvalueuplift

Urbandesign

Use definitions

Commercial

Homebasedbusiness

Medicalcentre

Office

Salesofficeanddisplayhome

Veterinaryclinic

Veterinaryhospital

Industrial

Extractiveindustry

Generalindustry

Heavyindustry

Lightindustry

Researchandtechnologyfacility

Serviceindustry

Residential

House

Multipleresidential

Otherresidential

Relocatablehomeandcaravanpark


6.0Schedules

Use definitions(c) Office

Premisesusedprimarilyforadministration,clerical,technicalorprofessionalactivities,whereanygoodsormaterialsmade,soldorhiredonthepremisesareancillarytotheprimaryactivity.

(d) Sales office and display home

Premises,includingacaravanorrelocatablehomestructure,usedforthepromotionand/orsaleoflandand/orbuildingswithinanestate,wheresuchpremisesarelocatedwithintheestatewhichisproposedtobepromotedorsold.

(e) Veterinary clinic

Premisesusedfortheveterinarycare,surgeryandtreatmentofanimals,whetherornotprovisionismadefortheovernightshortstayaccommodationoftheanimalsonthepremises.Thetermdoesnotincludeanimalkeepingandhusbandryorveterinaryhospital.

(f ) Veterinary hospital

Premisesusedforthetreatmentofsickorinjuredanimalswheresuchanimalsareaccommodatedovernight,orforlongstayperiodsonthepremises.Thetermdoesnotincludeanimalkeepingandhusbandryorveterinaryclinic.

Industrial

(a) Extractive industry

Premisesusedforextractionofsand,gravel,soil,rock,stoneorsimilarsubstancefromland.Thetermincludesancillarystorage,loadingorcartageandanycrushing,screening,washing,blendingorothertreatmentprocessesofmaterialextractedfromthesite.

(b) General industry

Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoods,ortreatingwastewherepotentialimpactsexist.Theuseincludesbutisnotlimitedtothefollowing:

fuelburning

boatmaintenance

batteryrecycling

watertreatment

beverageproduction

bottlingandcanning

concretebatching

tyreretreading

metalforming

edibleoilprocessing

seafoodprocessing

milkprocessing.

(c) Heavy industry

Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoodsortreatingwasteofsignificantimpactswhicharelikelytobenoxiousand/orhazardousandrequireisolationorsignificantbufferingfromotherbuildingsanduses.Theuseincludesbutisnotlimitedtothefollowing:

alcoholdistilling

boilermaking

metalrecovery

sugarmillingorrefining

meatprocessing

crushing,millingandgrinding

rendering

pet,stockoraquaculturefoodmanufacturing

textilemanufacturing

tyremanufacturing

chemicalmanufacturing,processingormixing

chemicalstorage

cokeproducing

gasproducing

paintmanufacturing

crudeoilorpetroleumproductstorage(excludingservicestations)

oilrefiningorprocessing

fuelgasrefiningorprocessing

Commercial

(a) Home based business

Houseormultipleresidentialunitusedforanoccupationorbusinessactivityasasecondaryusewhere:

thefloorareausedspecificallyforthehomebusinessdoesnotexceed50m2

anyvisitoraccommodationdoesnotexceed4visitors

thereisnohiringoutofmaterials,goods,appliancesorvehicles

thereisnorepairing,servicing,cleaningorloadingofvehiclesnotnormallyassociatedwithahouse

themaximumheightofanewbuilding,structureorobjectdoesnotexceedtheheightofthehouseandthesetbackisthesameas,orgreaterthan,buildingsonadjoiningproperties.

(b) Medical centre

Premisesusedforthemedicalcareandtreatmentofpersonsnotresidentonthesite.Thetermincludesmedicalcentres,dentalclinics,pathologylabs,naturopathclinics,chiropracticclinics,naturalmedicinepractices,counsellingrooms,psychiatricandpsychologicalconsultingrooms,premisesusedfornursingservices,andthelike.Thetermdoesnotincludehome-basedbusinesses,hospitals,retirementvillagesoragedcarefacilities.


6.0 Schedules

metalworks,surfacecoatingandfoundry

mineralprocessing

batterymanufacturing

manufacturingofplastic,plaster,pulporpaper

sawmillingorwoodchippingorchemicallytreatingtimberchemicaloroilrecycling.

