5 River Gateway Neighbourhood Plan Code

5.1 General

Performance Criteria / Acceptable Solutions
Roads
P1Development must provide for the widening of roads to enable safe and efficient regional and local cycle and vehicular movements and capacity for on-street parking / A1Developmentdedicates land to Council for road widening in accordance with Map F – Movement and Connectivityand Table 1 – Wynnum Road Widening
Streetscape hierarchy
P2Development reflects the scale and function of the street,creating a consistent urban streetscape with a human scale at street level and a strong connection between the verge and adjoining development
Development makes a positive contribution to the public domain,through variety and legibility
Verge and pedestrian spaces are designed and provided to reinforce the function and character of the precinct and promote usage / A2.1Development with a frontage to a subtropical boulevard, locality street, city street or neighbourhood street, as specified on Map F - Movement and Connectivity, Map H – Streetscape Hierarchy and Public Realm – Morningside Centre Precinct or Map I – Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie Precinct provides a publicly owned verge with a minimum width as indicated in Table 5 – Streetscape Hierarchy Verge Widths, designed and constructedin accordance with Council standards
A2.2Where the existing verge width is less than that required by Table 5 – Streetscape Hierarchy Verge Widths, a linear land dedication is provided to achieve the verge width
A2.3Development provides for awnings, street trees, furniture, lighting, verge and kerb treatments designed and constructed in accordance with Council standards
P3Cross block links are provided to improve pedestrian access through sites
The scale, width and design of cross block links reflect their function and location / A3.1Cross block links are provided as indicated on Map H– Streetscape Hierarchy and Public Realm – Morningside Centre Precinct and Map I– Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie Precinct
A3.2Cross block links comply with the specifications in Table 6 – Public Space Acceptable Solutions
A3.3Cross block links are provided at grade through the site, and connect with the pedestrian verge on the street
A3.4Bin collection, carparking and service driveways are not located within, or adjacent to these links
Pedestrian and cycle network
P4Development contributes to an integrated and continuous pedestrian and cycle network that facilitates logical and direct access to activity centres, employment areas, riverfront areas, public open space and public transport facilities / A4Development dedicates land for the pedestrian and cycle paths specified on Map F – Movement and Connectivity
P5Development provides adequate secure bicycleparking and storage for residents, employees and customers / A5.1An office or shop provides:
  • 1 bicycle space per 300m2 of gross floor area (shop)
  • 1 bicycle space per 200m2 of gross floor area (office)
  • 1 locker per 2 bicycle parking spaces
  • 1 shower cubicle with ancillary change rooms per 10 bicycle spaces, with a minimum of 2 showers with provision for both females and males
Note: Proposals requiring less than 10 bicycle parking spaces are exempt from providing shower cubicles and ancillary change rooms
A5.2Where for a multi-unit dwelling, 1 lockable, covered bicycle parking space is provided for every 2 residential units
Dwelling mix and affordability
P6A multi-unit dwelling provides a mix of unit sizes by area and configuration that respond to a range of household types and affordability / A6No Acceptable Solution is prescribed
Where within operational airspace (as identifiedon Map G –Operational Airspace (Brisbane Airport))
P7Aircraft safety in operational airspace is maintained
Temporary or permanent physical obstructions do not adversely impact on operational airspace / A7.1Buildings, structures and landscaping are designed, constructed and maintained so as not to encroach on operational airspace.
A7.2Uses involving temporary or permanent aviation activities are not located beneath operational airspace
P8Emissions do not create air turbulence or adversely impact on visibility or engine operation in operational airspace / A8Development within operational airspace does not emit the following:
  • A gaseous plume at a velocity exceeding 4.3m per second
  • Smoke, dust ash or steam

