proposed development scheme fitzgibbon urban ......proposed development scheme fitzgibbon urban...
TRANSCRIPT
Proposed Development Scheme
FitzgibbonUrban Development Area
For consultation February 2009
Proposed Development Scheme Fitzgibbon Urban Development Area
Contents
Introduction ................................ 11.1 TheUrbanLandDevelopmentAuthority......... 11.2 UrbanDevelopmentAreas.............................. 11.3 PurposeoftheDevelopmentScheme............. 11.4 ElementsoftheDevelopmentScheme........... 1
Strategic Context ........................ 22.1 Location........................................................ 22.2 Vision............................................................ 3
2.2.1 StructurePlan..................................... 4
Land Use Plan ............................. 6Part 1: Context3.1 PurposeoftheLandUsePlan........................ 63.2 DevelopmentAssessmentProcedures........... 6
3.2.1 LandUsePlanSeekstoAchievetheFollowingOutcomes..................... 6
3.2.2 UDAVision.......................................... 6
3.2.3 DevelopmentRequirements............... 6
3.2.4 LevelsofAssessment.......................... 7
3.2.5 DevelopmentConsistentwiththeLandUsePlan............................... 7
3.2.6 Sub-precinctDevelopmentRequirements..................................... 7
3.2.7 ConsiderationinPrinciple................... 7
3.2.8 LandnotIncludedinaZone................ 8
3.2.9 Notificationrequirements................... 8
3.2.10RelationshipwithLocalGovernmentPlanningSchemeandIPA................... 8
3.3 UDAZones..................................................... 83.3.1 MixedUseCategory............................ 8
3.3.2 ResidentialCategory........................... 8
3.3.3 Conservation/OpenSpaceCategory... 8
3.3.4 SpecialPurposeCategory................... 8
Part 2: UDA-wide Development Criteria3.4 PurposeofDevelopmentCriteria................... 93.5 AffordableHousing........................................ 9
3.5.1 HousingDiversity................................ 9
3.5.2 Affordableanduniversalhousingprovision............................................. 9
3.6 PlaceMaking,UrbanDesignandSustainability................................................ 9
3.7 Conservation/OpenSpacePlanningand3.8 NeighbourhoodPlanningandDesign...........103.9 Buildingsitinganddesign............................123.10Transport,Access,On-siteParkingand
3.11 Environment......................................14
Part 3: Fitzgibbon Urban Development Area Development Scheme – Precincts and Sub-PrecinctsPrecinct1–CarseldineUrbanVillage...........................19Precinct2–FitzgibbonEast................................ 26Precinct3–FitzgibbonCentral........................... 29Precinct4–FitzgibbonNorth............................ 33Precinct5–FitzgibbonNorthWest..................... 36Precinct6–FitzgibbonSpecialPurpose............. 39Precinct7–FitzgibbonBushland....................... 42Precinct8–DepotRoadRural............................ 47Precinct9–DeagonSpecialPurpose................. 49
Infrastructure Plan ................... 494.1 InfrastructureFundingPrinciplesto
FacilitateRedevelopment.............................514.2 FinancingofWorks......................................51
4.2.1 NetworkInfrastructure.......................51
4.2.3InfrastructureFundingbyPrecincts.....51
4.2.4InfrastructureNotSubjecttoUDAInfrastructureCharges.......................51
Implementation Strategy .......... 535.1 Introduction................................................. 53
5.1.1 Leadership........................................ 53
5.1.2 PlaceMaking.................................... 53
5.2 UrbanLandAvailabilityforDevelopment..... 545.3 HousingOptions.......................................... 555.4 UrbanInfrastructureProvision..................... 565.6 BestPracticeUrbanDesign......................... 58
Schedules................................... 59Schedule1:ExemptDevelopment...................... 59Schedule2:Definitions...................................... 63
Notes ......................................... 71
Introduction ........................... 1
Strategic Context ................... 2
Land Use Plan ........................ 6
Infrastructure Plan .............. 49
Implementation Strategy ..... 53
Schedules.............................. 59
Notes .................................... 71
1Proposed Development Scheme Fitzgibbon Urban Development Area
1.0Introduction
1.1 The Urban Land Development Authority
TheUrbanLandDevelopmentAuthority(ULDA)isastatutoryauthorityundertheUrbanLandDevelopmentAuthorityAct2007(theAct)andisakeyelementoftheQueenslandHousingAffordabilityStrategy.
TheroleoftheULDAistofacilitatethedevelopmentofdeclaredUrbanDevelopmentAreas(UDAs)tomovelandquicklytomarketandachievehousingaffordabilityandurbandevelopmentoutcomes.ThisenablestheGovernmenttobemoreeffectiveandproactiveinprovidinglandforurbandevelopment,particularlythroughmajorstrategicinfillandredevelopmentsites.TheULDAisalsoavehicletodelivertheGovernment’stransitorienteddevelopment(TOD)projectsthroughouttheStatewheretheyoccurinUDAs.
TheULDA,whichbecameoperationalon26November2007,isworkingwithlocalgovernments,community,locallandownersandthedevelopmentindustrytodelivercommerciallyviabledevelopmentsthatincludediverse,affordable,sustainablehousingandusebest-practiceurbandesignprinciples.
1.2 Urban Development Areas
TheFitzgibbonUrbanDevelopmentArea(UDA)wasdeclaredbyregulationbytheMinisterforInfrastructureandPlanningon24July2008.
1.3 Purpose of the Development Scheme
TheFitzgibbonUDADevelopmentSchemehasbeenpreparedinaccordancewiththeActandisapplicabletoalldevelopmentonlandwithintheboundariesoftheUDA.Itisastatutoryinstrumentandhastheforceoflaw.
Fromthedateofapproval,itreplacestheInterimLandUsePlanfortheUDAwhichwasinplaceatthetimeofthedeclaration,andduringtheperiodofpreparationofthisDevelopmentScheme.ADevelopmentSchemeisoneoftheprimarymechanismstheULDAusestodeliveronthemainpurposesoftheAct.
AsdescribedbytheAct,themainpurposesoftheDevelopmentSchemearetofacilitate:
(a) theavailabilityoflandforurbanpurposes
(b) theprovisionofarangeofhousingoptionstoaddressdiversecommunityneeds
(c) theprovisionofinfrastructureforurbanpurposes
(d) planningprinciplesthatgiveeffecttoecologicalsustainabilityandbestpracticeurbandesign
(e) theprovisionofanongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds.