Thisusedoesnotincludeanyotherindustrialusesorservicestation.

(d) Light industry

Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoods,ortreatingwasteofasmallscaleandlowimpactsimilartothoseactivitiessetoutbelowandancillaryactivitiesthatsupporttheindustrialusesuchasadministrationofficesorsalesanddisplayareasforproducts.Theuseincludesbutisnotlimitedtothefollowing:

printing

allindustrialactivitiesnotenvironmentallyrelevantactivities,exceptwheredefined.

(e) Research and technology facility

Premisesusedforscientificortechnologicalresearchdevelopmentortesting.

(f ) Service industry

Premisesusedforasmallscale,lowimpactindustrialactivitywhichisintendedto

provideservicestothegeneralpublicorissimilartothoseactivitiessetoutbelowandancillaryactivitiesthatsupporttheindustrialusesuchasadministrationofficesorsalesanddisplayareasforproductsmanufactured,assembledorfinishedonthesiteincluding:

makingofthefollowing:

artificialflowers

bread,cakesandpastry

dentalprostheses

fashionaccessories

garments

jewellery

opticalgoods,beingspectaclesandthelike

softfurnishings

toys.

assemblingthefollowingfromcomponentsmanufacturedelsewhere:

aidsandappliancesforpeoplewithadisability

audio-visualequipment

barbeques

blinds

furniture

portabledomesticelectricalappliances

domesticlightfittingsandaccessories

scientificinstruments

sportsequipment,otherthanammunition,vehiclesandwatercraft

televisionandvideoequipment.

repairingandservicingthefollowing:

blinds

camerasorotherphotographicequipment

canvasgoods,tentsandcampingsoftgoods

computersandcomputerequipment

electronicinstrumentsandequipment

garments

mowers,includingmotormowersandportablegardeningequipment

opticalgoods,beingspectaclesandthelike

domesticelectricalappliances

powerandothertools

scientificinstruments.

providingthefollowingservices:

bookbinding

carwashing

documentduplicatingorcopyingorphotocopying

engravingbyhand

laboratoryfacilities

locksmithservices

photographicfilmprocessing

pictureframing

planprinting

restorationofsmallarticlesofapersonalordomesticnature,worksofart

studiofacilitiesforfilm,theatreortelevision.

Thetermdoesnotincludeanyotherindustrialuse.

Residential

(a) House

Premisesusedforresidentialpurposeswherefreestandingonitsownlotusedasoneselfcontaineddwelling.

(b) Multiple residential

Premisesusedforresidentialpurposesiftherearetwoormoredwellingunitsonanyonelot.MultipleresidentialdwellingunitsmaybecontainedononelotoreachdwellingunitmaybecontainedonitsownlotsubjecttoCommunityTitleSchemes.Thetermmultipleresidentialdoesnotincludeahouse,asdefinedherein.

(c) Other residential

Premisesusedfortheaccommodationandcareofagedandretiredpeople,smallgroupsofdisadvantagedpersonsorpersonswhoarebeingnursed,requireongoingsupervision/support,orareconvalescing.Thistermmayincludebutisnotlimitedtoancillarydiningandrecreationfacilities,administrationoffices,laundries,kitchens,ancillarymedicalfacilitiesandresidentialaccommodationformanagementandstaff.


6.0Schedules

(d) Relocatable home and caravan park

Premisesusedfortheparkingorlocationofrelocatablehomes,caravans,selfcontainedcabins,tentsandsimilarstructuresforthepurposeofprovidingresidentialaccommodation.

Thetermincludesancillaryfacilitiessuchasamenities,laundries,kitchens,akioskandrecreationfacilityresidentialaccommodationforpersonsassociatedwiththedevelopment.Italsoincludesamanager’sofficeandresidence.

Retail

(a) Bulk landscape supplies

Premisesusedforthebulkstorageandsaleoflandscaping,gardeningorruralmaterialsandsuppliesincludingsoil,soiladditives,gravel,seeds,fertilisers,pottingmix,mulch,agriculturalchemicalsandfertilisersandirrigationsupplies,wherethemajorityofmaterialssoldfromthepremisesarenotinpre-packagedform.Thetermalsoincludesthecultivationofplantsforsaleonthesitewhereancillarytotheotherlandscapesupplies.

