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Lower Oxley Creek NorthDraft Neighbourhood Plan

BRISBANE CITY PLAN 2014 (PLANNING SCHEME) AMENDMENT PACKAGE – 2016

Part 2

In this section:

Executive summary Background Summary of Proposed Amendments to Brisbane City Plan 2014 Proposed Amendments to Brisbane City Plan 2014

Part 1 About the planning schemePart 2 State planning provisionsPart 3 Strategic frameworkPart 4 Priority Infrastructure Plan

Planning assumptions Part 5 Tables of assessmentPart 6 ZonesPart 7 Neighbourhood plans

Lower Oxley Creek north neighbourhood plan code

Executive SummaryThe draft Lower Oxley Creek North Neighbourhood Plan (draft LOCNNP) and supporting amendments provide finer grained planning at a local level, will guide future development and coordinate land use and infrastructure.

The plan area includes parts of Willawong, Acacia Ridge, Archerfield and Durack. The draft LOCNNP provides for the transition of this predominantly greenfield area to industry, providing for employment and economic activity, whilst protecting and enhancing the area’s natural values in a number of green space and open space areas.

Draft Lower Oxley Creek North Neighbourhood Plan boundary

The draft LOCNNP boundary is outlined in Figure 1.

Figure 1: Draft Lower Oxley Creek North Neighbourhood Plan boundary

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Proposed precincts

The draft LOCNNP includes two precincts, as shown in Figure 2 and described below:

NPP-001: Willawong renewable energy precinctThis precinct includes the northern portion of the former Willawong landfill, and includes an existing gas extraction facility. It is intended that development:

o includes limited activities including renewable energy facilities, such as gas extraction facilities and solar farms;

o does not compromise any remediation activities associated with the former Willawong landfill and hazardous waste facility or operation of an existing gas extraction facility; and

o addresses constraints associated with the former Willawong landfill and hazardous waste facility, including instability and contamination.

NPP-002: Limited development precinctThis precinct includes the southern portion of the former Willawong landfill that is unsuitable for development due to the hazardous nature of the area and contamination associated with the former Willawong hazardous waste facility. It is intended that:

o development avoids any land disturbing works due to risk from exposure to contaminated material; and

o this area is not accessible to the public.

Figure 2: Draft Lower Oxley Creek North Neighbourhood Plan precincts

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Key planning outcomes

The draft LOCNNP provides for:

an industrial extension to the south-west industrial gateway. Low impact industry and medium impact industry uses are encouraged in areas that are not affected by high risk flooding or significant environmental values, in particular:

o transport

o logistics and distribution

o manufacturing

the protection and enhancement of regionally important environmental corridors including Blunder Creek, Oxley Creek and Archerfield wetlands;

a new neighbourhood centre and local park at the junction of Sherbrooke Road and King Avenue/Learoyd Road to service the needs of local businesses and workers; and

the safety of people and property from the impacts of hazards including flooding and landfills.

Proposed zoning changes

The following areas are proposed to be rezoned:

See Figure 3 below for areas of proposed zoning change (outlined in red).

Page vii

Figure 3: Areas of proposed zoning change

Page viii

BackgroundThe Lower Oxley Creek North (LOCN) neighbourhood plan area is currently occupied by a mix of rural residential properties, businesses such as landscape suppliers and boarding kennels, industrial activities such as waste management and recycling facilities, and transport and logistics operations. The area also features waterways and wetlands associated with Oxley and Blunder Creeks and Archerfield Wetlands. Currently home to around 200 residents and 500 employees, the area is predominantly greenfield with the potential to accommodate industrial development, while protecting and enhancing the area’s natural assets.

The vision for LOCN in 2031 is to:

Create an attractive place for business and employment, accommodating a diverse range of industrial businesses that effectively contribute to the greater Brisbane economy, forming a natural extension to the south-west industrial gateway

Encourage a diverse range of businesses that take advantage of access to efficient transport networks – regional and city routes, air and rail freight, local roads, and pedestrian and cycle routes

Provide clarity for the community and development industry with respect to the intent for future development

Accommodate industrial businesses that are developed and operate in a manner that minimises risks and hazards to new and existing businesses, surrounding sensitive uses and environments

Deliver a resilient, robust and well-protected system of habitat areas, connected by ecological corridors including Oxley Creek, Blunder Creek and Archerfield Wetlands, using these assets to create a sustainable open space system

Integrate and coordinate land use planning and infrastructure planning

The draft Lower Oxley Creek North Neighbourhood Plan Brisbane City Plan 2014 Amendment Package (the amendment package), sets out the statutory amendments intended for Brisbane City Plan 2014 (the planning scheme) in order to achieve the preferred land use planning vision for the area.