ThroughtheDevelopmentScheme,developmentintheFitzgibbonUDAwillcontributetoachievingthefollowinggoals:
Promoting and maintaining liveable communities
CommunitiesintheFitzgibbonUDAwillbediverse,safeandhealthy,haveaccesstoservices,jobsandlearning,fosteractivelocalparticipationandarepleasantplacestolive,workandvisitwhileenhancingthevalueofexistingneighbourhoods
Promoting planning and design excellence
FitzgibbonUDAwillbecomeamodern,resilientandadaptableurbanformthatpromotesconnectivity,safetyandaccessibilitywhilstrecognisinglocalvaluesandaspirations.
Providing economic benefit
EconomicbenefitismaximisedintheFitzgibbonUDAbyfacilitatingthereleaseofurbanland,consideringlifecyclecosts,operationalsavings,longtermemploymentopportunities,creatingpartneringopportunitiesandcreatinglongtermvalue
Protecting ecological values and optimising resource use
FitzgibbonUDAprotectsandmanagesnaturalsystems,habitatsandbiodiversity,andpromotestheinnovativeandefficientuseandmanagementofpreciousresourcessuchasmaterials,waterandenergytominimiseimpactsonclimate.
1.4 Elements of the Development Scheme
TheFitzgibbonUDADevelopmentSchemeconsistsofthree(3)componentsbeing:
theLandUsePlan
theInfrastructurePlan
theImplementationStrategy.
TheLandUsePlanregulatesorderlydevelopmentandarticulatesthepreferredformofdevelopmentintheUDA,itsprecinctsandsub-precincts.
TheInfrastructurePlandetailsessentialinfrastructureandoutlinesproposedfinancingmechanismstodelivertheinfrastructure.
TheImplementationStrategydescribeshowtheULDAwilldeliverthepurposeoftheActdrawingtogetherthecomponentsoftheLandUsePlanandInfrastructurePlan.
2.0 Strategic Context
2 Proposed Development Scheme Fitzgibbon Urban Development Area
2.1 LocationLocatedapproximately12kilometresfromtheBrisbaneCBD,theFitzgibbonUDAcovers295hectaresoflandinthenorthernsuburbsofFitzgibbon,Carseldine,BaldHills,TaigumandDeagon.TheFitzgibbonUDAisboundedprimarilybytheAspleySchooldistricttothesouth,TelegraphRoadtothenorth,therailcorridorandDorvilleRdtothewestandtheGatewayMotorwaytotheeast.TheUDAalsoincludestheEnvironmentalProtectionAgencyHydraulicsLaboratorytothenorthofDepotRoad.
TheFitzgibbonUDAincludeslargeportionsofStateownedlandandcontainsoneofveryfewsitesinsoutheastQueenslandwherearailwaystationwillbecollocatedwithaproposedbuswaystation.Thecollocationofproposedbuswayandrailway,newbusroutesandparkandridefacilitiesintheFitzgibbonUDAprovidesoutstandingopportunitiesfortransitorienteddevelopmentwithrealchoiceandconvenienceinthemodeoftransporttobetaken.
TheFitzgibbonUDAisararegreenfieldsiteinBrisbanethat:
isincloseproximitytoexistingandplannedmajorpublictransportnetworksservicingandconnectingthenorthernBrisbanesuburbs
includessubstantialexistingserviceinfrastructure
incorporatessignificantnaturalopenspace
isborderedbyexistingsuburbancommunities.
1. CarseldineRailwayStation
2. SportsFields
3. FootballClubGround
— UrbanDevelopmentAreaboundary
1
2
3
Figure 1: Fitzgibbon Urban Development Area
Telegraph Road
Roghan Road
Beams Road
Dor
vill
e R
oad
3Proposed Development Scheme Fitzgibbon Urban Development Area
2.0Strategic Context
A vibrant Brisbane urban village community – Carseldine Urban Village
ThelargetractofStategovernmentland,theparkandrideneartheCarseldinestation,andotherkeysitesprovideagreatopportunityforthedevelopmentofatransitorientatedurbanvillageapproximately12kilometresfromtheBrisbaneCBD.
Theurbanvillagewillcapitaliseontheconfluenceoftheproposedbuswayandrailwaystations,mixeduseresidential,commercialandretail,specialpurposelearningandresearchareas,keyconservationandrecreationalopenspaceareas,andsupportingsurroundingkeyhighintensitycommercialandresidentialareas.
Catalystworksandprojectssuchastheproposedbusway,andthefutureBeamsRoadrailwayoverpasswillstimulaterenewalandredevelopmentandenableanewmixeduseurbanvillagecommunitytobecreated.Theurbanvillagewillcomprisearangeofconcentrated,transitorientated,employment,recreational,retailandresidentialopportunities.
A suburban Brisbane transit hub and transit orientated communities – Carseldine Station
TheCarseldineStationwillprovideakeysuburbantransithubwithacollocatedrailwaystationandproposedbuswaystation.Thetransithubandavailableadjacentvacantlandwillenableandsustainthedevelopmentofhigherintensityresidentialandotherurbanuseswithin800metresoftherailwaystation.
Thelandusepatternwillprovideforavarietyofresidentialandmixedusesthatrespondeffectivelytolocalconstraintsandoptimiselocalamenityandenterprise.Connectionstosurroundingareaswillbesafeandaccessibleandtherewillbeastrongfocusonwalking,cyclingandpublictransport,includingarangeofmeasuresthatpromotepublictransportovertheprivatecar.
A diverse Brisbane suburban community – Fitzgibbon Residential
FitzgibbonResidentialcomprisesfourresidentialneighbourhoodsprovidingforchoiceinhousingofavarietyofforms,types,andarrangements.Accesstoavarietyoftransportoptionsisalsoakeyfeatureoftheseneighbourhoods.
Eachneighbourhoodwillcelebratelifeinasub-tropical,suburbanBrisbanelocationwithanemphasison:
convenientconnectionstopublictransportandsurroundingbushland
provisionofacentral,visible,andhighlyaccessiblepark
thecreationofadistinctQueensland-styleinbuildingsandlandscape.
EachneighbourhoodwillshowcasesomeofBrisbane’smostaffordableandsustainablehousinginavarietyofdensitiesandscales.Housingwillalsosupportawidevarietyofhome-basedbusiness.
A healthy and diverse community
Whetherinresidentialormixeduseareas,developmentintheFitzgibbonUDAwillprovideforarangeofhousingchoicestocaterforthechangingneedsofthelocalcommunitiesthroughamixofdensities,types,designs,pricepointsandhomeownershipandrentaloptions.SpecificinitiativeswilldeliverhousingforlowtomoderateincomefamiliesthroughouttheUDA.
Alldevelopmentwillpromotecommunityhealthandwellbeingthroughadesignthatsupportsahealthyandactivelifestyle.