(b) Fast food premises

Premisesusedforthepreparationandsaleoffoodtothepublicgenerallyforimmediateconsumptionoffthepremises.Thetermmayincludedrivethroughfacilitiesandancillaryfacilitiesfortheconsumptionoffoodonthepremises.

(c) Food premises

Premisesusedforthepreparationandsaleoffoodanddrinktothepublicforconsumptiononoroffthesite.Thetermincludesacafé,restaurant,coffeeshop,bistro,tearoom,milkbar,snackbar,kioskandtake-away,butdoesnotincludefastfoodpremisesasseparatelydefined.

(d) Garden centre

Premisesusedforthedisplayandretailsaleofgardeningandlandscapeproductsandsupplies.Thetermincludesthepropagationandsaleofplantsandthesaleofseeds,pots,gardeningtools,pre-packagedlandscapingproducts(suchasfertilisers,pottingmix,mulchandstones)outdoorfurnitureandlighting,letterboxes,gardenornamentationandliteratureongardening.Theusemayincludeanancillarycoffeeshoporcafé.

(e) Hardware and trade supplies

Premisesusedforthedisplay,saleandhireofhardwareandtradesupplieshouseholdfixtures,timber,tools,paint,wallpaper,plumbingsuppliesandthelike.

(f ) Market

Premisesusedforthedisplayandsaleofgoodstothepubliconaregularbutinfrequentbasis,wheregoodsareprimarilysoldfromtemporarystructuressuchasstalls,boothsortrestletables.Theuseincludesancillaryfoodandbeveragesales

andancillaryentertainmentprovidedfortheenjoymentofcustomers.

(g) Outdoor sales or hire yard

Premisesusedforthedisplay,sale,hireorleaseofanyconstructionorindustrialplantandequipment,agriculturalmachinery,motorvehicles,boats,trailers,otherdemountableortransportablestructuresandthelike,tothepublic,wheretheuseisconductedwhollyorpredominantlyoutdoors.Thetermincludestheancillarymaintenanceandrepairofanyoftheitemstobesold,hiredorleasedandtheancillarysaleorhireofportabletools,machineryorequipment.

(h) Produce store

Premisesusedforthedisplayandsaleofgoodswhicharenormallyusedincarryingoutagriculturaluses,includinganimalfodder,chemicalfertilisersforprimaryproduction,seeds,bulkveterinarysupplies,saddlery,otherstockandpetsupplies,smallscalefarmandgardenequipment,andthelike.

(i) Roadside stall

Premisesusedforthedisplayandretailsaleofagriculturalproductsgrownonthepremisesoronadjoininglandwhichisownedoroccupiedbythestalloperator.Thestallistobenogreaterthan50m2ingrossfloorarea.

(j) Service station

Premisesusedfortheretailsaleoffuel

includingpetrol,liquidpetroleumandautomotivedistillatetorefuelmotorvehicles.

(k) Shop

Premisesusedforthedisplay,saleorhireofgoodstothepublic.Thetermincludestheincidentalstorageofgoodsonthepremisesandtheancillaryorincidentalpreparationoffood.Italsoincludeshairdressing,minorappliancerepairs,alterations,retaildrycleaning,liquorstore,departmentstore,discountdepartmentstore,discountvarietystoreandbettingagencies.Thetermdoesnotincludethetypesofrepairsasseparatelydefinedbylightindustry.

(l) Shopping centre

Premisesusedfordisplay,saleorhireofgoodscomprisingtwoormoreindividualtenancies,comprisingprimarilyshopsandwhichfunctionasanintegratedcomplex.

(m) Showroom

Premisesusedforthedisplayandsaleofgoodsprimarilyofabulkynatureandofasimilarorrelatedproductline,wherethegrossfloorareaexceeds250m2,includingbutnotlimitedtolargeelectricalgoods,furniture,floorcoverings,toys,bulkstationerysupplies,motorvehicles,motoraccessories,caravans,boats,sportingequipmentandapparel,computerhardwareandsoftware,buildingandconstructionsupplies,pools,spasandcampingequipment.Thetermincludestheancillary


6.0 Schedules

andincidentalsaleofsparepartsforsuchgoods.

(n) Warehouse

Premisesusedforthestorageofgoodswhetherornotinabuilding,includingself-storagefacilitiesorstorageyards.