The amendment package forms a major amendment to the planning scheme and has been prepared in accordance with Statutory guideline 04/14: Making and amending local planning instruments.

Summary of Proposed Amendments to Brisbane City Plan 2014The amendment package contains a range of amendments being:

Neighbourhood plan: the new LOCN neighbourhood plan code, associated maps and figures, new tables of assessment, and zoning changes within the LOCN area;

Supporting amendments: changes to the planning scheme to reflect findings of local investigations and background studies. These amendments include changes to the strategic framework, overlays and Priority Infrastructure Plan (PIP); and

Consequential amendments: include consequential changes to numbering, cross-references and headings.

The amendment package proposes amendments to the following parts of the planning scheme:

Part 1 About the planning scheme Part 3 Strategic framework Part 4 Priority Infrastructure Plan

o Planning assumptionso Priority infrastructure areao Desired standards of serviceo Plans for trunk infrastructure

Part 5 Tables of assessment

Page 1

o Lower Oxley Creek north neighbourhood plan levels of assessment Part 7 Neighbourhood plans

o Lower Oxley Creek north neighbourhood plan codeo Western gateway neighbourhood plan codeo Willawong neighbourhood plan code

Part 8 Overlayso Significant landscape tree overlay code

Schedule 2 Mapping o Strategic framework maps

Sub-regional context strategic framework map Brisbane CityShape 2031 land use strategic framework map Brisbane greenspace system strategic framework map Brisbane transport strategic framework map

o Zone maps Zoning map (43 and 47)

o Neighbourhood plan maps Lower Oxley Creek north neighbourhood plan map Western gateway neighbourhood plan map Willawong neighbourhood plan map

o Overlay maps Bicycle network overlay map (43) Biodiversity areas overlay map (43) Road hierarchy overlay map (43) Significant landscape trees overlay map (43) Streetscape hierarchy overlay map (43 and 47) Transport air quality corridor overlay map (43) Wetlands overlay map (43)

Schedule 3 Priority Infrastructure Plan mapping and support materialo Infrastructure corridor planso Priority Infrastructure Plan maps (A1, A2. A4, A7, D2 and F2)o Schedule of works (SoW) for future trunk infrastructure

Sewerage network SoW (S1) Stormwater network SoW (SW1) Transport network (local road network) SoW (R1) Transport network (pathways network) SoW (APT1) Transport network (public transport (bus stops) network) SoW (APT3) Community purposes network (public parks network) SoW (CP1)

o Plans for trunk infrastructure (PFTI) maps Water supply network PFTI maps (WS271-272, 291-292 and 311-312) Sewerage network PFTI maps (S271-272, 291-292 and 311-312) Stormwater network PFTI maps (SW271-272, 291-292 and 311-312) Transport network (local road network) PFTI maps (R271-272, 291-292 and 311-312) Transport network (pathways and public transport (ferry terminals and bus stops)

networks) PFTI maps (APT271-272, 291-292 and 311-312) Community purposes network (public parks and land for community facilities

networks) PFTI maps (CP271-272, 291-292 and 311-312) o Predicted existing and future resident populationo Predicted existing and future private residential dwelling supplyo Predicted existing and future employment o Predicted existing and future non-residential floor space

Schedule 6 Planning scheme policies (PSP)o Structure planning planning scheme policy

Appendix 2 Table of amendments

The amendment package does not propose amendments to the following parts of the planning scheme:

Citation and commencement Part 2 State planning provisions Part 6 Zones

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Part 9 Development codes Part 10 Other plans Schedule 1 Definitions Schedule 4 Notations required under the Sustainable Planning Act 2009 Schedule 5 Land designated for community infrastructure Appendix 1 Index and glossary of abbreviations and acronyms

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Proposed Amendments to Brisbane City Plan 2014Part 1 About the planning schemeAmendments required to this section of the planning scheme are primarily ‘consequential amendments’ due to the inclusion of the new LOCN neighbourhood plan area.