A balance of conservation, sport, and recreational open space - Fitzgibbon Bushland, Sport and Recreation
TheFitzgibbonbushland,sport,andrecreationalopenspaceareaswillcaterforawiderangeofecologicalandculturalinterestsandpursuitsfrombushwalking,birdwatching,recreationalcycling,andpicnickingtoactiveclubsupportedsportssuchasfootball.
2.2 VisionAccess, Convenience, Choice, Community
ThedevelopmentoftheFitzgibbonUDAwillprovidealevelofaccesstoservicesandchoiceinhousing,employment,recreationandpublictransportthatisrareintheBrisbanesuburbs.TheFitzgibbonUDAwillfeature:
urbanconvenienceinasuburbansetting
extensivepublictransportandtransitoptions
majorrecreationalandsportingopportunities
agenuinebalanceofaffordabilityandsustainability
contemporaryQueensland-stylebuildingsandlandscape
retentionofsignificantenvironmentalvalues.
Three“communities”areenvisaged:
CarseldineUrbanVillage–Carseldine’s“Centro”,anactive,transitorientatedmixeduseurbanvillage
FitzgibbonResidential–Queensland-style,someofBrisbane’smostaffordableandsustainablesuburbanresidentialneighbourhoods
FitzgibbonBushland,SportandRecreation–thebushland,sportandrecreationalheartofFitzgibbon.
2.0 Strategic Context
4 Proposed Development Scheme Fitzgibbon Urban Development Area
NaturalopenspaceandbushlandcorridorsandhabitatwillhaveastrongconnectionwithexistingcorridorsandhabitatbeyondtheUDA,andwillbemaintainedacrossstreetsandroadswithintheUDA.CabbageTreeCreekanditstributariesconstituteecologicalcorridorsofcitywidesignificance,andalsofunctionasasystemofparksaccommodatingarangeofrecreationuses.
Amultipurposesystemofparkscateringforsports,activeandinformalrecreation,togetherwithcollocatedcommunityfacilitieswillbedevelopedbetweenRoghanRoadandTelegraphRoad.Theparkswillbeintegratedwithsurroundingrecreationusesandotherparksbyanetworkofwalkwaysandbikeways.
A subtropical Brisbane living environment
AlldevelopmentintheFitzgibbonUDAwillembraceaQueensland-stylethatrespects,reflectsandexpressesitssubtropical,Brisbanecontext.Newdevelopmentwillbeencouragedtoincludeamixofprotectedsunlitplacesforcoolermonths,openshadyplacesforwarmermonths,buildingsandlandscapesthatallowairmovementandpromotebreezesduringhumidmonths,andastrongpresenceofwater.Privateandpublicgreenspaceswillincorporateshade-treestoreflectBrisbane’ssub-tropicalcharacter.Developmentwillbesensitivetotheenvironmentbyusingwherepossible,alternativesourcesofenergy,waterandwastedisposal.
2.2.1 Structure Plan
TheStructurePlan(refertoFigure2)fortheFitzgibbonUDAillustratesthefollowingkeyelements:
AnurbanvillagemixeduseandactivitynodefocusedaroundtheCarseldinestation
ResidentialneighbourhoodsalongtherailwaylineandadjoiningexistingresidentialneighbourhoodstotheeastoftheUDA
Substantialconservation,sportandrecreation,andopenspaceareas
Preservationofproposedbuswayandrailwaycorridorstoenablemajorinfrastructureincludingadedicatedproposedbusway,busstation,andfuturerailwayoverpasstoservicetheUDA
Anorth-southconnectorroadfromTelegraphRoadviaCarselgroveAvenue,toBeamsRoad,generallyinaccordancewithFigure3
Amixed-useneighbourhoodconveniencecentreatakeyintersectiononthenorth-southconnectorroad
Otherspecialpurposesandruralland
Figure 3: North-south Connector Road
5Proposed Development Scheme Fitzgibbon Urban Development AreaFigure 2: Fitzgibbon Urban Development Area Structure Plan
Legend:ActivityNode
SpecialPurpose
MixedUse
Residential
Rural
Conservation/OpenSpace
RailwayStation
RailwayLine
ProposedBuswayStation
ProposedBusway
NorthSouthConnectorRoad
FutureOverpass
HighVoltagePowerlines
Existing+ProposedRoads
400m/800mradialdistancefromstations
0 250 500
N
Beams Road
Roghan Road800m/10minutewalkablecatchm
ent
400m/5minutewalkablecatchment
Dor
ville
Roa
d
Telegraph Road
Depot Road
Lem
ke R
oad
3.0 Land Use Plan
6 Proposed Development Scheme Fitzgibbon Urban Development Area
Part 1: Context
FIGURE 4: Components of the Land Use Plan and their Relationship
Vision
UDAdevelopmentoutcomesandStructurePlan
UDA Wide Criteria
Affordablehousing
Placemaking,urbandesignandsustainability
Conservation/Openspaceplanninganddesign
Neighbourhoodplanninganddesign
Buildingsitinganddesign
Transport,access,on-siteparkingandservicing
Environment
Precincts
PrecinctandZoningPlan
Precincts
Precinctintent
Precinctoutcomes
Levelofassessmenttable
Developmentrequirements
3.2.2 UDA Vision
ThevisionfortheUDAspecifiestheUDAdevelopmentoutcomeswhich:
(i) seektoachievefortheUDAthepurposesoftheAct
(ii) arethebasisfortherequirementsaboutthecarryingoutofdevelopmentfortheUDA.
TheUDAoutcomesarespatiallyrepresentedinFigure2:FitzgibbonUrbanDevelopmentAreaStructurePlan.
3.2.3 Development Requirements
Thedevelopmentrequirementsarecomprisedof:
(i) mapsthatindicatethefuturedevelopmentofthefollowing:
thewholeUDA
designatedpartsoftheUDA(precincts)
designatedpartsofprecincts(sub-precincts)
(ii) criteriaforthewholeUDA(UDA-widecriteria)
(iii)zones,statementsofintent,outcomes,anddevelopmentrequirementsforeachprecinct(Precinctcriteria)andsub-precinct(Sub-precinctcriteria)
(iv)tablesspecifyingthelevelofassessmentfordevelopmentforeachprecinct(LevelofAssessmentTable).
Sub-precincts (where applicable)
Sub-precinctprinciples
Sub-precinctoutcomes
Developmentrequirements
3.1 Purpose of the Land Use Plan
ThepurposeoftheLandUsePlanistoregulatedevelopmentandarticulatethepreferredformofdevelopmentwithintheUrbanDevelopmentArea(UDA),itsprecinctsandsub-precincts.
Figure4detailsthecomponentsoftheLandUsePlanandexplainstheirrelationshiptoeachother.
