7.2.12.4 Lutwyche Road corridor neighbourhood plan code
7.2.12.4.1 Application
(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Lutwyche Road corridor neighbourhood plan area if:
(a) assessable development where this code is an applicable code identified in the assessment criteria column of a table of assessment for a neighbourhood plan (section 5.9); or
(b) impact assessable development.
(2) Land in the Lutwyche Road corridor neighbourhood plan area is identified on the NPM-012.4 Lutwyche Road corridor neighbourhood plan map and includes the following precincts:
(a) Lutwyche centre precinct (Lutwyche Road corridor neighbourhood plan/NPP-001);
(i) Lutwyche centre mixed use corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-001a);
(ii) Lutwyche centre residential corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-001b).
(b) Windsor east precinct (Lutwyche Road corridor neighbourhood plan/NPP-002);
(i) Windsor east mixed use corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-002a);
(ii) Windsor east residential corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-002b).
(c) Stafford depot precinct (Lutwyche Road corridor neighbourhood plan/NPP-003);
(d) Albion and Wooloowin railway stations precinct (Lutwyche Road corridor neighbourhood plan/NPP-004);
(e) Sisters of Mercy precinct (Lutwyche Road corridor neighbourhood plan/NPP-005);
(f) Industrial precinct (Lutwyche Road corridor neighbourhood plan/NPP-006).
(3) When using this code, reference should be made to section 1.5, section 5.3.2 and section 5.3.3.
Note—This neighbourhood plan includes a table of assessment with level of assessment variations to those in sections 5.5, 5.6, 5.7, 5.8 and 5.10. Refer to Table 5.9.39.A, Table 5.9.39.B, Table 5.9.39.C and Table 5.9.39.D.
7.2.12.4.2 Purpose
(1) The purpose of the Lutwyche Road corridor neighbourhood plan code is to provide finer grained planning at a local level for the Lutwyche Road Corridor neighbourhood plan area.
(2) The purpose of the Lutwyche Road corridor neighbourhood plan code will be achieved through overall outcomes including overall outcomes for each precinct of the neighbourhood plan area.
(3) The overall outcomes for the Lutwyche Road corridor neighbourhood plan area are:
(a) Intensive redevelopment is focused in the Lutwyche centre precinct and Windsor east precinct to reflect their role as established activity centres and their high level of accessibility to high-quality public transport nodes.
(b) Less-intensive redevelopment occurs in other locations along Lutwyche Road that are well-serviced by public transport as shown on the NPM-012.4 Lutwyche Road corridor neighbourhood plan map.
(c) In the balance of the neighbourhood plan area, established residential areas such as Gordon Park, Kedron and Wooloowin are primarily for low density residential uses with character housing retained.
(d) Intensive mixed use and residential development is focused on and takes advantage of high-quality public transport facilities that serve the Lutwyche Road Corridor neighbourhood plan area, with a concentration of employment opportunities and medium to high density residential areas within easy walking distance of public transport nodes.
(e) New development exhibits high-quality built form and landscaping that enhances the image of the Lutwyche Road corridor neighbourhood plan area and achieves a strong subtropical character.
(f) Pedestrian-focused laneways within the Lutwyche centre precincts provide a high-amenity corridor for commercial and community activities and enhance connectivity within the Lutwyche centre precincts.
(g) Lutwyche Road is a vibrant and attractive, tree-lined subtropical boulevard, with streetscape enhancements that encourage walking and cycling to major destinations within the Lutwyche Road corridor neighbourhood plan area and improve permeability.
(h) Conon and its gardens (Lot 2 on RP86282) are listed on the Queensland Heritage Register and consequently, Conon is protected and any adjoining development respects the heritage context of Conon, including its gardens.
(i) New public domain areas, community facilities, parks and improvements to existing parks, support the renewal of urban nodes and meet the needs of existing and future residents.
(j) Development is of a height, scale and form which is consistent with the amenity and character, community expectations and infrastructure assumptions intended for the relevant precinct, sub-precinct or site and is only developed at a greater height, scale and form where there is both a community need and an economic need for the development.
(4) Lutwyche centre precinct (Lutwyche Road corridor neighbourhood plan/NPP-001) overall outcomes are:
(a) Development occurs in accordance with Figure a.
