Newstead and Teneriffe Waterfront Neighbourhood Plan Code

Performance Criteria and Acceptable Solutions

Performance Criteria / Acceptable Solutions
General within the Neighbourhood Plan area
P1Where located on the river, development contributes to the provision of a continuous riverside bikeway/walkway (River Walk) linking NewsteadPark with NewFarmPark. This facility will be fully accessible by the public and provide a variety of opportunities for recreation and rest in a pleasant environment, as well as links to the adjoining riverfront properties and street network. Tree planting, furniture, lighting, balustrading, pavement treatment and public art establish a high degree of pedestrian amenity / A1.1Any development on premises adjoining the river provides:
  • a fully publicly accessible riverside bikeway/walkway (River Walk) that is dedicated to Council and has a minimum unobstructed pavement width of 4.5m and a minimum overall corridor width of 6m
  • tree planting, furniture, lighting, balustrading, pavement treatment and public art within the River Walk area in accordance with the specifications of the Centres Detail Design Manual
  • connections between the River Walk andthe adjoining riverfront properties and street network
  • A landscaped seating node is provided in the location identified on Map C – Streetscape Classifications and Pedestrian Links. The design is in accordance with the specifications of the Centres Detail Design Manual

P2Development includes street tree planting, street furniture, lighting and footpath and kerb treatment that establishes a streetscape with a high degree of pedestrian amenity / A2Street tree planting, street furniture, lighting and footpath and kerb treatment are designed and constructed in accordance with the specifications of the Centres Detail Design Manual relevant to the streetscape type identified on Map C – Streetscape Classifications and Pedestrian Links
P3Developments on Breakfast Creek Road and Commercial Road (west of Helen Street) provide a widened public footpath that caters for a high volume of pedestrian traffic, as well as a double row ofstreet tree planting on Breakfast Creek Road / A3Developments on Breakfast Creek Road and Commercial Road (west of Helen Street) dedicate a linear land dedication to Council sufficient to provide a 5 metre wide public footpath along these streets
P4Development contributes to an integrated cross block pedestrian network that facilitates the safe and efficient movement of pedestrians through the precinct and to the river / A4.1Cross block links are provided:
  • on development sites that include land within the cross block link zone (as shown on Map C – Streetscape Classifications and Pedestrian Links) where the development site spans the two streets to be connected
  • between Skyring Terrace and the river, and between Austin Street and Evelyn Street, in the locations identified on Map C – Streetscape Classifications and Pedestrian Links
  • The design of the cross block link is in accordance with the specifications of the Centres Detail Design Manualand:
  • has a minimum corridor width of 6m, including a minimum unobstructed pavement width of 3m
  • is dedicated to Council, unless utilised by, and associated with, ground level retail or restaurant uses
  • creates a 24 hour publicly accessible space with equitable access
  • provides lighting and shelter
  • adjacent buildings are designed to include windows and/or balconies that contribute to casual surveillance of the cross block link
  • integrates or reconfigures any required service and access function of the space to maximise pedestrian amenity
  • incorporates crime prevention through environmental design principles to maximise pedestrian safety
Note: Refer to the Crime Prevention Through Environmental Design Planning Scheme Policy
P5Development must present an active frontage to the street and other public spaces at ground and upper levels to encourage passive surveillance, create an attractive streetscape, and promote a sense of community. Vehicle entrances, servicing and car parking are designed and located to minimise disruption to building frontages and the pedestrian environment, and to reduce the visual impact on the street environment / A5.1Habitable floor space is accommodated at ground and upper levels, with doors, windows and balconies promoting interaction with and surveillance of the street. Carparking areas are located underground or behind the building at ground level only
A5.2Carpark access is limited to one driveway to ensure primacy of the footpath and the safe movement of pedestrians
P6Development provides adequate secure bicycle parking and storage and cyclist end of trip facilities in convenient, visible locations / A6.1Where for a shop or office, lockable, covered, bicycle parking spaces and cyclist facilities are provided in accordance with the Transport, Access, Parking and Servicing Code, regardless of the gross floor area of the proposal (excluding requirement for shower cubicle)
