3.0 land use plan: precincts - dilgp.qld.gov.au · this precinct is comprised of three...

36 Northshore Hamilton Urban Development Area Development Scheme

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.

Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.

Preferred land uses

Thepreferredlandusesforprecinct5(unlessotherwisespecifiedinasub-precinct),are:

communityfacility

foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy

homebasedbusiness

multipleresidential

otherresidential

shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy.

Sub-precinct criteria

Figure 18: Precinct 5 - sub-precinct plan

Figure 19: Precinct 5 - building heights plan

Sub-precinct 5 (a): Riverfront Residential West

Sub-precinctprinciples

Developmentwithinthissub-precinctmustseektosharetheviewsoftheBrisbaneRiverandthecity.Buildingformsmustfrontallstreetswithbacksofbuildingslocatedcentrallywithinblocks.Theriverfrontresidentialareawillincorporatesignificantgreenspaceandurbanopenspaces,increasingtheassociationwiththeriverandprovidingsubstantialreliefwithinahighdensityenvironment.Builtedgesto

5(a)

5(b)5(c)

10

15

155

Land Use Plan: Precincts

Figure 17: Precinct 5

Precinct intent

TheWaterfrontResidentialPrecincthasbeenpositionedtotakeadvantageofthesignificantamenityprovidedbytheBrisbaneRiver.ItwillbethefocusformediumtohigherdensityresidentialformsthatfronttheBrisbaneRiverandprovideastrongedgetoMacarthurAvenue.

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

37Northshore Hamilton Urban Development Area Development Scheme

3.0

MacarthurAvenueandthestreetfrontingtheriverarecriticaltothecreationofadefinedurbanenvironment.

ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof47,500m2.

ThemaximumretailGFAforthissub-precinctwillbeintheorderof500m2.

Sub-precinct 5 (b): Riverfront Residential Central


Developmentwithinthissub-precinctshouldseektosharetheviewsoftheBrisbaneRiverandthecity.Buildingformsmustfrontallstreetswithbacksofbuildingslocatedcentrallywithinblocks.Theriverfrontresidentialareawillincorporatesignificantgreenspaceandurbanopenspaces,increasingtheassociationwiththeriverandprovidingsubstantialreliefwithinahighdensityenvironment.


ThemaximumretailGFAforthissub-precinctwillbeintheorderof1,000m2.

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

Column 1Exempt development

Column 2 UDA self assessable development

Column 3 – UDA assessable development

Column 3APermissible development

Column 3BProhibited development

AlldevelopmentspecifiedinSchedule1.

Materialchangeofusefor:

salesofficeanddisplayhome,or

homebasedbusiness.

EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.

Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.

OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.

AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.

Alldevelopmentwithinasub-precinctunless:

inaccordancewithanapprovedsub-precinctplan,or

whereintheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.


extractiveindustry

generalindustry

heavyindustry,or

lightindustry.

1Asrequiredfortheprecinctorpreviouslyapproved.



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Development parameters

Building heightsrefertoFigure19:Precinct5-buildingheightsplan

5–15storeys

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

Edge treatmentsrefertoMap4:Edgetreatments

Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.

ConnectionsrefertoMap5:Keyconnections

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

Open and civic space refertoMap6:Openandcivicspace

Networkpark.Destinationpark.Connectingpark.Civicspace.

New and upgraded roads refertoMap7:Proposednewroadsandroadupgrades

Newroads.Existingroadupgrade.Minorimprovements.

Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.



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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

Thepreferredlandusesforprecinct6(unlessotherwisespecifiedinasub-precinct)are:

childcarecentre

communityfacility


homebasedbusiness

indoorentertainment

indoorsportandrecreation

medicalcentre

multipleresidential

office

otherresidential

serviceindustrynotexceeding250m2

GFApertenancy

shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy

shoppingcentre

touristfacility

visitoraccommodation.



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Sub-precinct 6 (a): Barcham Street


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

Largefloor-plateretailwillbesleevedbysmallscaleshops,foodpremisesandbusinessestoensureactivityandvisualinterestonstreetsandtocivicandopenspace.


ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof30,000m2.


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.


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Precinct 6: Northshore Central level of assessment table









homebasedbusiness.







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


extractiveindustry

generalindustry

heavyindustry

lightindustry,or

house.




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Building heightsrefertoFigure22:Precinct6-buildingheightsplan

8–23storeys

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

Active frontagesrefertoMap3:Activefrontages

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

Edge treatmentsrefertoMap4:Edgetreatments



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

Open and civic space refertoMap6:Openandcivicspace

Networkpark.Destinationpark.Connectingpark.Localpark.Civicspace.


Newroads.Existingroadupgrade.




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:

outdoorsportandrecreation

park.

3





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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.


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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.







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

Materialchangeofuse:

extractiveindustry

generalindustry

heavyindustry,or

house.




3.0


Building heights

refertoFigure27:Precinct8-buildingheightsplan

3–12storeys

Edge treatments

refertoMap4:Edgetreatments


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

Connections

refertoMap5:Keyconnections

North/southconnectionstoBusinessEnterprisePrecinctandBrisbaneRiver.East/westconnectionstoadjoiningNorthshoreCentralPrecinct.Openspaceconnectionsbetweenwetlandparkandriversideparkland.

Open and civic space

refertoMap6:Openandcivicspace

Destinationpark.Connectingpark.Localpark.

New and Upgraded Roads

refertoMap7:Proposednewroadsandroadupgrades





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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


visitoraccommodation.

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

refertoMap4:Edgetreatments


Connections

refertoMap5:Keyconnections

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

Open and civic space

refertoMap6:Openandcivicspace

Networkpark.Connectingpark.Civicspace.

New and upgraded roads

refertoMap7:Proposednewroadsandroadupgrades





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

indoorsportandrecreation


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.



3.0 land use plan: precincts - dilgp.qld.gov.au · this precinct is comprised of three...

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