Table 1 – Proposed amendments to Part 1 About the planning scheme

Reference Proposed Amendment Type of Change

Table 1.2.2—Neighbourhood plans precincts and sub-precincts

Willawong neighbourhood plan

Delete NPP-001: Willawong rural, NPP-002: Remediation and NPP-004: Recycling industry

Renumber remaining Paradise wetland investigation precinct to NPP-001 accordingly

Text

Table 1.2.2—Neighbourhood plans precincts and sub-precincts

Insert ‘Lower Oxley Creek north neighbourhood plan’, ‘NPP-001: Willawong renewable energy precinct’ and ‘NPP-002: Limited development precinct’ alphabetically

Text

Part 2 State planning provisionsNo amendments are required to this section of the planning scheme.

Part 3 Strategic frameworkAmendments required to this section of the planning scheme are primarily ‘supporting amendments’ to accurately reflect the intent for the area in Brisbane’s overall strategic direction.

Table 2 – Proposed amendments to Part 3 Strategic framework


3.7.3.1 Specific outcomes and land use strategies

South-west industrial gateway

L14.3

Delete ‘supports the use of recycled water from the nearby Western Recycled Water Pipeline and’

Text

3.7.3.1 Specific outcomes and land use strategies

South-west industrial gateway

L17.2

Insert ‘and Blunder Creek’ after ‘Oxley Creek’

Text

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Part 4 Priority Infrastructure PlanAmendments required to this section of the planning scheme are primarily ‘supporting amendments’ due to the inclusion of the new LOCN neighbourhood plan area. Amendments reflect the future residential and non-residential growth for LOCN based on the proposed land use, the future trunk infrastructure requirements for the neighbourhood plan and the inclusion of LOCN within the Priority Infrastructure Area (PIA). The proposed amendments are described in Table 3 and are included in Appendix A of this document.

Table 3 – Proposed amendments to Part 4 Priority Infrastructure Plan


Table 4.3.10.1—Assumed scale of development for residential and non-residential zones

Insert the assumed scale of development (planned density) for the IN2 Industry (General industry B) zone precinct associated with the Lower Oxley Creek north neighbourhood plan

Text and numbering

Table 4.3.11.1—Predicted existing and future resident population

Amend predicted existing and future resident population numbers to reflect the predicted existing and future resident population for the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.12.1—Predicted existing and future private residential dwelling supply

Amend predicted existing and future private residential dwelling supply numbers to reflect the predicted existing and future private residential dwelling supply for the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.13.1—Predicted existing and future employment

Amend predicted existing and future non-residential employees numbers to reflect the predicted existing and future non-residential employees for the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.14.1—Predicted existing and future non-residential floor space

Amend predicted existing and future non-residential floor space numbers to reflect the predicted existing and future non-residential floor space for the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.15.1—Planned Infrastructure Demand Rate

Insert the infrastructure demand rates for the IN2 Industry (General industry B) zone precinct associated with the Lower Oxley Creek north neighbourhood plan

Text and numbering

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Section 4.3.16—Projected demand summary by network (Maps A4 and A7)

Replace maps with amended Map A4—Service Catchments – Sewerage Network and Map A7—Service Catchments – Community Purposes Network in Appendix A—Proposed amendments to Part 4 and Schedule 3 – mapping and support material

Amendments reflect the inclusion of the Lower Oxley Creek north neighbourhood plan (and adjoining land holdings) within the PIA

Mapping

Table 4.3.16.1—Water supply network assumed demand summary

Amend cumulative demand (Equivalent Tenement) (ET) numbers to reflect the water supply network assumed demand associated with the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.16.2—Sewerage network assumed demand summary

Amend cumulative demand (ET) numbers to reflect the sewerage network assumed demand associated with the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.16.3—Stormwater network assumed demand summary

Amend cumulative demand (ET) numbers to reflect the stormwater network assumed demand associated with the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.16.4—Transport network (roads network) assumed demand summary

Amend cumulative demand (ET) numbers to reflect the transport network (roads network) assumed demand associated with the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.16.5—Transport network (pathways and public transport (bus stops and ferry terminals) networks) assumed demand summary

Amend cumulative demand (ET) numbers to reflect the transport network (pathways and public transport) assumed demand associated with the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.16.6—Community purposes (public parks network) assumed demand summary

Amend cumulative demand (ET) numbers to reflect the public parks network assumed demand associated with the Lower Oxley Creek north neighbourhood plan

Numbering

Table 4.3.16.7—Community purposes (land for community facilities network) assumed demand summary

Amend cumulative demand (ET) numbers to reflect the land for community facilities network assumed demand associated with the Lower Oxley Creek north neighbourhood plan