(b) The precinct is revitalised and expanded to allow additional office activity, commercial activity, shops, restaurants and multiple dwellings, functioning as an integrated centre.
(c) The centre includes a district community space that is integrated with the adjoining busway station and Kedron Brook parklands. A signature mixed use building that reflects contemporary architectural and sustainability best practice is supported in this location to create a visual and functional landmark.
(d) Development adjoining the busway station incorporates active ground storey frontages.
(e) Development activates the ground level where it adjoins Lutwyche Road and laneways.
(f) Laneways focus pedestrian and cyclist movement and provide an intimate, high-quality open space corridor and a distinct opportunity for the location of active commercial uses that require a high level of amenity, such as cafes and restaurants.
(g) Any redevelopment of the Fancutt Tennis Centre enhances pedestrian connectivity between Laura, East and Conon streets.
(h) New development in the Lutwyche centre precinct (Lutwyche Road Corridor neighbourhood plan/NPP-001) takes into consideration constraints posed by proposed transport infrastructure.
(i) Lutwyche centre mixed use corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-001a) has a mix of uses that provides the appeal and level of activity essential to create a vibrant place with the attributes to attract business and residents. Development in this sub-precinct:
(i) will achieve a mix of land uses and provide opportunities for employment, shopping and commercial activity, inner-city living, community facilities, entertainment, leisure and supporting services;
(ii) ensures a refocusing from the current strip mall, big box type activities along Lutwyche Road towards a more human-scale retail, leisure and entertainment and community arrangement, large-scale retail uses are to be limited to ‘retail hubs’ identified in Figure a, which are sited to the north and south of the busway station and provide an anchor to a revitalised Lutwyche centre precinct (Lutwyche Road Corridor neighbourhood plan/NPP-001);
(iii) amalgamates sites to achieve high density residential development with a mix of commercial, retail and restaurant uses;
(iv) ensures that ground-storey areas of buildings have an active frontage to Lutwyche Road and laneways that encourage pedestrian activity through the location of intensive and interactive uses such as shops, showrooms, cafes, restaurants and extended hours services including medical centres and fitness facilities along the frontage;
(v) ensures that buildings are designed to create a human scale with a seamless transition between indoor and outdoor spaces;
(vi) has a mix of office and residential uses on upper storeys;
(vii) focuses business and commercial activities on Lutwyche Road and laneways;
(viii) recognises the high level of accessibility, and locates mix of business uses on the lower floors, with the balance of the building used for residential uses;
(ix) supports the renewal of properties by forming a high-quality subtropical boulevard along Lutwyche Road with distinctive finishes, street furniture and landscape elements including large shade trees;
(x) designs and sites residential uses to minimise air and noise impacts but is not expected to enjoy the peace and quiet or privacy of suburban living as this sub-precinct is located close to major transport infrastructure and contains centre activities with a high level of activity both day and night.
(j) Development in the Lutwyche centre residential corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-001b):
(i) accommodates high density residential uses that take advantage of the superior accessibility to public transport and the high level of amenity afforded in this area;
(ii) ensures that buildings are designed to have a strong interface with the street and clearly defined and identifiable entrances;
(iii) encourages the redevelopment of properties in the sub-precinct and pedestrian and cyclist activity, streetscape enhancements including wider footpaths, improved paving surfaces, the extensive use of shade trees and a coordinated palette of street furniture are implemented;
(iv) designs and sites residential uses to minimise air and noise impacts but is not expected to enjoy the peace and quiet or privacy of suburban living as this sub-precinct is located close to major transport infrastructure and centre activities with a high level of activity both day and night.
(5) Windsor east precinct (Lutwyche Road corridor neighbourhood plan/NPP-002) overall outcomes are:
(a) Development occurs in accordance with Figure b.
(b) The precinct is revitalised to capitalise on its proximity to the Federation Street busway station.
(c) Development will incorporate a mix of high density residential, commercial and office uses.
(d) An urban plaza and community facility are located close to the Federation Street busway station at the corner of Federation Street and Morris Street, as shown in Figure b and the urban plaza is integrated with the surrounding uses and with the community facility.
(e) A signature mixed use building that reflects contemporary architectural and sustainability best practice creates a visual and functional landmark in close proximity to the Federation Street busway station.
(f) Sites fronting Lutwyche Road in the southern part of the precinct, marked as 'Commercial hub' in Figure b, support activities such as medical research and development industries in conjunction with the Royal Brisbane Hospital.