3.2 Development Assessment Procedures
3.2.1 Land Use Plan Seeks to Achieve the Following Outcomes
TheDevelopmentScheme’sLandUsePlanseekstoachieveoutcomesfortheFitzgibbonUDAwhicharespecifiedinthefollowing:
(i) thebroadstatementsofplanningintentfortheUDAspecifiedinthevision
(ii) therequirementsaboutthecarryingoutofdevelopmentfortheUDA.
7Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
3.2.4 Levels of Assessment
ThelevelsofassessmentforthecarryingoutofdevelopmentfortheUDAarespecifiedintheLandUsePlanintherelevantLevelofAssessmentTablewhichstatein:
(i) column1,UDAexemptdevelopment
(ii) column2,UDAselfassessabledevelopment(selfassessabledevelopment)
(iii)column3A,UDAassessabledevelopmentwhichisnotprohibited(permissibledevelopment)
(iv)column3B,UDAassessabledevelopmentwhichisprohibited(prohibiteddevelopment).
3.2.5 Development Consistent with the Land Use Plan
Self-assessabledevelopmentwhichcomplieswithallapplicabledevelopmentrequirementsisconsistentwiththeLandUsePlan.
PermissibledevelopmentisconsistentwiththeLandUsePlanwhere:
(i) thedevelopmentcomplieswiththerequirementsaboutthecarryingoutofdevelopmentfortheUDA;or
(ii) thedevelopmentdoesnotcomplywiththerequirementsaboutthecarryingoutofdevelopmentfortheUDAbut:
thedevelopmentdoesnotconflictwiththestructureplanorotherwisecompromisetheUDAplanningoutcomesinthevisionfortheUDA
therearesufficientgroundstoapprovethedevelopmentdespitethenoncompliancewiththeUDAdevelopmentrequirements.
OtherwisethepermissibledevelopmentisinconsistentwiththeLandUsePlan.PermissibledevelopmentthatisinconsistentwiththeLandUsePlanmustberefused.
IdentificationofdevelopmentaspermissibledevelopmentdoesnotmeanthataUDAdevelopmentapproval(withorwithoutconditions)willbegranted.
PermissibledevelopmentrequiresaUDAdevelopmentapplicationtobelodgedwiththeUrbanLandDevelopmentAuthority(ULDA)forassessmentanddecision.Approvalisrequiredforpermissibledevelopmenttobeundertaken.
ProhibiteddevelopmentisinconsistentwiththeLandUsePlan.
ProhibiteddevelopmentmaynotbecarriedoutintheUDA.
Inthissection“grounds”meansmattersofpublicinterestwhichincludethemattersspecifiedasthemainpurposesoftheActand:
superiordesignoutcomesor
overwhelmingcommunityneed.
“Grounds”donotincludethepersonalcircumstancesofanapplicant,ownerorinterestedthirdparty.
3.2.6 Sub-precinct Development Requirements
Permissibledevelopmentinasub-precinctmaynotoccurunlessadetailedplanforthesub-precinct(sub-precinctplan)hasbeenapprovedortheULDAadvisesthat,initsopinion,asub-precinctplanisnotrequiredasthenature,sizeandtypeofdevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
Anyvariationtoanapprovedsub-precinctplanwillrequireanewsub-precinctplanwhichmustbeaccompaniedbyaUDAdevelopmentapplication.
Asub-precinctplanmustdemonstratehowsub-precinctprinciplesandoutcomesareachievedandincludethefollowing:
(i) additionalormodifiedrequirementsfordevelopmentinthesub-precinct
(ii) suchothermattersspecifiedinaguidelineissuedbytheUrbanLandDevelopmentAuthority.
Asub-precinctplanmustbeconsistentwiththeStructurePlan.
3.2.7 Consideration in Principle
TheUrbanLandDevelopmentAuthoritymayacceptanapplicationforconsiderationinprincipleofaproposedUDAdevelopmentapplicationfordevelopmentoftheUDA(applicationforconsiderationinprinciple).
TheUrbanLandDevelopmentAuthoritywillconsidertheapplicationforconsiderationinprincipleandmaydecidethefollowing:
(i) whetheritsupportstheapplication,withorwithoutqualificationsthatmayamendtheapplication
(ii) whetheritopposestheapplication
(iii)whetheritcannotaccepttheproposaluntiladetailedassessmentismadeandthosedetailsshouldbethesubjectofaUDAdevelopmentapplication
(iv)whethertheproposalisaproposalonwhichtheUrbanLandDevelopmentAuthorityhasnoestablishedviewandnoindicationofsupportoroppositioncanbegivenatthattime.
TheUrbanLandDevelopmentAuthoritywhenconsideringaUDAdevelopmentapplication:
(i) isnotboundbyanydecisionmadeforanapplicationforconsiderationinprinciple
(ii) maygivesuchweightasitconsidersappropriatetothedecisioninrespectoftheapplicationforconsiderationinprinciple.
3.0 Land Use Plan
8 Proposed Development Scheme Fitzgibbon Urban Development Area
3.2.8 Land not Included in a Zone
ThissectionappliestolandwhichisnotshownintheLandUsePlanasbeingincludedinazoneorprecinct(unallocatedland).
Wheretheunallocatedlandisadjoinedbylandincludedinthesamezoneorprecinct,theunallocatedlandisdeemedtobeincludedinthatzoneorprecinct.
Wheretheunallocatedlandisadjoinedbylandincludedindifferentzonesorprecincts,theunallocatedlandisdeemedtobeincludedinthosezonesorprecinctswiththecentrelineoftheunallocatedlandbeingtheboundarybetweenthezonesorprecincts.
3.2.9 Notification requirements
AUDAdevelopmentapplicationwillrequirepublicnotificationifthedevelopmentapplication:
(i) isaccompaniedbyasub-precinctplan;or
(ii) isforause,orasizeortypewhichintheopinionoftheULDAwarrantspublicnotification.
3.2.10 Relationship with Local Government Planning Scheme and IPA
ThisDevelopmentSchemereplacestheFitzgibbonInterimLandUsePlan(ILUP).
UnlessthisDevelopmentSchemespecificallyappliesaprovisionoftheplanninginstrumentoraplan,policyorcodemadeundertheIntegratedPlanningAct1997(IPA)
oranotherAct,theDevelopmentSchemeisinconsistentwiththeprovisionoftheplanninginstrumentorplan,policyorcode.
TheDevelopmentSchemeprevailstotheextentofaninconsistencywithanyofthefollowinginstruments:
(i) aplanninginstrument
(ii) aplan,policyorcodemadeundertheIPAoranotherAct.
3.3 UDA ZonesLandwithinaUDAmaybeallocatedazone.
ThezonesthatmayapplywithintheUrbanDevelopmentArea(UDA)aregroupedinthefollowingfourcategories:MixedUse,Residential,Conservation/OpenSpaceandSpecialPurpose.