Numbering

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Section 4.4.3—Priority infrastructure area map (Map A1)

Replace map with amended Map A1—Priority Infrastructure Area in Appendix A—Proposed amendments to Part 4 and Schedule 3 – mapping and support material

Amendments reflect the inclusion of the Lower Oxley Creek north neighbourhood plan (and a number of adjoining properties also located outside the PIA and within the Doolandella neighbourhood plan area and the Western gateway neighbourhood plan area) within the PIA

Mapping

Section 4.5.4—Stormwater network (Map D2)

Replace map with amended Map D2—Stormwater Network DSS Conveyance Standards in Appendix A—Proposed amendments to Part 4 and Schedule 3 – mapping and support material

Amendments relate to the inclusion of Lower Oxley Creek north within DSS conveyance standard A area to reflect the increased growth potential of neighbourhood plan area

Mapping

Sections 4.5.6.1—Public parks network and 4.5.6.2—Land for community facilities network (Map F2)

Replace map with amended Map F2—Community Purposes Network DSS Areas in Appendix A—Proposed amendments to Part 4 and Schedule 3 – mapping and support material

Amendments relate to the inclusion of Lower Oxley Creek north within the General Urban DSS category. This reflects the inclusion of Lower Oxley Creek north neighbourhood plan within the PIA

Mapping

Table 4.6.2.1—Schedule of works for future trunk infrastructure (Tables S1, SW1, R1, APT1, APT3 and CP1)

Update the Table S1, Table SW1, Table R1, Table APT1 and Table CP1 hyperlinks to reflect new, modified and new trunk infrastructure in the schedule of works

Trunk infrastructure amendments proposed to the schedule of works are located in Appendix A—Proposed amendments to Part 4 and Schedule 3 – mapping and support material

Hyperlink (includes text and word amendments to excel spread sheets)

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Table 4.6.3.1—Plans for trunk infrastructure networks (PFTI maps)

Replace maps with the following amended maps in Appendix A—Proposed amendments to Part 4 and Schedule 3 – mapping and support material:

WS271, WS272, WS291, WS292, WS311, WS312;

S271, S272, S291, S292, S311, S312;

SW271,SW272, SW291, SW292, SW311, SW312;

R271, R272, R291, R292, R311, R312, R331;

APT271, APT272, APT291, APT292, APT311, APT312; and

CP271, CP272, CP291, CP292, CP311, CP312.

Amendments reflect the increased future residential and non-residential growth for the Lower Oxley Creek north neighbourhood plan and the revised PIA boundary

Mapping

Planning assumptions

Planning assumptions table changes, associated with the Lower Oxley Creek north neighbourhood plan, have been prepared in accordance with the template used for Brisbane City Plan 2014 and are shown in Appendix A.

Part 5 Tables of assessmentAmendments required to this section alter the standard levels of assessment in the planning scheme to facilitate desirable development in LOCN, and to trigger the LOCN neighbourhood plan code. ‘Consequential amendments’ are also required to the list of neighbourhood plans in the planning scheme and associated references and numbering.

Table 4 – Proposed amendments to Part 5 Tables of assessment


Table 5.9.1—Neighbourhood plan level of assessment changes

Insert a row for ‘Lower Oxley Creek north neighbourhood plan’ as follows:

MCU: Change

ROL: No Change

Building work: No change

Operational work: Change

Text

5.9 Levels of assessment—Neighbourhood plan

Insert new Tables 5.9.38.A, B, C and D Lower Oxley Creek north neighbourhood plan Tables of Assessment as detailed below

Text

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Lower Oxley Creek north neighbourhood plan levels of assessment

Table 5.9.38.A—Lower Oxley Creek north neighbourhood plan: material change of use

Use Level of assessment Assessment criteria

If in the neighbourhood plan area

MCU, if assessable development where not listed in this table

No change Lower Oxley Creek north neighbourhood plan code

If in the General industry B zone precinct of the Industry zone

Animal keeping Code assessment

- Lower Oxley Creek north neighbourhood plan codeAnimal keeping codeIndustry zone codePrescribed secondary code

Transport depot Code assessment

- Lower Oxley Creek north neighbourhood plan codeIndustry codeIndustry zone codePrescribed secondary code

If in the Willawong renewable energy precinct (NPP-001)