A6.2Where for a multi-unit dwelling, one lockable, covered, bicycle parking space is provided for every two residential units
A6.3Bicycle parking is provided in the basement in a secure communal area in close proximity to the lifts/stair wells
P7Historical features (including the former woolstores and gasworks) are conserved and re-used for a range of activities / A7No Acceptable Solution is prescribed
Where for development within the Major Parks Precinct, Newstead North Precinct, Newstead Terrace Precinct and Waterfront Precinct
P8Development scale, height and design must:
  • where located in the Major Parks Precinct, be consistent with the intent for this precinct
  • where located in the Newstead North Precinct, be of a low to mid rise built form that is consistent with retaining a light industry or service function on site
  • where located in the Newstead Terrace Precinct, be consistent with existing multi-unit development west of Newstead Terrace
  • where located in the Waterfront Precinct, maintain the former woolstores and sugar refinery buildings as the dominant built form elements, and transition down to nearby low density and character residential areas
/ A8.1The maximum height of buildings:
  • in Area A on Map B – Building Height Areas is 3 storeys
  • in Area B on Map B – Building Height Areas is 4 storeys
  • in Area C on Map B – Building Height Areas does not exceed the uppermost sill level of adjacent former woolstore buildings
  • in Area D on Map B – Building Height Areas is 4 storeys where the site area is less than 2500m2, and 6 storeys where the site area is 2500m2or greater
  • The gross floor area does not exceed:
  • 1.25 times the site area in the Major Parks, Newstead Terrace and Waterfront Precincts
  • 2 times the site area in the Newstead North Precinct

P9Multi-unit dwellings:
  • are located on sites of sufficient area to achieve a coherent building and site layout that results in a pleasant, attractive and manageable living environment that does not impact on the amenity of adjoining properties
  • incorporate a landscaped setback from the road alignment that is compatible with that of nearby multi-unit dwellings and ensures that buildings are not of an overbearing scale to pedestrians
/ A9.1The site area for multi-unit dwellings is a minimum of 1200m2
A9.2Multi-unit dwellings are set back a minimum of 3m from the road alignment and this area contains deep planting
Where for development within the Waterfront Precinct
P10Any non-residential components of development are:
  • of a small scale
  • located only on the ground floor of buildings
  • compatible with the overall residential character intended for the precinct and do not unreasonably reduce residential amenity
  • of a local nature that serves the needs of residents or users of the River Walk and does not attract significant vehicular traffic into the precinct
/ A10No Acceptable Solution is prescribed
Where for development within the Newstead Terrace Precinct
P11Development on a site adjoining the Newstead North Precinct provides a high level of residential amenity and mitigates any adverse environmental impacts arising from industrial or commercial uses within the Newstead North Precinct
Note: This could include design considerations such as the orientation of the building, construction materials, the location of driveway, servicing and recreational areas, and landscape buffers / A11No AcceptableSolution is prescribed
Where for development within the Newstead North Precinct
P12Development optimises employment opportunities whilst retaining a light industry or service function on the site / A12No Acceptable Solution is prescribed
Where for development within the Commercial Road Precinct
P13Development scale, height and design must:
  • be proportionate to the area and frontage of the site, and the intent of any sub-precinct in which development is proposed
  • minimise amenity impacts on other properties and public areas in terms of access to sunlight, daylight and breezes
  • enable existing and future buildings to be appropriately separated from each other to allow light penetration, air circulation, privacy and to ensure windows are not built out by adjoining buildings
  • complement the existing precinct character of low to mid rise bulky buildings through incorporating a low-level podium and a clearly defined and set back tower element. Tall buildings adopt a more slender tower form that minimises the appearance of building bulk of the tower
  • in addition, where located within the View Corridor to the CBD identified on Map D –View Corridor and Open Space and Pedestrian Connections, preserve views of the City Centre from Kingsford Smith Drive