Withineachofthesecategoriesthereareanumberofzones.ThezonesincludedintheFitzgibbonUDAaredescribedbelow.
3.3.1 Mixed Use Category
TheMixed Use Centre ZonecatersfortheUDA’swidestrange,highestorderandgreatestintensityofcommercial,retail,administrative,civic,community,indoorentertainment,leisurefacilities,culturalactivitiesandmixedresidential.
TheMixed Use Zonecatersforarangeofcommercial,retail,administrative,civic,community,indoorentertainment,leisurefacilities,culturalactivitiesandresidentialuses.
TheMixed Use Residential Zonecatersforarangeofmixeduseswheretheextentof
residentialusesisgreaterthanotheruses.
3.3.2 Residential Category
TheResidential Low Intensity Zonecatersforarangeofresidentialtypesincludingdwellinghouses,dualoccupancies,multipleresidential,specialneedsaccommodationanduniversalhousingreflectinglocalhousingneedandatadensitygenerallybetween20and30dwellingsperhectare.
TheResidential Medium Intensity Zone catersforarangeofresidentialtypesincludingdwellinghouses,dualoccupancies,multipleresidential,specialneedsaccommodationanduniversalhousingreflectinglocalhousingneedandatadensitygenerallybetween30and60dwellingsperhectare.
TheResidential High Intensity Zonecatersforarangeofresidentialtypesincludingmultipleresidential,specialneedsaccommodation,affordablehousinganduniversalhousingreflectinglocalhousingneedandgenerallybetween60and100dwellingsperhectare.
Non-residentiallandusessuchaslocalshops,cafés,schools,churchesandcommunityinfrastructurethatprovidedirectsupporttoresidentialusesmaybesuitableinallResidentialZones.
Non-residentialusescanonlybeestablishedwhereresidentialcharacterandamenityaremaintained,whentheusescaterfortheneedsoftheimmediatecommunityanddo
notunderminetheviabilityofanycentres.Homebasedandlive-workbusinessesarepermittedinallResidentialZonesonthebasisthatresidentialcharacterandamenitywillbemaintained.
3.3.3 Conservation/Open Space Category
TheConservation Zoneprotectsthehabitatsofnativeflora/faunacommunitiestomaintainthearea’sbiodiversity,landscapevaluesandvisualquality,whileprovidingopportunitiesforsustainablenaturebasedrecreation.
TheCivic and Open Space Zone catersforpubliclyaccessibleoutdoorsportandrecreationuses,frominformalsportsoreventsonacasualbasisandthefacilitiesassociatedwiththesesuchaspicnic,children’splay,courtsandnon-organisedsportingfacilities,andoutdoorcultural,educationalactivities,publicswimmingpools,outdoorcourtsandparkland,andsportsgrounds.AnystructuresintheCivicandOpenSpaceZonewillonlyoccupyasmallpartofanysiteandmayincludefacilitiesforspectators,clubbuildingsandassociatedoff-streetparkingfacilities.
3.3.4 Special Purpose Category
TheSpecial Purpose Zonecatersforarangeofspecialusesincludinglandforgovernmentpurposes,essentialservicessuchaswater,sewerage,andpower,transportinfrastructure,andcommunityfacilitiessuchasmeetinghalls.
9Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
3.4 Purpose of Development Criteria
ThefollowingdevelopmentcriteriaapplytoallULDAassessableandself-assessabledevelopmentintheFitzgibbonUDA.Totheextentthattheyarerelevant,theyaretobetakenintoaccountinthepreparationofUDAdevelopmentapplicationsandtheassessmentofthoseapplicationsbytheULDA.
InadditiontotheUDA-widedevelopmentrequirements,landmaybesubjecttoprecinctandsub-precinctspecificdevelopmentrequirements.Precinctsandsub-precinctsoftheFitzgibbonUDAareidentifiedonFigure5-PrecinctandZoningMap.
UDA-widedevelopmentcriteriashouldbereadinconjunctionwiththerelevantprecinctandsub-precinctspecificdevelopmentrequirements.
TheInfrastructurePlanandImplementationStrategymayincludefurtherinformationthatshouldbetakenintoaccountindesignandprojectfeasibilityplanningfordevelopmentproposals.
TheFitzgibbonUDA-widedevelopmentcriteriacoverthefollowingtopics:
AffordableHousing
PlaceMaking,UrbanDesignandSustainability
Conservation/OpenSpacePlanningandDesign
NeighbourhoodPlanningandDesign
BuildingSitingandDesign
Transport,Access,On-siteParkingandServicing
Environment.
3.5 Affordable Housing
3.5.1 Housing Diversity
Allresidentialdevelopment(includingresidentialcomponentsofamixedusedevelopment)shoulddeliverhousingchoicetosuitavarietyofhouseholdsincluding:families,singles,couples,work-at-homeoccupiers,students,retirees,groupaccommodationhouseholdsandpeoplewithspecialneedsbyofferingvarietyinsize,configuration,cost,adaptability,locationandtenure.
Residentialdevelopmentshouldbeaccessibleanddesignedinaccordancewithuniversalandsustainabledesignprinciplestomeetthediverseneedsofpeopleandhouseholdsovertime.
3.5.2 Affordable and universal housing provision
AffordableHousingwillbeprovidedinaccordancewiththeprecinctintentandoutcomesandsub-precinctprinciplesandoutcomes,andinaccordancewiththeULDAAffordableHousingStrategy.
Theaffordableanduniversalhousingcomponentsofadevelopmentshouldbedistributedthroughoutthedevelopmentandbefinishedtoasuitablestandardwithallreasonablefixtures,servicesandappliances.
3.6 Place Making, Urban Design and Sustainability
Theform,type,andarrangementofbuildings,streetsandpublicspaceswithintheFitzgibbonUDAshouldbedesignedinaccordancewiththefollowingplace-making,urbandesignandsustainabilitygoals:
Sustainable
Developmentshouldbedesignedtobeassustainableaspossiblethroughbalancing,integratingandleveragingtheecological,socialandeconomicopportunitiesintheUDA.
Sub-tropical
Developmentshouldbedesignedtobesensitivetolocalclimaticconditionsbyembracingandcelebratingnature,water,openness,outdoors,space,informality,andasenseofadistinctiveQueenslandvernacularinbuildingandlandscapedesign.
Part 2: UDA-wide Development Criteria
3.0 Land Use Plan
10 Proposed Development Scheme Fitzgibbon Urban Development Area
Smart
Developmentshouldbedesignedtostimulateentrepreneurialactivityandinnovationinplace,throughdiversityandmixoflandusesanddevelopmentintensityandenablingbusinessestobeconductedfromhome.