Caretaker's accommodation Impact assessment

- The planning scheme including:Lower Oxley Creek north neighbourhood plan codeCaretaker's accommodation codeSpecial purpose zone code

Renewable energy facility Code assessment

- Lower Oxley Creek north neighbourhood plan codeIndustry codeSpecial purpose zone codePrescribed secondary code

Utility installation Code assessment


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Use Level of assessment Assessment criteria

If in the Limited development precinct (NPP-002)

Caretaker's accommodation

Impact assessment

- The planning scheme including:Lower Oxley Creek north neighbourhood plan codeCaretaker's accommodation codeSpecial purpose zone code

Utility installation Code assessment


Table 5.9.38.B—Lower Oxley Creek north neighbourhood plan: reconfiguring a lot

Development Level of assessment Assessment criteria

ROL, if assessable development


Table 5.9.38.C—Lower Oxley Creek north neighbourhood plan: building work


Building work, if assessable development


Table 5.9.38.D—Lower Oxley Creek north neighbourhood plan: operational work


Operational work, if assessable development where not listed in this table


If filling or excavation Code assessment

- Lower Oxley Creek north neighbourhood plan codeOperational work codeFilling and excavation codePrescribed secondary code

Part 6 ZonesNo amendments are required to this section of the planning scheme. However, amendments have been made to the Zone maps in Schedule 2.

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http://eplan.brisbane.qld.gov.au/CP/Definitions#FillOrExc

Part 7 Neighbourhood plansAmendments are required to this part of the planning scheme to include the LOCN neighbourhood plan code and to amend provisions of the existing Western gateway and Willawong neighbourhood plans as required.

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Table 5 – Proposed amendments to Part 7 Neighbourhood plans


Table 7.1.1—Neighbourhood plan codes

Insert ‘Lower Oxley Creek north neighbourhood plan’ and associated editor’s note and neighbourhood plan details alphabetically

Text

7.2 Neighbourhood plan codes Insert Lower Oxley Creek north neighbourhood plan code alphabetically

Text and figure

7.2.23.3 Western gateway neighbourhood plan code

7.2.23.3.2 Purpose

(7) (g)

Delete ‘(g) Further residential development east of Blunder Road in close proximity to the Inala Waste Water Treatment Plant is not compatible while it is in operation’

Text

7.2.23.3 Western gateway neighbourhood plan code

Figure a-Western gateway

Amend eastern boundary of the Western gateway neighbourhood plan area to exclude the area now located in the Lower Oxley Creek north neighbourhood plan area

Figure

7.2.23.4 Willawong neighbourhood plan code

7.2.23.4.1. Application

(2) (a), (b), (c), (d)

Delete ‘(2) Land within the Willawong neighbourhood plan area is identified on the NPM-023.4 Willawong neighbourhood plan map and includes the following precincts:

(a) Willawong rural precinct (Willawong neighbourhood plan/NPP-001);

(b) Paradise wetland investigation precinct (Willawong neighbourhood plan/NPP-002);

(c) Remediation precinct (Willawong neighbourhood plan/NPP-003);

(d) Recycling industry precinct (Willawong neighbourhood plan/NPP-004).’

Replace text with ‘(2) Land within the Willawong neighbourhood plan area is identified on the NPM-023.4 Willawong neighbourhood plan map and includes the following precinct:

(a) Paradise wetland investigation precinct (Willawong neighbourhood plan/NPP-001).’

Renumber remaining Paradise wetland investigation precinct to NPP-001

Text


7.2.23.4.2 Purpose

Delete ‘(a) Development protects and enhances the regionally significant ecosystems and environmental values which will improve the health and

Text

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(3) (a) quality of the local waterways of Blunder Creek and Oxley Creek.’

Replace text with ‘(a) Development protects and enhances the regionally significant ecosystems and environmental values which will improve the health and quality of the local waterways of Oxley Creek.’


7.2.23.4.2 Purpose

(3) (b)

Delete ‘(b) The remediation of waste disposal areas and subsequent transformation into an extensive open space system, including 3 wetlands.’ and renumber subsequent points accordingly

Text


7.2.23.4.2 Purpose

(3) (d)

Delete ‘(d) The neighbourhood plan area has the potential to become a sporting focus for southern Brisbane. Proposals for new facilities demonstrate the environmental values of the neighbourhood plan area will not be compromised.’ and renumber subsequent points accordingly

Text


7.2.23.4.2 Purpose

(3) (i)

Delete ‘(i) Land subject to development constraints, character or environmental values specified in Figure a in this neighbourhood plan code or shown on an overlay map is protected from inappropriate development in order to maintain its character, natural and ecological significance.’