P9External lighting does not adversely impact on operational airspace / A9.1Lighting does not distract or interfere with pilot vision
A9.2Lighting does not imitate the format of approach or runway lighting
Note: Compliance may be demonstrated with standards specified in CASA Guidelines: Lighting in the vicinity of aerodromes– Advice to lighting designers
P10Wildlife, particularly birds and bats, are not attracted into operational airspace in significant numbers / A10Potential food/waste sources are covered and collected so that they are not accessible to wildlife
P11 Buildings are designed and constructed to mitigate adverse amenity impacts on occupants from aircraft noise / A11 Where involving building work, other than industry within a noise exposure contour of 20 ANEF or greater, noise impacts are mitigated to comply with the Noise Impact Assessment Planning Scheme Policy as shown on Map G – Aircraft Noise and Operational Airspace (Brisbane Airport)
Environmental emissions
P12 Where located on land that is affected by environmental emissions generated by an operational rail corridor, sensitive development mitigates noise impacts on the development generated by the rail corridor
Note: Sensitive development is defined as childcare facilities, community facilities, educational purposes, health care purposes, medical centres and short term accommodation / A12 No Acceptable Solution prescribed
Buildingdesign for aircraft noise attenuation
P13Where involving building work, other than industry, buildings are designed are constructed to mitigate adverse amenity impacts on occupants from aircraft noise / A1Where located within a noise exposure contour of 20 ANEF or greater noise impacts are mitigated to comply with the Noise Impact Assessment Planning Scheme Policy as shown on Map G – Aircraft Noise and Operational Airspace (Brisbane Airport)

5.2 Where in Precinct 1– Morningside Centre or Precinct 3– Cannon Hill/Murarrie

Performance Criteria / Acceptable Solutions
Built form
P1Development is of a height and scale that:
  • is consistent with the intended scale and character of the precinct and streetscape
  • is commensurate with the size of the lot
  • does not create overbearing development for neighbouring dwellings and their open space
/ A1The maximum building height and plot ratio complies with Table 2– Maximum Building Heights and Plot Ratios and Map D – Maximum Building Height for Sub-precinct 3e – Former CSIRO Site
Refer to Figure A – Building Setbacks and Maximum Building Heights, Morningside Suburban Centre and Figure B – Building Setbacks and Maximum Building Heights, Cannon Hill Suburban Centre
P2Building bulk, setback and design ensure the building:
  • creates an interesting and cohesive streetscape
  • enables existing and future buildings to be well separated from each other to allow light penetration, air circulation, privacy and ensure windows are not built out by adjoining buildings
  • does not prejudice the development of adjoining sites
  • does not dominate the street or other pedestrian space
  • provides variation in building form, height and materials, and an articulated facade
  • allows sufficient space between buildings to allow for breezes and views through the site
  • sensitively responds to changes in topography and gradient
/ A2.1Building setbacks comply with Table 3 – Minimum Building Setbacks
Refer to Figure A– Building Setbacks and Maximum Building Heights, Morningside Suburban Centre and Figure B – Building Setbacks and Maximum Building Heights, Cannon Hill Suburban Centre
Note: Where development fronts a street that is subject to a road widening requirement, the minimum building setback is to be measured from the new property boundary
A2.2Any part of a building above the second storey is no more than 75% of the width of the site or a maximum of 30m in any direction, whichever is the lesser
A2.3 Where within Sub-precinct 3f – Cannon Hill Railway Station site cover is a maximum of 50%
P3Development protects the reasonable amenity of adjoining areas by:
  • minimising impacts, including overshadowing, overlooking and visual dominance
  • providing an appropriate interface by stepping down in height and scale at site boundaries
  • maintaining natural ventilation and light penetration to neighbouring habitable rooms, balconies and private open space
/ A3.1For development on land adjoining a“BuildingHeight Transition Area”shown on Map H –Streetscape Hierarchy and Public Realm – Morningside Centre Precinct or Map I –Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie Precinct, maximumbuilding height is no more than 3 storeys within 10m from any property boundary except where fronting Key Street, Morningside, where maximum building height is no more than 2 storeys
Refer to Figure A – Building Setbacks and Maximum Building Heights, Morningside Suburban Centre and Figure B – Building Setbacks and Maximum Building Heights, Cannon Hill Suburban Centre
A3.2Where fronting Key Street, Morningside, and Ludwick Street, Cannon Hill, that part of the building within a “BuildingHeight Transition Area” shown onMap H –Streetscape Hierarchy and Public Realm – Morningside Centre Precinct or Map I –Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie Precinctis used for residential purposes only
Refer to Figure A – Building Setbacks and Maximum Building Heights, Morningside Suburban Centre
P4Development promotes activation and casual surveillance of streets and public spaces through a mix of uses, building design, site layout and streetscape improvements / A4Where in a Suburban Centre (MP3), development along streets specified as active frontage on Map H –Streetscape Hierarchy and Public Realm – Morningside Centre Precinct, Map I–Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie Precinct or adjoining publicly accessible spaces, such as parks, cross block links, laneways, plazas, the Cannon Hill bus interchange and pedestrian and cycle ways, includes:
  • ground level tenancies designed for and occupied by non-residential centre activities
  • continuous built form and connected awnings along a minimum of 75% of the street frontage
  • minimum ground floor to ceiling height of 4m
  • at least 50% of ground floor external wall materials are transparent
  • at least 1 pedestrian entry/exit for every 15m of building frontage