(o) Wholesale plant nursery

Premisesusedforthepurposeofgrowingplants,shrubs,treesorothervegetationforwholesalepurposes.

Rural

(a) Agriculture

Premisesusedforcommercialpurposesforthe:

growingandharvestingoftrees,crops,pastures,flowers,fruit,turf,vegetablesandthelikeforcommercialorbusinesspurposes.Thedefinitionincludesthestorageandpackingofproducegrownonthesubjectsiteandtherepairandservicingofmachineryandotherancillaryactivities,or

breeding,keeping,rearing,training,boardingorstablingofanimals.

(b) Animal keeping and husbandry

Premisesusedforthekeeping,depasturing,grazingorstablingofanyanimal,bird,insectandreptile.Thetermincludestheuseoflandforkeeping,breeding,stabling,trainingorboardinganimals.

(c) Aquaculture

Premisesusedforthecultivationoflivefisheriesresources(wheresuchresourcesaredefinedintheFisheriesAct1994).

(d) Forestry

Premisesusedforthemanagement,planting,growingorharvestingoftreesasacommercialforestryproduction,includinginaplantationornativeforest.Thetermmayincludetheancillaryuseofthepremisesfor:

theonsiteprocessingandremovalofeithernativeorexotictreespeciesfortheprimarypurposeofproducingandextractingfibreornonfibreproductsandservices

themanagement,harvestingandprimaryprocessingofthetreesgrownuponthelandtoproduceproductssuchaspulp,piles,poles,posts,sawlogs,see,leaforbark

theancillarystorageofmilledorprocessedtimer

limitedimpactsecondaryprocessingsuchasportablesawmillingandkilndrying.

(e) Winery

Premisesusedforthepurposeofmanufacturingandretailingwine.Thetermalsoincludesancillaryusesthatsupporttheprimaryfunctionofthepremises.

Service, community and other

(a) Car park

Premisesusedfortheparkingofmotorvehicleswheresuchparkingisnotancillarytosomeotherdevelopmentonthesamesite.

(b) Cemetery

Premisesusedfortheintermentofthedead.Thetermdoesnotincludeacrematoriumorfuneralparlour.

(c) Child care centre

Premisesusedforthemindingorcare,butnotresidenceofchildrengenerallyunderschoolage.Theuseincludesbutisnotlimitedtoakindergarten,crècheorearlychildhoodcentre.

(d) Community facility

Premisesusedforsocialorcommunitypurposes,suchasacommunitycentre,library,publicbuildingorthelike.

(e) Crematorium

Premisesusedforcrematinghumancorpsesafterdeath.Thetermdoesnotincludeafuneralparlourorcemetery.

(f ) Educational establishment

Premisesusedforsystematictrainingandinstruction,includinganyotherancillaryfacility.Thisdefinitionincludesprepfacilities,primaryschool,secondaryschool,college,

university,technicalinstitute,academyorothereducationalcentre.

Thistermmayincluderesidentialaccommodationandotherancillaryusesprovidedfortheemployeesandthestudentsofsuchpremises.

(g) Emergency services

Premisesusedforserviceswhichrespondtocommunityneedinanemergency.

(h) Environmentally relevant activities

AsdefinedintheEnvironmentalProtectionAct1994.

(i) Funeral parlour

Premisesusedforarrangingandconductingfunerals,memorialservicesandthelike,butdoesnotincludeburialandcremation.Thedefinitionincludesthestorageandpreparationofbodiesforburialorcremationandincludesamortuaryandfuneralchapel.Thetermdoesnotincludeacemeteryorcrematorium.

(j) Hospital

Premisesusedforthemedicalorsurgicalcareortreatmentofpersonsaccommodatedonthepremisestoreceivethiscareortreatment.

Theuseincludescareortreatmentofpersonssuchasemergencypatientsorout-patientsnotresidingonthepremises.


6.0Schedules

(k) Landing

Structureformooringorlaunchingboatsand/orforpassengerstoembarkanddisembark.

(l) Marina

Asharedlandingstructureintendedtoaccommodatemultiplevessels.Thetermincludesanyland-basedbuildingsorworksusedinassociationwiththemarinaorintherepairandmaintenanceofboatsandfacilitiesservicingtheseactivities.

(m) Place of assembly

Premisesusedforworshipandactivitiesofareligiousorganisation,communityorassociation.