Style
Developmentshouldbedesignedtosuititstimeandplace,andbalanceQueenslandcontrastsofoutsideandinsidespacesnaturalandculturalinfluencesprivateandpublicrealmswetanddryseasonsurbanandsuburbanplaces.
Scale
Developmentshouldbedesignedtoasizethatrespectsandreflectsitssuburbanorurbansituationatavillage,neighbourhood,street,lot,building,orlandscapescale.
3.7 Conservation/Open Space Planning and Design
Multi-functional role of conservation areas
TheconservationareasintheFitzgibbonUDAshouldfulfilamulti-functionalroleforcommunityrecreation,ecologicalsustainability,andstormwatermanagement.Theconservationareasshouldprovide:
protectionforthehabitatsofnativeflora/faunacommunitiestomaintain
andenhancethearea’sbiodiversity,landscapevaluesandvisualquality
opportunitiesforhabitatimprovementarisingfromdevelopmentinotherpartsoftheUDA
opportunitiesforappropriatesustainablenaturebasedrecreation
temporarymanagementareasforstormwaterpriortoitsrelease
forspecificwetlandcommunitiesaspartofstormwatermanagement.
Multi-functional role of open space
TheopenspaceintheFitzgibbonUDAshouldfulfilamulti-functionalroleforcommunityrecreation,ecologicalsustainabilityandstormwatermanagement.Theopenspaceshouldprovide:
arangeofrecreationsettings,corridorsforcommunitypaths,andattractiveurbanenvironmentsettingsandfocalpoints
adequatesportingandrecreationalfacilitiestomeettheneedsofthelocalandnearbycommunities
accessibilitytousersinconjunctionwithexistingsportingandrecreationfacilities
acknowledgementoftheopportunitiesandconstraintspresentedbythephysicalcharacteristicsofthelandwhenconsideringtheproposeduse,landscapingandfacilities
opportunitiesfortheincorporationofnaturalelements(existingtrees,rocks,streams,creeks),sitesofnaturalor
culturalvalue,andlinkageofhabitatsandwildlifecorridors
publicsafetyandamenityofadjoininglandusersinthedesignoffacilitiesandassociatedengineeringworks
opportunitiesforregionalordistrictopenspacetomeetneighbourhoodopenspacerequirements
aclearrelationshipbetweenpublicopenspaceandadjoininglandusesestablishedbyappropriatetreatmentincludingalignment,fencing,landscaping,andaddressingissuesofsecurityandsurveillance
avoidanceofsolidfencingalongopenspaceareasforsurveillance,aestheticandmaintenancereasons.
Conservation/Open space interface
Apubliclyaccessibleedgeistobeprovidedattheinterfacebetweenallconservation/openspacesandotherurbanuses.Whererequiredforbushfireorotheremergencyvehicleaccess,100%oftheconservation/openspaceinterfaceshouldberoadsorstreets.Inallotherinstances,atleast50%ofthelengthoftheopenspaceinterfaceshallberoadsorstreets,withtheremainingpublicedgecomprisingpedestrian/cyclistways.
Neighbourhood parks and open space
Whererequiredinaprecinctorsub-precinct,developmentshouldcomprisewell-distributedpublicopenspacesthat;
contributetothelegibilityandcharacterofthedevelopment
provideforarangeofusesandactivities
arecosteffectivetomaintain
contributetostormwatermanagementandenvironmentalcare.
Landscaping + ecology
Thelandscapingofopenspaceshouldcontributetothebushlandcharacterandcontributetofaunahabitatandmovement.Inparticular,streettreesshouldbeselectedfromspeciesnativeand/orendemictotheFitzgibbonUDA.
Fauna and Habitat Management Plan
ApplicantsrequiredtoprepareaFaunaandHabitatManagementPlanshouldeithersubmitthePlanwithaULDAdevelopmentapplicationorasaconditionondevelopmentapproval.
TheFaunaandHabitatManagementPlan(FHMP)shouldbecertifiedbyasuitablyqualifiedprofessionaltoaddressameliorationoftheimpactsofdevelopmentontheexistingsignificantfaunaanditshabitat.
3.8 Neighbourhood Planning and Design
Responsive planning and design
Theneighbourhood(ofaround300dwellings)isthefundamentalbuildingblockusedtodefineresidentialandmixedusedevelopmentprecinctsintheFitzgibbonUDA.Thedesignofeachneighbourhoodshouldbe
11Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
responsivetoitsownuniquecharacteristicsandopportunity,beittransit,integrationandprotectionofsignificantbushlandandnaturalopenspaceandrecreationaluses,proximitytotheCarseldineRailwayStation,orproximitytoexistingestablishedcommunities.
Variety, choice and identity
Eachneighbourhoodshouldofferawidechoiceingoodqualityhousingshouldprovideforappropriatescalelocalemploymentopportunities,encouragewalkingandcycling,minimiseenergyconsumption,andpromoteasenseofplacethroughneighbourhoodfocalpointsandthecreationofadistinctiveidentitywhichrecognisesand,wherepossible,preservestheexistingnaturalenvironment.
Neighbourhood design
Eachneighbourhoodshouldcomprise:
asubdivisionlayoutthatgivestheneighbourhoodastrongandpositiveidentitybyrespondingtositecharacteristics,setting,landmarksandviewsandthrougheasilyunderstoodstreetandopen-spacenetworks
alayoutinaccordancewithprinciplesofcrimepreventionthroughenvironmentaldesign
streetandmovementnetworkswhich:
optimisewalkableaccesstocentres,schools,publictransportstopsandotherlocaldestinations
provideforsafe,convenientandlegiblemovementforpeoplewithdisabilities,includingthoseusingwheelchairs,mobilityscootersandsimilaraids
deliverhighlevelsofpersonalsafety,trafficsafety,propertysafetyandsecuritywhichpositivelycontributetostreetscapeamenityandopenspacequality
minimiselotsfrontingculs-de-sac.
asafe,attractiveandefficient,pedestrianandcyclistnetworkthatrunslargelyalongpublicspaces(includingstreetsandopenspaces),frontedand/oroverlookedbydwellings,avoidsmajorbreaksinsurveillanceonroutestoandfrompublictransport,andincludesend-of-tripfacilities,whereappropriate,tomeettheneedsofcyclists
distributionanddesignoflandusestominimiseinfrastructurecosts
thesitinganddesignofbuildingstoconservenon-renewableenergysourcestoassistindesignappropriateforsub-tropicalclimaticconditionsandtobufferadjoininghigh-impactusessuchastherailwayandproposedbusway
amixoflotsizestoenableavarietyofhousingtypesandothercompatiblelandusessuchaschildcare,localshopsandhome-basedbusinessdevelopmentopportunities,arrangedtominimiselanduseconflicts.Lotsizesaddresssiteconstraintsincludingslope,soilerosion,flooding1
inareasabuttingconservationareas,lotsaresitedanddesignedtoincorporatebushfireprotectionmeasures
streetsaredesigned,locatedandconnectedtoallowsafeandefficientmovementoffireemergencyvehicles.
