Ithaca District Local Plan Code

Performance Criteria and Acceptable Solutions

Performance Criteria / Acceptable Solutions
General
P1 Protected vegetation must be retained and incorporated into the design/layout of buildings and infrastructure / A1.1 Proposals are to be designed to incorporate and show on a landscape concept plan the significant landscape trees listed in the Natural Assets Planning Scheme Policy
A1.2 Where these significant landscape trees cannot be retained within the development layout, replacement planting is shown on a landscape concept plan and provided as follows:
• advanced stock with a minimum 400 litre pot size, 4m high
• are species noted in Ithaca Local Plan preferred plant species list component of the Planting Species Planning Scheme Policy and
• are provided with 12 months aftercare
Where in the Butterfield Street Precinct
P2 The proposal must contribute towards the natural value of Enoggera Creek and the recreation needs of the local community by providing land for park purposes along Enoggera Creek that can accommodate a shared pedestrian/cyclist pathway and riparian rehabilitation / A2 The land within the waterway corridor or within 10m of the creek bank, whichever is greater, transferred to Council for park purposes
P3 Development must contribute to pedestrian safety and amenity and provide safe, direct and clearly legible mid block access between the street frontage and park along Enoggera Creek / A3 A pedestrian link as shown on Map B—Butterfield Street Precinct is provided, linking the street frontage with park along Enoggera Creek and incorporating:
• a minimum 5m wide thoroughfare overlooked by active uses
• a minimum 2m wide concrete pathway
• adjoining landscaping allowing for clear visibility along the pathway
• appropriate lighting to provide a safe, visible pathway at night
• non–discriminatory access at pathway entries
• any adjoining fences which must not exceed:
– 1.5m in height if at least 50% transparent
– 1.2m in height if less than 50% transparent
P4 Development must not negatively affect local and creek flooding / A4 Development provides for overland flow requirements
P5 Emergency access during floods must be available from any residential development / A5.1 Development in Sub–precinct (a) does not contain a residential component
A5.2 Residential development in Sub–precinct (b) achieves Q100 flood free emergency access to Butterfield Street
P6 Land adjoining Enoggera Creek must be preserved for public use. Buildings are to reinforce the creek corridor by providing:
• intra–block pedestrian links
• high quality, attractive building elevations that are oriented towards the corridor link park
• above ground elevations and landscape treatments that are attractively designed to reduce tall blank areas to the corridor link park and public intra–block pedestrian links / A6.1 Development on sites adjacent to Enoggera Creek provide a corridor link park between the waterway corridor and the high water mark or 12m in width, whichever is greater
A6.2 A public pedestrian/cyclist path is provided along the entire creek edge at no cost to Council, and designed in accordance with Public Riverside Facilities and Design Manual
A6.3 In addition to the pedestrian link shown on Map B—Butterfield Street Precinct, each site provides landscaped public access to the corridor link park of 4m minimum width and linked with overland flow provision
A6.4 Basement walls facing the landscaped public access to the corridor link park incorporate a variety of landscaping and transitional elements for the entire length and width of boundary setback
A6.5 Building elevations oriented to the corridor link park incorporate windows, car parking areas or activity areas that overlook the corridor link park
A6.6 Building design provides opportunities for passive surveillance over the corridor link park and intra–block pedestrian links
P7 The streetscape must be activated by commercial or residential activities / A7.1 Frontages at street level are not dominated by service areas or blank walls
A7.2 Basement walls of more than 1m above the existing footpath levels are appropriately screened and landscaped to ensure quality pedestrian environments
P8 Building setbacks to the corridor link park maximised and building heights stepped back from the creek frontage / Sub Precinct a
A8.1 Site cover is a maximum of 75%
A8.2 Maximum plot ratio is 1.5
A8.3 Maximum building height is 3 storeys and 10.5m
A8.4 Setbacks from the corridor link park are a minimum of 5m
A8.5 Front setback is a minimum of 5m
Sub Precinct b
A8.6 Site cover is a maximum of 75%
A8.7 Maximum plot ratio is 2.5
A8.8 Maximum building height is 10 storeys and 35m
A8.9 Front setbacks of basements are a minimum of 2m
A8.10 Buildings above basements have a front setback of 8m
A8.11 Front balconies may protrude a maximum of 3m into the building setback