Replace text with ‘(i) Land subject to development constraints, character or environmental values shown on an overlay map is protected from inappropriate development in order to maintain its character, natural and ecological significance.’

Text



(4) (a), (b), (c), (d)

Delete ‘(4) Willawong rural precinct (Willawong neighbourhood plan/NPP-001) overall outcomes are:

(a) This precinct maintains for the general broad hectare rural character within the neighbourhood plan area.

(b) Development preserves the rural character of the precinct and accommodates a range of rural and agricultural activities on lots of generally 4ha to 10ha that are carefully managed to minimise impacts on the waterway corridors.

(c) Development allows for the continuation of the Council Animal

Text

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Pound which provides an important service to the southern parts of Brisbane.

(d) The further intensification of waste incineration operations on the Ace Waste site which is likely to be precluded by a number of factors, including the desired broad hectare rural character of the precinct and the future development of surrounding areas.’ and renumber subsequent points accordingly.’



(6) (a), (b), (c), (d), (e), (f)

(7) (a), (b), (c)

Delete ‘(6) Remediation precinct (Willawong neighbourhood plan/NPP-003) overall outcomes are:

(a) A considerable proportion of open space in the remediation area will not be accessible to the public. Public access may, in time, be allowed to parts of the open space areas where there is no risk to the health of the community and the remediated landforms are stable and able to be cost-effectively maintained. Public access will be provided for passive recreational opportunities.

(b) The hardfill site in the northern part of the remediation area may be developed as sporting fields in the future, subject to adequate compaction and settling of the fill material and the ongoing remedial and pollution control needs of the site.

(c) Sport and recreation facilities may also be developed on the least contaminated land in the eastern part of the remediation area (along Gooderham Road), following adequate remediation of that area.

(d) Sport and recreation facility sites within the remediation area may be required to incorporate adequate screening in recognition of their proximity to the low impact industries.

(e) The north-eastern part of the precinct will be landscaped to provide a visual buffer between Willawong transfer station and the Willawong rural precinct (Willawong neighbourhood plan/NPP-001).

(f) Development must demonstrate that the effectiveness of the remediation works will not be compromised.

Text

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(7) Recycling industry precinct (Willawong neighbourhood plan/NPP-004) overall outcomes are:

(a) Development for recycling industries must demonstrate synergies with the Willawong Transfer Station and associated waste streams. Development must also demonstrate low impacts for any sensitive uses and use best-practice technologies.

(b) Development must provide mounding of at least three metres high and a vegetated buffer.

(c) Uses considered consistent with the outcomes sought include the sale of recovered materials to the public.’


Figure a - Constraints

Delete Figure a - Constraints Figure

Lower Oxley Creek north neighbourhood plan code

Insert the following code and associated figures under 7.2.12.5 – Lower Oxley Creek north neighbourhood plan code.7.2.12.5 Lower Oxley Creek north neighbourhood plan code7.2.12.5.1 Application(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work

or building work in the Lower Oxley Creek north 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 Lower Oxley Creek north neighbourhood plan area is identified on the NPM-012.5 Lower Oxley Creek north neighbourhood plan map and includes the following precincts:(a) Willawong renewable energy precinct (Lower Oxley Creek north neighbourhood plan/NPP-

001);(b) Limited development precinct (Lower Oxley Creek north neighbourhood plan/NPP-002).

(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/or 5.10. Refer to Table 5.9.38.A, Table 5.9.38.B, Table 5.9.38.C and Table 5.9.38.D.

7.2.12.5.2 Purpose(1) The purpose of the Lower Oxley Creek north neighbourhood plan code is to provide finer

grained planning at a local level for the Lower Oxley Creek north neighbourhood plan area.(2) The purpose of the Lower Oxley Creek north 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 neighbourhood plan area are:

(a) Implement the policy direction set in the Strategic framework in order to achieve the desired vision for Lower Oxley Creek north, in particular:

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http://wcm-cont-uat.ns.bcc.qld.gov.au/CP/Part3StrategicFramework

(i) Theme 1: Brisbane’s globally competitive economy, Element 1.2 – Brisbane’s industrial economy and Element 1.3 – Brisbane’s population serving economy;

(ii) Theme 2: Brisbane's outstanding lifestyle and Element 2.3 – Brisbane's healthy and safe communities;

(iii) Theme 3: Brisbane's clean and green leading environmental performance, Element 3.2 – Brisbane's environmental quality and sustainable design, and Element 3.1 – Brisbane's environmental values;

(iv) Theme 4: Brisbane's highly effective transport and infrastructure, Element 4.1—Brisbane’s transport infrastructure networks, Element 4.2—Brisbane's other infrastructure networks, and Element 4.3—Brisbane's coordinated infrastructure planning and delivery;

(v) Theme 5: Brisbane’s CityShape and Element 5.2 – Brisbane’s Major Industry Areas, and Element 5.6 Brisbane's Greenspace System.