(g) A public and active transport connection between the Windsor east precinct and the future redevelopment of the Mayne rail yards ensures provision for an appropriate level of connectivity between these 2 key redevelopment areas.
(h) New development in the precinct takes into consideration constraints posed by proposed transport infrastructure.
(i) Development in the Windsor east mixed use corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-002a):
(i) achieves a mix of land uses and provides opportunities for employment, shopping and commercial activity, inner-city living, community facilities, entertainment, leisure and supporting services;
(ii) ensures that the mix of uses in the sub-precinct provides the appeal and level of activity essential to create a vibrant place with the attributes to attract business and residents;
(iii) ensures a refocusing from the current strip mall, big box type activities along Lutwyche Road towards a more human-scale retail, leisure, entertainment and community arrangement, large-scale retail uses are to be limited to ‘retail hubs’ identified in Figure b which are sited to the north and south of the busway station and provide an anchor to a revitalised Lutwyche centre precinct (Lutwyche Road Corridor neighbourhood plan/NPP-001);
(iv) amalgamates sites to achieve high density residential development with a mix of commercial, retail and restaurant uses;
(v) ensures that ground-storey areas of buildings have an active frontage to Lutwyche Road and laneways that encourage pedestrian activity through the location of intensive and interactive uses such as shops, showrooms, food and drink outlets and extended hours services including health care services and fitness facilities along the frontage;
(vi) ensures that the design of buildings creates a human scale with a seamless transition between indoor and outdoor spaces;
(vii) ensures a mix of office and residential uses on upper storeys;
(viii) focuses business and commercial activities on Lutwyche Road and laneways;
(ix) in recognition of the high level of accessibility of the sub-precinct, locates a mix of business uses on the lower floors, with the balance of the building being for residential uses;
(x) supports the renewal of properties in this sub-precinct by forming a high-quality subtropical boulevard along Lutwyche Road with distinctive finishes, street furniture and landscape elements including large shade trees.
(j) Development in the Windsor east residential corridor sub-precinct (Lutwyche Road corridor neighbourhood plan/NPP-002b):
(i) accommodates high density residential uses that take advantage of the superior accessibility to public transport and the high level of amenity afforded in this area;
(ii) designs buildings to have a strong interface with the street and clearly defined and identifiable entrances;
(iii) implements streetscape enhancements including wider footpaths, improved paving surfaces, the extensive use of shade trees and a coordinated palette of street furniture to encourage the redevelopment of properties in the precinct and pedestrian and cyclist activity;
(iv) designs and sites residential uses to minimise air and noise impacts but are not expected to enjoy the peace and quiet or privacy of suburban living as this sub-precinct is located close to major transport infrastructure and centre activities with a high level of activity both day and night.
(6) Stafford depot precinct (Lutwyche Road corridor neighbourhood plan/NPP-003) overall outcomes are:
(a) Should the depot facilities at the Brisbane City Council Stafford depot between Lennon Street and Bradley Street relocate, higher density residential development is considered appropriate, with strong pedestrian links provided to nearby retail and commercial activities and public transport.
(b) Redevelopment in this precinct includes a portion of public open space, has regard for views from surrounding properties to the City Centre, achieves a high level of urban and pedestrian amenity and provides for a new vehicle connection to Broughton Road or Wayland Street from the precinct and incorporates a high level of community input.
Note—A structure plan prepared in accordance with the Structure planning planning scheme policy can assist in demonstrating achieving this outcome and is a useful tool to integrate subdivision layout with all relevant spatial attributes as addressed in overlays and neighbourhood plans.
(7) Albion and Wooloowin railway stations precinct (Lutwyche Road corridor neighbourhood plan/NPP-004) overall outcomes are:
(a) State-owned land that is not required for transport purposes is considered suitable for medium density residential development due to its proximity to the railway stations.
(b) Where adjoining established low density residential areas, new development complements the bulk and scale of those areas.
(8) Sisters of Mercy precinct (Lutwyche Road corridor neighbourhood plan/NPP-005) overall outcomes are:
(a) Medium density residential development may be appropriate on this site subject to the following:
(i) provision of public parkland with a minimum area of 4,000m2 to be located along the Chalk Street frontage;
(ii) continuation of community services;