  • in addition, where located within sub-precinct A (Heritage), complement the built to front boundary character of the area, while preserving a large rear setback to allow light penetration and air circulation though the precinct. Buildings incorporate a podium height consistent with the prevailing height of the former woolstore buildings. Any tower is of a small size, and has large setbacks to all boundaries so as to maintain the visual dominance of the former woolstores built form
  • in addition, where located within sub-precinct B (Riverside), incorporate a podium height consistent with the prevailing height of the former woolstore buildings, and incorporate a tower element that is well setback from the river so as to complement the area’s predominant low to mid rise riverside built form. Tower heights form a transition between the taller buildings of the Commercial Road Precinct and Riverpark Precinct and the shorter buildings of the Waterfront Precinct
Note: Maximum gross floor area provisions do not apply within the Commercial Road Precinct / A13.1The overall building height:
  • complies with Table 1 – Maximum building and podium heights in the Commercial Road Precinct
  • in addition, where located within the View Corridor to the CBD identified on Map D –View Corridor and Open Space and Pedestrian Connections, does not in any case exceed 55m AHD
  • The podium height complies with Table 1 – Maximum building and podium heights in the Commercial Road Precinct
  • The building setbacks comply with Table 2 – Minimum building setbacks in the Commercial Road Precinct
  • Where for a building over ten storeys tall, towers have a maximum horizontal dimension of 40 metres and a maximum site coverage of 40% of the site area
  • Where for a building up to ten storeys tall, towers have a maximum horizontal dimension of 50 metres
Note: Figure a illustrates the intended building height and setbacks in the Commercial Road Precinct sub-precinct A (Heritage)
P14The ground floor level:
  • presents an attractive frontage that is oriented to the street and River Walk
  • reinforces a safe and attractive pedestrian environment by contributing to passive surveillance of the street and River Walk
/ A14.1The ground floor level, where fronting Longland Street, Commercial Road, Skyring Terrace or the river, includes a mix of retail, restaurant and entertainment uses
A14.2Each ground floor residential unit has direct access to the street
P15Development incorporates a vegetated area to provide for the recreational needs of residents and/or workers / A15Development includes a vegetated recreational area in the rear setback area
P16Any retail development is of a small scale and does not contain large shops. In addition, where located in the Commercial Road Precinct sub-precinct B (Riverside), new development is primarily residential in nature, with any commercial uses limited to the podium levels and subordinate in scale to the residential activities / A16No Acceptable Solution is prescribed
P17Deep planting is established within the building setback to Stratton, Kyabra, Doggett and Masters Streets that reduces the appearance of building bulk and enhances the streetscape environment for pedestrians / A17All building elements (including basement carparking) are set back a minimum of 3 metres from the Stratton, Kyabra, Doggett and Masters Street frontages, and in-ground deep planting that contributes to footpath shading is established within this area
Note: Figure b illustrates the intended streetscape and setbacks on these streets
P18The design of developments on sites between Wyatt and Wyandra Streets maximises pedestrian and vehicular safety and amenity and reinforces Wyandra Street as an attractive streetscape / A18On sites with a dual frontage to Wyatt and Wyandra Streets, vehicular access is from Wyatt Street, and pedestrian entries are provided from both streets
P19Development in sub-precinct B (Riverside) incorporates a significant break in the buildings to facilitate breezes and views to the river along the Helen Street alignment / A19Development in sub-precinct B (Riverside) does not intrude into the 20m wide View and Breeze Corridor identified on Map D– View Corridor and Open Space and Pedestrian Connections
P20Where located in sub-precinct B (Riverside), the proposal demonstrates that residents/workers will not be subject to unacceptable health and safety impacts arising from the electricity substation, sub-transmission tower or power lines, in accordance with the principle of prudent avoidance / A20No Acceptable Solution is prescribed
Where for development within the Riverpark Precinct
P21Development must:
  • contribute to the precinct achieving a density that accommodates significant residential and commercial floorspace that is proportionate to the precinct’s city fringe location and level of access to public transport
  • be proportionate to the area of the site