(b) Lower Oxley Creek north forms an extension to the south-west industrial gateway predominantly for low impact industry and medium impact industry uses, in particular transport, logistics and distribution, and manufacturing.

(c) A new neighbourhood centre is developed in accordance with the Centre or mixed use code on one of the four corners at the junction of Sherbrooke Road and Learoyd Road/King Avenue to support local businesses and employees. The centre includes a supermarket and small-scale retail and commercial tenancies and is co-located with a local park.Sensitive uses, such as residential uses, child care centre and educational establishment are not accommodated in the centre as such uses are incompatible with the preferred industry activities in the surrounding area.

(d) Lower Oxley Creek north may include other non-industrial business uses such as animal keeping or a retail plant nursery in the short-medium term, where they do not compromise the long term use of the land for industrial purposes.

(e) Development protects the safety of people and property and the environment from the impacts of sub-surface landfill emissions, including landfill gas, contaminated groundwater or leachate.

Editor’s note—Where filling or excavation is conducted on land previously occupied by a notifiable activity or on land listed on the Environmental Management Register or the Contaminated Land Register, the relevant State Government department should be contacted for advice and guidelines.

(f) Development does not compromise any remediation activities associated with the former Willawong landfill and hazardous waste facility or operation of an existing gas extraction facility.

(g) Natural assets are protected and enhanced to contribute to the improved health of the Oxley Creek catchment, in particular Oxley Creek, Blunder Creek and Archerfield Wetlands.

(h) Development that includes land with environmental values as identified in Figure b protects, restores and transfers Habitat areas and ecological corridors (public) to the Council for public ownership.

(i) Cultural heritage values associated with the Oxley Creek catchment, in particular Oxley Creek, Blunder Creek and Archerfield Wetlands, are protected and enhanced.

Note—Assessment of cultural heritage significance related to potentially significant or identified Aboriginal places, sites or landscapes should be referred to the relevant State agency responsible for the administration of the Aboriginal Cultural Heritage Act 2003 for further advice.

(j) An accessible network of green spaces focused on environment and waterway corridors, in particular Oxley Creek, Blunder Creek and Archerfield Wetlands, is provided throughout the area. These green spaces contain valuable bushland areas and public parks, offer a wide range of recreational opportunities, and are accessible via pedestrian and cycle routes in sensitively designed locations.

(k) Development maintains and improves the efficiency, safety and capacity of the transport network, including Beatty Road, Inala Avenue, King Avenue, Bowhill Road, Burman Road, Ritchie Road, Camden Road, Gooderham Road, Learoyd Road and Sherbrooke Road.

(l) Development protects and preserves the future transport network and does not prejudice or inhibit the delivery of transport network upgrades.

(m) Higher frequency public transport is accommodated through an improved transport network along Learoyd Road and King Avenue, and Sherbrooke Road and Gooderham Road.

(4) Willawong renewable energy precinct (Lower Oxley Creek north neighbourhood plan/NPP-001) overall outcomes are:(a) Development for renewable energy facilities, such as a gas extraction facility and solar

farm, is accommodated.

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(b) Development addresses constraints associated with the former Willawong landfill and hazardous waste facility including ground instability and contamination.

(5) Limited development precinct (Lower Oxley Creek north neighbourhood plan/NPP-002) overall outcomes are:(a) Further development does not occur due to the hazardous nature of the site and

contamination associated with the former Willawong hazardous waste facility. (b) Land disturbing works do not occur due to risk from exposure to contaminated material or

potential landfill gas migration risk.(c) The precinct remains inaccessible to the public.