P9 Parking must achieve a balance between controlling congestion and providing sufficient short term parking to keep the anticipated commercial components of the precincts viable and service the needs of other users of the site’s facilities / A9 Access, parking and servicing are provided in accordance with the requirements of the Transport, Access, Parking and Servicing Code, with the following exceptions:
• for residential development, the number of carparking spaces does not exceed 1.5 spaces per dwelling unit
• the number of carparking spaces does not exceed 1 space per 30m2 of gross floor area for non–residential uses
Where in the Ballymore Precinct
P10 Proposals must contribute towards the natural value of Enoggera Creek and the recreation needs of the local community by providing land for park purposes along Enoggera Creek, capable of accommodating a shared pedestrian/cyclist pathway and riparian rehabilitation / A10 The land within the waterway corridor or within 10m of the creek bank, whichever is greater, transferred to Council for park purposes
P11 The potential impacts upon the surrounding residential community of any substantial extensions to the facility must be considered / A11 Development does not result in significant adverse community impacts that cannot be satisfactorily mitigated
Note: A Community Impact Assessment Report and Community Impact Management Plan prepared in accordance with the Community Impact Assessment Planning Scheme Policy and Consultation Planning Scheme Policy are required to demonstrate compliance with P11
Where in the Bishop Street Industrial Precinct
P12 Redevelopment of sites adjoining Enoggera Creek must contribute to the natural value of the creek and the recreation needs of the local community / A12 Development on sites adjacent to Enoggera Creek provides a corridor link to be dedicated to Council, comprising land within the waterway corridor or 8m from the top of the bank, whichever is greater
P13 Redevelopment of sites adjoining Enoggera Creek must provide a safe and convenient pedestrian/cyclist path between Bishop Street and Enoggera Creek and accommodate riparian rehabilitation / A13 A pedestrian/cyclist link is provided in accordance with Map C—Bishop Street Industrial Precinct
P14 Redevelopment of sites adjoining Enoggera Creek must locate active on–site recreation areas so they overlook the adjoining park / A14 On–site recreation areas are located along the rear property boundary
Where in the Enoggera Terrace Precinct—Special Area 3
P15 Building size, bulk and intensity of centre activities within the mixed use development must be consistent with the locality and must not diminish the dominance of the adjacent Heritage Place / A15.1 Maximum gross floor area is 0.75 times site area
A15.2 A minimum of 0.65 of the total gross floor area is used for residential purposes
A15.3 Maximum building height is 2 storeys and 8.5m
P16 Development must not compromise the functions of the local road hierarchy / A16 No vehicular access is provided from Musgrave Road or Enoggera Terrace
P17 Development must contribute to a pedestrian friendly commercial node on Enoggera Terrace / A17.1 Development is built to the Enoggera Terrace frontage and incorporates an awning over the footpath
A17.2 Car parking does not dominate street frontages
Where in the Enoggera Terrace Precinct—Special Area 4
P18 Development must be consistent with the bulk and scale of the existing structure and conserve the cultural heritage values of the Heritage Place / A18.1 The gross floor area does not exceed the gross floor area of the existing structure
A18.2 Development is contained within the existing building envelope
P19 Development must not compromise the functions of the local road hierarchy / A19 No vehicular access is provided from Enoggera Terrace
Where in the Centres Precinct—Special Area 6
P20 Parking areas must be designed to discourage on–street parking where parking has adverse traffic management, safety and amenity impacts / A20 Parking bays, other than those associated with on–site residential accommodation, are fully accessible to the general public outside normal business hours
Where in the Hillside Character Precinct
P21 The height, scale and proportions of development must be compatible with traditional character houses and designed and sited to retain and reinforce the predominant development pattern and form of:
• separate allotments, whether or not the site area exceeds predominant lot sizes in the area, or the site is an amalgamation of allotments
• buildings of a traditional character house scale, uniformly spaced and consistently stepped across well–treed hillsides when viewed from the visual catchment
The design and scale of elevation and building form of the rear of extended or new buildings must consider the views of the building from surrounding areas, and the impact of the proposal on properties at the rear of the premises / A21.1 Building footprint size and siting reflects the predominant development pattern and form of development in the area