(n) Utility installation

Premisesusedforthepurposeofprovidingutilityortelecommunicationsservices,whichdoesnotfallwithintheScheduleofFacilitiesandAreasundertheTelecommunicationsAct1997.Thetermmayincludebutisnotlimitedto:

atelecommunicationstowermorethan5minheight

anequipmentshelterofmorethan7.5m2inareaand3minheight.

Sport, recreation and entertainment

(a) Club

Premisesusedbypersonsassociated(whetherincorporatedornot)forsocial,literary,political,sporting,athleticorothersimilarpurposestowhichthegeneralpublicmayalsoresortandwhichis,orintendstobe,subjecttoaclublicenceundertheLiquorAct1992.Thepremisesmayalsoincludetheprovisionoffoodandbeverages,limitedliveorrecordedentertainmentandgamingmachines.

(b) Indoor entertainment

Premisesusedforpublicentertainmentpredominantlywithinabuilding.Thetermincludesfacilitatescommonlydescribedasconventioncentres,amusementandleisurecentres,cinema,nightclub,adultentertainment,theatreandhotel.

(c) Indoor sport and recreation

Premisesusedforleisure,sportorrecreationconductedwhollyormainlyindoors,suchasindoorsportsandfitnesscentres,gyms,bowlingalleys,squashcourtsandthelike.

(d) Outdoor sport and recreation

Premisesusedforanysportingorrecreationalactivity,orotherleisurepasttime,whichisconductedwhollyormainlyoutsideofabuilding.

Thetermincludessuchtypicalpremisesas(outdoor)publicswimmingpools,golfcoursesanddrivingranges,outdoorcourtsandsportsgrounds,andthelike.Thetermalsoincludestheprovisionofaclubhouseandotherancillaryfacilities.

(e) Park

Premisesusedbythepublicforfreerecreationandenjoyment,butusedinfrequentlyforevents.

Facilitiesforparkusersmayincludechildren’splaygroundequipment,informalsportsfields,vehicleparkingandotherpublicconveniences.

Tourism

(a) Tourist facility

Premisesused,orintendedtobeused,forprovidingentertainment,recreationorsimilarfacilitiesforthegeneraltouringorholidayingpublic.Thetermincludesassociatedshorttermaccommodationorfacilitiesprovidingmeals.

(b) Visitor accommodation

Premisesusedforshorttermaccommodationforthegeneraltouring,holidayingorvisitingpublic.Thetermincludesassociatedfacilitiesprovidingmeals.

Administrative terms(a) Affordable housing

Affordablehousingishousingwhichcanbereasonablyaffordedbylowtomoderateincomehouseholds.Housingcanreasonablybeaffordedbylowincomehouseholds,ifthehouseholdspendsnomorethan30%ofitscombinedannualgrossincomeonrentor35%ofitscombinedannualgrossincomeonhomeownership.

Affordablehousingencompasses:

privaterentalhousingandhomepurchaseoptions(includinghousingaimedatthefirsthomeownersmarket)

socialhousing(includingpublicandcommunityhousing).

(b) Authority

TheUrbanLandDevelopmentAuthority.

(c) Basement

Astoreyeitherbelowgroundlevelorwheretheundersideoftheceilingprojectsnomorethanonemetreabovegroundlevel.

(d) Building height

Themaximumverticaldistancebetweenthenaturalgroundlevelandtherooforparapetatanypointbutnotincludinganantenna,aerial,chimney,flagpoleorthelike.


6.0 Schedules

(e) Bus rapid transit

Non-railbased,distinctive,highpassengercapacityvehiclewhichcanoperateinsharedright-of-waywithgeneralroadtrafficoronitsownright-of-way.

(f ) Clean industry

Industrialusesthathaveminimalair,noiseorwasteemissions.

(g) Development scheme

AsdefinedintheUrbanLandDevelopmentAuthorityAct2007.

(h) Filling or excavation

Operationalworkforfillingorexcavatingthatmateriallyaffectspremisesortheiruse.

(i) Ground level

Thelevelsonasitewhichprecededevelopmentexcludinganysiteworksthataresubjecttoarelateddevelopmentapproval,unlessapprovedbytheULDAorestablishedaspartofareconfigurationofthelandprecedingdevelopment.