  • have a maximum building height that does not exceed that of the Fortitude Valley Heart
  • where located within the View Corridor to the CBD identified on Map D - View Corridor and Open Space and Pedestrian Connections, preserve views of the City Centre from Kingsford Smith Drive
  • not compromise aircraft safety or the operational airspace of the BrisbaneAirport
  • contribute to a varied built form that includes mid and high rise buildings
  • where adjacent to the river, adopt a built form that complements this reach’s low to mid rise riverside character
  • maintain an open, parkland setting
/ A21.1The maximum height of buildings is:
  • 25 storeys where on a site of over 4000m2
  • 15 storeys where on a site of 2500m2 – 4000m2
  • 8 storeys where on a site of less than 2500m2
  • In addition to the maximum building height identified in A21.1:
  • buildings have a maximum height of 8 storeys where located within 50 metres of the BrisbaneRiver
  • buildings do not in any case exceed 55m AHD where located within the View Corridor to the CBD identified on Map D – View Corridor and Open Space and Pedestrian Connections
  • buildings do not in any case exceed 95m AHD, as structures above this height may present an obstacle for aircraft using BrisbaneAirport
  • The maximum gross floor area is 4.5 times the site area
  • Development does not extend into the area identified as Publicly Owned Public Open Space on Map D –View Corridor and Open Space and Pedestrian Connections

P22Development:
  • has a predominantly residential focus in the vicinity of the river and the large parkland area, and a mixed use function elsewhere
  • only provides retail uses at a scale that services local and district needs
/ A22No Acceptable Solution is prescribed
P23Development:
  • retains the Gasometer, and designs and sites buildings such that the Gasometer remains as a primary way-finding tool throughout the precinct
  • preserves views of the Gasometer from Breakfast Creek Road
  • preserves views from Waterloo Street and Skyring Terrace through to the river
/ A23No Acceptable Solution is prescribed
P24Development:
  • minimises the appearance of building bulk through a built form that consists of multiple discrete buildings and avoids lengthy unarticulated facades
  • enables existing and future buildings to be appropriately separated from each other to allow light penetration, air circulation, privacy and to ensure windows are not built out by adjoining buildings
  • minimises amenity impacts on other properties and public areas in terms of access to sunlight, daylight and breezes
/ A24.1The minimum setback to all boundaries for all storeys above the fourth storey is 10m
A24.2For buildings over ten storeys tall, the maximum horizontal dimension for all storeys above the fourth storey is 50m
P25Development:
  • contributes to an attractive streetscape through the incorporation of active frontages to the ground level of buildings
  • contributes to passive surveillance and visual amenity by incorporating windows and balconies to upper floor facades
  • incorporates breaks in buildings to provide for a high level of visual and pedestrian permeability from adjoining areas, including the Commercial Road Precinct
  • incorporates variations in materials and building form
/ A25No Acceptable Solution is prescribed
P26Development provides:
  • a large public open space (parkland) between Skyring Terrace and the river
  • a major public space in and around the Gasometer
/ A26Public open space is established in the area identified as Publicly Owned Public Open Space on Map D –View Corridor and Open Space and Pedestrian Connections, and this area is dedicated to Council
A26.1The area identified as Privately Owned Public Open Space on Map D –View Corridor and Open Space and Pedestrian Connections is retained in private ownership, but provides fully publicly accessible open space. Only park related structures are established above ground in this area, however private basement carparking is permitted underground
A26.2A major public space is established in and around the Gasometer
P27Development provides safe and convenient pedestrian and cyclist links that focus on access to adjoining precincts, the river, public transport and other major destinations / A27Pedestrian and cyclist connections are provided in the locations identified on Map D – View Corridor and Open Space and Pedestrian Connections

While every care is taken by Brisbane City Council to ensure the accuracy of this extract of the code, Council make no representations or warranties about its accuracy, reliability or completeness and disclaim all responsibility and all liability (including without limitation, liability in negligence) for all expenses losses and damages (including direct and consequential damage) and costs that may be incurred as a result of the document being inaccurate in any way and for any reason.