A21.2 Buildings are designed to appear as a series of separate blocks, each of a size and scale similar to that of a traditional character house, using physical separation or:
• significant recesses and projections of the exterior wall plane
• articulation through steps in the horizontal plane of the roof
• roof geometry incorporating significant variety e.g. pitched roofs of minimum 27.5° pitch
• elevational and roof treatment using a variety of materials, colours and finishes compatible with traditional character houses
• no uniform elevational treatment above ground level without variation, articulation or openings more than 10m in length
A21.3 To achieve the appearance of separate blocks, landscaped areas are to be provided. These areas are to include trees capable of deep planting and growing to roof–height
P22 The height of buildings and numbers of storeys must be consistent with building form in the locality, with alternative building heights only arising from compliance with the desired building character for the locality i.e. use of minimum 27.5° pitched roofs or site responsive post and pier construction methods / A22 Building height at any point on a site is no more than 2 storeys and 8.5m
P23 Development must be designed, sited and landscaped to minimise the impact of incompatible building bulk, maintain and enhance the traditional character and built form of this precinct in terms of building:
• bulk, form and scale
• eaves heights
• elevational treatment
• construction materials
through the use of quality contemporary architecture respectful of its setting
Development along ridgelines must not dominate the skyline and must be designed and sited to contribute to a consistent rhythm and sense of scale along the ridgeline when viewed from the visual catchment / A23 New development or extensions incorporate:
• orthogonal plan forms with outside walls aligned to those on adjoining allotments or within the development
• pitched roofs sheeted in metal profiles
• eaves heights reflecting the pattern of existing eaves heights along undulating ridgelines, horizontally across hillsides and vertically down hillsides
• external wall treatments incorporating lightweight sheeting
• elevations articulated with modulating elements such as verandahs and decks
P24 Development must minimise impacts to existing significant vegetation and provide replacement vegetation on the site (i.e. vegetation with advanced size and maturity) where significant vegetation is removed / A24.1 Buildings or other structures, driveways and hardstand areas are designed and sited to maximise the retention of trees featuring a trunk diameter width of 250mm or greater, measured at 1m above ground level
A24.2 Such trees removed as a result of the development are replaced with vegetation indigenous to Brisbane of 100 litre minimum stock size planted in sufficient quantity to achieve a total canopy area of 50% of the removed vegetation when mature
P25 Development must be designed and sited to retain or reinforce the landscape character and physical setting of the locality, and to break up building bulk. Buildings must appear to be uniformly sited on well–treed hillsides and consistently spaced along major ridgelines / A25.1 Communal open space and ground floor private open space required for residential development is provided at a minimum dimension of 5m
A25.2 Boundary setbacks are a minimum of:
• 6m to the rear boundary
• 12m to the rear boundary on sites steeper than 1 in 8 gradient (long axis from the front boundary to rear boundary of the site)
• 6m to any adjoining site’s front or rear boundary in the case of rear allotments
A25.3 Carports, car parking spaces and other structures associated with multi–unit dwellings are not located in the setback area
Note: in the case of corner lots, the rear boundary is that boundary which abuts other rear boundaries
P26 Development, including buildings or other structures, driveways and hardstand areas, must be designed and sited to minimise cut and fill disturbance on the site and to soften visual impact / A26.1 Development incorporates:
• foundation systems that minimise disturbance to the landscape, such as post and pier type foundations
• slab–on–ground foundations only on those parts of a site with gradients less than 1 in 8 and where cut and fill is minimal
• benching, cut and fill, or construction of retaining walls of a minor nature only (i.e. fill does not exceed 1m and/or the combined height of any retaining wall and fence does not exceed 2 metres) and designed so it is not noticeable after construction has been completed
• driveways and hardstand areas only on those parts of a site with gradients less than 1 in 4
A26.2 Retaining walls are set back from any boundary and are stepped, terraced and landscaped

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Printed on 7/06/2012