7.2.12.5.3 Assessment criteriaThe following table identifies assessment criteria for assessable development.

7.2.12.5.3. A—Criteria for assessable development

Performance outcomes Acceptable outcomes

PO1Development:(a) does not expose people to unacceptable

levels of risk to health, safety and wellbeing, from sub-surface landfill emissions, including landfill gas, contaminated groundwater or leachate;

(b) is designed and constructed to minimise and mitigate risks to health, safety and wellbeing, from sub-surface landfill emissions, including landfill gas, contaminated groundwater or leachate.

Note—Compliance with this performance outcome can be demonstrated by the submission of the following reports prepared by qualified experts and certified by a Registered Professional Engineer of Queensland: Hazard Analysis Assessment Report and Geotechnical Assessment Report.

Editor's note—Third party advice may be sought from State Government agencies regarding State Government registers and the assessment of any hazard analysis report.

AO1No acceptable outcome is prescribed.

Access to Burman Road and Gooderham Road

PO2Development gains access from roads that form part of the future transport network.

Note—The Future transport network is identified in the Road hierarchy overlay map (OM-018.2).

AO2Development does not provide access to sections of Burman Road and Gooderham Road identified in Figure a as not forming part of the future transport network.

If in the Habitat areas and ecological corridors (public) on Figure b

PO3Development must protect and enhance biodiversity and landscape values as mapped in Figure b and provide public access along the public corridor that is safe from hazards and achieves Council's asset standards.

AO3Habitat areas and ecological corridors (public) identified in Figure b are:(a) transferred to the Council for public

ownership;(b) rehabilitated and stabilised in accordance

with an approved rehabilitation plan.

Note— A rehabilitation plan will demonstrate achievement of this outcome. Rehabilitation is to be:

completed within 1 year of the operational works

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approval being granted; maintained for a minimum of 3 years, removing

rubbish and weeds, replacing damaged and dead vegetation and managing erosion.

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Where Centre activities in an area identified as a Neighbourhood centre in Figure b

PO4Development is only for one single, consolidated neighbourhood centre at the junction of Sherbrooke Road and King Avenue/Learoyd Road, and is arranged and designed in accordance with a structure plan that:(a) provides active frontages to streets and the

co-located park;(b) provides safe and efficient access and

parking located to the rear of centre activities;

(c) addresses internal circulation of heavy vehicles within the site and the impacts of heavy vehicle ingress and egress on the surrounding road network;

(d) includes a significant corner site.

AO4.1Development provides a single, consolidated neighbourhood centre, located on one of the corners at the junction of Sherbrooke Road and King Avenue/Learoyd Road identified in Figure b.

AO4.2Development is in accordance with the design principles in Figure c.

Note— A structure plan prepared in accordance with the Structure planning planning scheme policy can assist in demonstrating achievement of this acceptable outcome.

PO5Development includes the mix of centre activities necessary to create a fully functioning centre, while ensuring the mix of uses is balanced so as to:(a) provide commercial services and shops in

small-scale tenancies that support local businesses and employees;

(b) not adversely impact on the continued operation of surrounding industrial uses;

(c) ensure a scale and intensity that reflects the intended function and character of the neighbourhood centre.

AO5.1The neighbourhood centre has a maximum combined gross floor area of 6,000m2, does not include any sensitive uses and does not exceed:(a) for a food and drink outlet and shopping

centre - 2,500m2;(b) for an office - 3,500m2.

AO5.2Development within the neighbourhood centre for a shop (supermarket) has a maximum tenancy size of 800m2 gross floor area.

PO6The single consolidated centre is co-located with a local informal use park that:(a) is of sufficient size to support the

recreational needs of the future workforce in the neighbourhood plan area;

(b) is integrated with the centre and hardstand areas to provide a cohesive and legible development outcome;

(c) is designed and located to ensure direct surveillance from the centre and public street;

(d) includes a range of embellishments to meet the needs of the future workforce in the neighbourhood plan area.

AO6The neighbourhood centre co-locates a local informal use park on the site that:(a) is in accordance with the design principles

in Figure c;(b) is a minimum size of 5,000m2;(c) has a minimum street frontage of 50m to

either Sherbrooke Road or King Avenue/Learoyd Road;

(d) is suitably located to provide convenient user parking, including adequate parking for trucks along the adjacent kerb space;

(e) is embellished with picnic shelters, taps/bubblers, bins, seating and lighting.

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Figure a–Burman Road and Gooderham Road future transport network arrangements

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Figure b–Neighbourhood centre and Habitat areas and ecological corridors (public)

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Figure c—Design principles for the neighbourhood centre (layout and location indicative only)

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