Landscaping and amenity
P5Developmentincorporates deep planting that:
  • is open to the sky with access to light and rainfall and natural ground that enables unimpeded tree root access to sub-soil stratum
  • is planted with large subtropical tree species that, at maturity, complement the height and scale of the built form
  • reduces the visual dominance of built form where building height changes occur
/ A5.1Development provides a minimum of 10% of the site area with a minimum dimension of 4m for deep planting, in accordance with the options specified in Figure C – Deep Planting
Note: A number of deep planting areas can be located within the development provided they comply with the 10% minimum area and minimum dimension of 4m.The building and basement footprint does not intrude into the deep planting area
A5.2Where not along a street frontage, deep planting areas are directly accessible from ground level from centre activities or residences within the site boundary
A5.3Where adjoining a “Building Height Transition Area” as shown on Map H –Streetscape Hierarchy and Public Realm – Morningside Centre Precinct and Map I –Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie Precinctdeep planting is provided in the front and/or rear setback area to reduce the visual dominance of the built form
A5.4Tree species capable of growing to a canopy diameter of 8m and a height of 15m are provided within deep planting areas
Corner land dedication
P6Development contributes to the legibility and vibrancy of the area through provision of identifiable, small scale, landscaped, public spaces combined with building tenancies and entries that reinforce the corner setting / A6.1Development on corner sites identified onMap I – Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie Precinct provides a corner land dedication in accordance with Figure D – Corner Land Dedicationand Table 6 – Public Space Acceptable Solutions
A6.2Any part of the building (excluding awnings) and including the basement, is located outside of the corner land dedication area
A6.3Deep planted feature trees, seating and public art are provided within the corner land dedication area in accordance with the Council standards
A6.4The building is designed to emphasise the corner setting and address both street frontages with building entries or the provision of a single main entry at the corner
Carparking, access and servicing
P7Development of properties fronting Wynnum Road does not result in a significant increase in vehicular traffic entering and exiting onto Wynnum Road / A7Where development does not achieve vehicular access from a rear or adjoining lane and has access only to Wynnum Road, such development is limited to:
  • a maximum building height of 3 storeys
  • a maximum plot ratio of 1.0

P8Vehicle entrances, servicing and carparking aredesigned and located to:
  • ensure they do not visually dominate the site and streetscape
  • ensure pedestrian movement along Wynnum Road and Creek Road is safe and convenient and takes priority over vehicle access
  • not impede traffic flow on arterial routes
/ A8.1Vehicular access is not provided from Wynnum Road where alternative access is available
A8.2There is a maximum of 1 crossover per site and, on Wynnum Road and Creek Roads, no net increase in driveway crossovers
A8.3Vehicle entrances are no wider than 5.5m and no higher than 3.5m
A8.4Common access driveways, carparking and servicing areas are created where possible and secured in perpetuity through the granting of reciprocal access agreements
A8.5Carparking is located at the rear or underneath buildings
Where in a Suburban Centre (MP3)
P9Building design allows for easy adaptation for commercial or residential purposes / A9Ground floor levels have a minimum floor to ceiling height of 4m
P10 Development provides shelter to protect pedestrians from rain and sun along verges on key pedestrian routes and cross block links that:
  • is continuous and compatible with existing awnings
  • allows for street trees and other landscaping
/ A10 Continuous awnings are provided over verges along Wynnum Road and where buildings front cross block links in accordance with Council standards
P11 Development maintains the predominantly residential character of Ragoona Street / A11 Where fronting Ragoona Street, use of those levels above ground floor is restricted to residential purposes only