(j) Gross floor area

Thetotalfloorareaofallstoreysofabuilding,includingmezzanines,measuredfromtheexternalwallsorthecentreofacommonwall,excludingareasusedfor:

buildingservices

groundfloorpubliclobby

apublicmallinashoppingcomplex

theparking,loadingandmanoeuvringofmotorvehicles

privatebalconieswhetherroofedornot.

(k) High water mark

Referstotheordinaryhighwatermarkatspringtides.

(l) Mezzanine

Anintermediatefloorwithinaroom.

(m) Minor building or demolition work

internalbuildingordemolitionwork

externalbuildingworkupto25m2forroofsoverexistingdecksorpavedareas,sunhoods,carportsandthelike

buildingworkupto10%ofapprovedGFAorlawfullyexistingGFAatthetimeofcommencementofthisdevelopmentscheme

raisingahousewheretheresultantheightdoesnotexceed8.5m,or

externaldemolitionofpost-1946additions,alterations,extensionsoroutbuildingsorpre-1946freestandingoutbuildingsattherearofthebuilding.

(n) Noise sensitive use

Meansanyofthefollowing:

house,multipleresidential,otherresidential

chidcarecentre,communityfacility,hospitalorplaceofassembly

park.

(o) Plot ratio

Theratiobetweenthegrossfloorareaofabuildingandthetotalareaofthesite.

(p) Podium

Acontinuousprojectingbaseofabuilding.

(q) Private open space

Anoutdoorareafortheexclusiveuseofoccupants.

(r) Public benefit

Referstoanoutcomethatbenefitsthewidercommunityratherthanlocal,sitespecificorlandownershipdesires.

(s) Public realm

Referstospacesthatareusedbythegeneralpublicincludingstreets,squares,parksandenvironmentalareas.

(t) Setback

Theshortestdistancemeasuredhorizontallyfromtheoutermostprojectionofthebuildingorstructuretotheverticalprojectionoftheboundarylot.

(u) Significant vegetation

Vegetationwhetherlivingordeadincludingtheirrootzone1that:

maintainsbiodiversity

preservesnaturallandforms

contributestothecharacterofthelandscape

hasculturalorhistoricalvalue

hasamenityvalue.

SignificantvegetationintheUDAincludes:

allmarineplantsalongtheBrisbaneRiverandinandadjacenttotheinternaldrainagesystem

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinHamiltonPark

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinHerculesStreetPark

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinTheodoreStreetPark

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinRoyalQueenslandGolfClub

1Thezoneofthesoilandrootsdescribedbytheverticalprojectionofthefoliagelimitofthetreetothedepthofonemetreandincludingbuttressrootsonandabovethesoilsurface.


6.0Schedules

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot3SP104140

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot736SL3919

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot863SL4592

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot1RP852694

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot796SP163872

alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot16RP898828.

Notethetermalltreesdoesnotincludespecieslistedaspestvegetation.

(v) Site cover

Theproportionofthesitecoveredbybuildingsincludingroofoverhangs.

(w) Storey

Meansaspacewithinabuildingwhichissituatedbetweenonefloorlevelandthefloorlevelnextabove,orifthereisnofloorabove,theceilingorroofabove.Thisdoesnotmean:

aspacethatcontainsonly:

aliftshaft,stairwayormeterroom

abathroom,showerroom,laundry,toiletorothersanitarycompartment

accommodationintendedfornotmorethan3vehicles

acombinationoftheabove,or

amezzanine.

(x) Sub-precinct plan

Refertosub-precinctdevelopmentrequirementsinsection3.2.6ofthelanduseplan.

(y) Tidal works

AsdefinedintheCoastalProtectionandManagementAct1995.

(z) Uplift of land value

TheincreaseindevelopmentyieldorlandvaluearisingfromtheULDAdevelopmentscheme.

(aa) Urban design

Referstotheholisticdesignofurbanenvironments,includingtheoveralltownscape,individualbuildings,streetnetworks,streetscapes,parksandotherpublicspaces.

July 2009

GS0

9007

Contact UsVisit our website at: www.ulda.qld.gov.au

Write to us at:Urban Land Development AuthorityPO Box 3643South Brisbane BC QLD 4101

Telephone us: 1300 130 215Fax us: (07) 302 44199

northshore hamilton urban development area development … · 2020. 8. 26. · the northshore...

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