Buildings and Public Realm Relationships
Thepublicrealmofcivicspaces,parks,plazas,footpaths,urbanstreetsandothersharedcommunityspacesshouldbeclearlydelineatedfrom,butintegratedwiththeprivaterealm,andshouldcomprise:
asenseofplacereflectingthecharacterofthelocation
materialandplantselectionappropriatetothelocationandrelevanttothesenseofplace
shadetreesalongstreetsandwithinpublicandprivatespaces
1HavingregardtoStatePlanningPolicy1/03:MitigatingtheadverseimpactsofFlood,BushfireandLandslide.ThefloodimmunitylevelsandtheminimumdesignfloorlevelstobeachivedarethosespecifiedinBrisbaneCityCouncil’sSubdivisionandDesignGuidelines,PartAHazardManagement,Chapter1FloodAffectedLand.TheapplicablefloodingtypeassociatedwithintheUDAisWaterwayflooding.
anappropriateclimate-basedorientationanddesignensuringshadeisprovided,breezescanbesharedandsunlightreachesinternalandexternalspaces
setbacksforthemovementofpedestriansandstandingareasforpublictransportstops
continuousawningsindefinedlocationstoprovideprotectionfromtherainandsunandintegratedwithstreetplantings
atgroundlevel,wheredefined,buildingsdesignedtointegrateshopping,dining,andotheroutdooractivities
wherepossible,balconiestoenablesurveillanceandoverlookingofpublicspacesandplaces.
Mixed use development
Adequatelotsfornon-residentialormixedusedevelopmentshouldbeprovidedinappropriatelocationstofacilitatebusinessandemploymentgeneration,takingintoaccount:
theneedforbusinessandhome-basedbusinesstolocateinandaroundtheurbanvillageandneighbourhoodcentre
opportunitiesforhomeworkspacedevelopment,withvehicularaccessviarearlanesandfrontingthemajornorthsouthconnectorroad,and/orbackingontoorfrontingacrossfromcommercialandretaildevelopment
thecapacityofpotentialmixeduselotsinitiallydevelopedforhousingtoefficientlyconverttooraddabusinessuse.
3.0 Land Use Plan
12 Proposed Development Scheme Fitzgibbon Urban Development Area
3.9 Building siting and design
Queensland Style
Buildingsshouldbeakeycontributortothecreationofadistinctsub-tropicalQueensland-styleoflivingthroughouttheFitzgibbonUDA.
Buildingsshouldbedesignedtoachievethefollowingoutcomes:
encouragementofaninformalandrelaxedlifestylethroughtheextensiveuseofseamlessindoor/outdoorlivingincludinglargeverandahs,shadeddecks,screenedoutdoorrooms,andopenplanarrangementstopromotecrossventilationinhotandhumidtimes
responsivenesstothelocalweathercharacteristics
garagesandparkingstructuresaresitedanddesignedsoasnottodominatethestreet
connectionwithlandscapeandoutdooractivities
whereappropriate,incorporationofQueenslandvernacularbuildingforms,typesandarrangements.
Articulation
Buildingsshouldbearticulatedwithexternal:
balconies
doorsanddoorways
windows
shadeandscreeningdevices
outdoorplantingareas
mixedusetenancies
wherepossible,distinctmaterials,detailsandcolours.
Useofreflectiveglassinwindowsisgenerallynotappropriate.
Integration
Residentialbuildingdesignshouldensure:
visualandnoiseprivacy
adequatebalconysize
adequatestoragespace
adequateroomsizes
functionalroomrelationships
attractiveoutlooks
theprovisionofuseableandwellconnectedcommonoutdoorspaces.
Outdoor/semi-outdoorlivingand‘indoortooutdoor’integrationshouldbeprovidedbytheuseofbalconiesandcourtyardsandlargewindowscreatingopenbuildingfacades.
Lighting
Whereprovided,externallightingshouldbedesignedtolightupthebuildingsandvegetatedareas,withoutoverspilltootherbuildingsorthesky.
Sunshading
Sunshadingistobeconsideredonexternalwindowstoimprovetheenvironmentalperformanceofthebuildingandenhancethe
subtropicalcharacter.Sunshadingelementsmaybeverticaland/orhorizontaldependingonthesolarorientationofthebuilding.
Ventilation
Wherepossibleandrelevant,alldwellingsshouldbenaturallyventilatedwithouttheneedformechanicalairconditioningandbeinaccordancewithrelevant,recognisedguidelines.
Balconies and Other Private Open Space
Alldwellingsshouldbeprovidedwithadequateprivateopenspaceand/orbalconiestosuittheanticipatedneedsofresidents.
Wherepossible,balconyspaceshouldensurethereisadequateroomtoaccommodateatable,chair,planting,barbeque,shadeandclothesdryingfacilities.
Groundfloorprivateopenspaceshouldhavefencingorlevelchangestoprovideprivacybutstillallowoverlookingtothestreettopromotecasualsurveillance.
Detached dwellings
Site Coverage & Building Setbacks
Sitecoverageandbuildingsetbacksshouldbalanceconsiderationoftheneedforprivateopenspace,carparking,security,ventilationandstormwaterrun-offfromallotments.
Affordable housing design
Whereprovided,affordablehousingshouldbedesignedinaccordancewithrelevantrecogniseddesignguidelines.
Universal housing design
Whereprovided,universalhousingshouldbeinaccordancewithrelevantrecognisedguidelines.2
Sustainable design
Developmentshouldaimtoexceedthecurrentbuildingstandardswherepracticable.
High intensity buildings
Building Character
(a) Ground Level Detail
Groundlevelbuildingelementsshouldhaveavarietyofdetailsandfinishes.
(i) Entries
Entriesshouldbeemphasisedthrougharchitecturalandlandscapetreatment,pedestrianmovementpaths,awningsandincreasedceilingheight.
(ii) AwningsandScreening
Buildingsshouldincorporateweatherprotection,screening,andshadingstructuresonthebuildingfacadestochannelbreezes,filtersunlight,blockoutnightlighting,providerainprotection,andgrowplants–eachbuildingfaçadeshallbedifferentiatedaccordingtolocalmicroclimatic(prevailingbreezes,orientation)requirements.
2SeeQueenslandDepartmentofPublicWorks“SmartSustainableHousingDesignObjectives2008”
13Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
iii) Balconies
Coveredbalconiesareencouragedtobeprovidedinalllocationstoreflectthesubtropicalcontext,inparticularbyprovidingexternalspacesthatcanbeutilisedunderavarietyofweatherconditions.