5.3 Where in Precinct 2– Seven Hills TAFE

Performance Criteria / Acceptable Solutions
P1Development is in accordance with an approved structure plan or must enable Council to approve a structure plan for the site / A1No Acceptable Solution prescribed
P2The structure plan establishes an integrated long term vision for the site and demonstrates the following:
  • residential development with a range of housing types, including detached and attached forms
  • a mix of building heights which create interesting internal streetscapes and maintain the vegetated character of the site so that:
  • building heights up to a maximum of 5 storeys are located where concealed in the vegetated landscape when viewed from the surrounding area
  • where fronting existing roads or adjoining existing residential properties, building heights up to a maximum of 2 storeys in order topreserve the amenity, privacy, outlook and levels of sunlight enjoyed by adjoining residents
  • building layout, heights and form are sympathetic to views and vistas from public areas within and to/from the precinct
  • retention and protection of a minimum 1.1ha of existing bushland as a single area to the east of the site
  • creation of a consolidated area that includes the following:
  • local park with a minimum size of 2,500m2,to meet the needs of residents within the precinct, centrally located immediately to the west of the existing theatre complex, to be dedicated as public parkland
  • dedication of 5,000m2of landto Council for an Integrated Community Hub
  • provision of performing arts space and community services space, with the inclusion and retention of the existing theatre complex as part of the Community Hub
  • dedication of land needed for the provision of parking to serve the Community Hub
  • provision of a minimum of 50 car parking spaces to serve the Integrated Community Hub
  • a new local road network provides access through the site, serving the residential development, theatre complex and parkland. Further residential driveway access is not provided to D’Arcy Road
  • local pedestrian and cycle networks are established to connect to local schools, shops, parks and public transport
  • infrastructure including water, sewer and stormwater can be provided to meet the needs of development
/ A2No Acceptable Solution prescribed

5.4Where in Precinct 3, Sub-precinct 3a– Low-medium Density Residential

Performance Criteria / Acceptable Solutions
P1New public open space is provided to meet the recreational needs of residents and workers / A1A new local park is provided at Pickwick Street to serve the increased population in the area south of Wynnum Road in the location indicated on Map I – Streetscape Hierarchy and Public Realm – Cannon Hill/Murarrie

5.5Where in Precinct 3, Sub-precinct 3c– Cannon Hill Shopping Centre

Performance Criteria / Acceptable Solution
P1Any redevelopment or expansion of Cannon Hill Shopping Centre through a Centre Concept Plan achieves the following:
  • diversified land uses including shops, offices and residential, in accordance with Table 4 – Land Use Mix
  • building height and plot ratio inaccordance with Table 2– Maximum Building Heights and Plot Ratios
  • building bulk and scale reduced through the use of podium and tower building typology elements
  • podium heights that are a minimum of 2 storeys and built to the side boundary for a minimum distance of 10m from the front property boundary
  • podium levels occupied by retail, office or entertainment uses
  • minimum floor to ceiling height for ground storeys of 4m
  • podium wall planes articulated by providing recesses and projections, and use a range of materials including glass to avoid creating featureless or overbearing building facades
  • tower elements setback an average of 6m from the street frontage to reduce the visual dominance of the building in the streetscape
  • individual tower elements with a maximum footprint of 1,200m2
  • towersto be separated by a minimum of 12m to minimise amenity impacts
  • active street frontages achieved along Wynnum Road and Creek Road through tenancies that are oriented to and at street level and accommodate centre activities
  • visible and connected pedestrian entries separated from driveways are provided along Wynnum Road and Creek Road
  • pedestrian movement facilitated between the sub-precinct and the Cannon Hill bus interchange
  • significant trees provided at the corners of the buildings
  • carparking areas located below ground level or at the rear of buildings, sleeved with centre activity land uses to enhance the vibrancy of the centre and ensure safe streets
/ A1No acceptable solution is prescribed
Note: The Centre Design Code requires the preparation of a Centre Concept Plan for proposals over 6,000m2.The relevant development principles, precinct intent and performance criteria of this Neighbourhood Plan are to inform the development of a Centre Concept Plan in this sub-precinct

5.6 Where in Precinct 3, Sub-precinct 3d– Park Hill South