(iv)Landscaping
Landscapingshouldbedesignedandlocatedsothatit:
addressesstreetsandopenspacestofacilitatepersonalandpropertysecurity,surveillanceoffootpathsandpublicopenspace,andtodetercrimeandvandalism
takesadvantageofmicroclimaticbenefitsallowingadequateon-sitesolaraccessandaccesstobreezes.
(v) FencesandWalls
Exceptforspecificfeaturewallsassociatedwithspecificuses,fencesorwallstogroundfloorresidentialusesshouldbeofanopenconstructionwithatleast50percenttransparency.
(b) Upper Level Detail
Upperpartsoftallerbuildingsshouldexpressavisualcharacterthatisappreciatedinthebroadercontext,bytheuseofawningsandrecessedbalconiesorscreeningandshadingstructures.
Whereresidentialusesareincorporatedwithinthefirst4(podium)levels,balconiesmaybemoreenclosedwithsolid
balustrades,adjustablefullheightlouvresandtrellises.
Abovegroundcarparkingshouldbesurroundedbyuseswhichareopentoorfacethepublicrealm.
(c) RoofForm
Roofsshouldbeappropriatelydesignedtoensureplantandequipmentisintegratedwiththeoverallbuildingdesign.
Variedroofforms,buildingheightsandmassingofelementsisencouraged.
Building and Public Realm Frontages
Buildingsshouldcontributetoanactiveandsafepublicrealm.
Streetfrontagesofbuildingsshouldnotincludeexcessoveexpansesofblankwalls,reflectiveglass,louvregrillsforplantrooms,parkingareasandrowsoffireescapes.
Storage and Bin Areas
Externalstorageandbinareasshouldbecontainedwithinthebuilding/sand/ornotbevisiblefromthepublicrealm.
Buildingdesignandexternalstorageandbinareasshouldfacilitatetheefficientsortinganddisposalofwastetomaximiserecyclingopportunities,andbeeasilyaccessiblebywasteremovalcompanies.
Common Open Space
Commonopenspaceshouldbeprovidedinallhighintensityresidentialdevelopments.Commonopenspaceshould:
provideforamixtureofoutdoorusesandactivities
bepositionedforgoodsolarorientation
belandscapedappropriatelyforasubtropicalenvironment
minimisewateruse
respectprivacyofusersandresidents,includingthoseonneighbouringproperties.
3.10 Transport, Access, On-site Parking and Servicing
Car Parking
Onsitecarparkingareas,loadingbaysandserviceareasshouldeitherbeintegratedwithinorunderbuildingsandsleevedbyactivefrontages,orlocatedawayfromthepublicrealmbehindbuildings.Theuseoflargeblankscreenstomaskloadingareasisnotappropriate.
Vehicleserviceareacrossoversandcarparkingshouldnotdetractfromthecharacterofactiveedges.
Collocationofusesandsharingofcarparkingspacesisencouragedtomaximiseefficiency.
Developmentisrequiredtoprovidecarparking(unlessotherwisespecifiedinasub-precinct)inaccordancewiththefollowingrates:3 identifiedinTable1–CarParkingRates.
3Whereuseisnotspecifiedabove,carparkingshouldbeprovidedgenerallyconsistentwiththeratesrequiredintheplanningschemeforBrisbaneCityCouncil.
Variationstocarparkingratesmaybeconsideredwherethedevelopmentisincloseproximitytopublictransportstationsandactivitynodes.
Circulation
Developmentistosupportaccessibility,permeabilityandmovementforpedestriansandcyclistsandappropriatemovementbyvehicles.
CyclepathsandhighqualitycyclingfacilitiesshouldbeincorporatedinnewroadswithintheUDA.
Developmentistobedesignedtoincludesafeandhighlyvisibleconnectionstopedestrianandcyclenetworksthroughbuildingsiting,landscapedesignelementsandtreatments.
End of Trip Facilities
Endoftripfacilitiesforpedestriansandcyclistsshouldbeprovidedaspartofdevelopmentfornon-residentialusesincludingsecure,undercoverbicyclestoragefacilities,showersandlockers.
3.0 Land Use Plan
14 Proposed Development Scheme Fitzgibbon Urban Development Area
TABLE 1: Car Parking Rates
Land Use Car parking requirement
Commercial/RetailUses
1spaceper30m2GFA
minimum50%ofcarparkingspacestobeprovidedonsite
upto50%ofcarparkingspacesmaybeprovidedinsharedorotherfacilitiesinproximitytothesitewhereappropriate
House 2.0spacesperdwellingunittobeprovidedonsite
1.0spacemaybeintandemandaminimumlengthof5.0metres
Wheresiteiswithin200metresofarailwaystationorproposedbuswaystation,aminimumof1.0spaceperdwellingunittobeprovidedonsite.
MultipleResidential 1.0spaceperdwellingunittobeprovidedonsite
Wheresiteiswithin200metresofarailwaystationorproposedbuswaystation,aminimumof0.75spacesperdwellingunittobeprovidedonsite
Table2identifiesknownsignificantvegetationintheUDA,forthepurposesofassessingUDAdevelopmentapplications.
Wherepractical,thefollowingwillberequiredonasitebysitebasis:
removalofnoxiousweedsandsiterehabilitationwithlocalnativeplantspecies
retentionand/orconnectionofecologicalcorridorsthatlinkvegetatedandconservationopenspaceareas
limitedfencingandpreventionofotherstructuresthatrestrictsafefaunamovement
provisionandmaintenanceofappropriatestructurestofacilitatenativefaunahabitation
heatislandreductionincludingreductionofpavement,carparks,androofsorbytheuseofdifferentmaterials(e.g.open-gridpavement)etc.orgreen(vegetated)orshadedsurfacesorlightcolouredsurfaces.
Contaminated Land
Developmentmustensurethatalllandandgroundwaterwillbefitforpurpose.
RemediationwillmeetEnvironmentalProtectionAgency(EPA)GuidelinesfortheassessmentandmanagementofcontaminatedlandinQueensland.
3.11 EnvironmentBiodiversity and Habitat
Developmentshouldnotadverselyaffecttheenvironmentalvaluesofthefloraandfaunawithintheconservationzone.
Wheresignificantvegetationexistsinprecinctsidentifiedfordevelopment,vegetationshouldberetainedwherepossiblealongstreetsandwithinparksinaccordancewithaLandscapingPlansubmittedwithaULDAdevelopmentapplication.
InprecinctswithsignificantvegetationapplicantsshouldberequiredtoprepareaVegetationManagementPlan(VMP)submittedwithaULDAdevelopmentapplication.
TheVMPwillbecertifiedbyamemberoftheAustralianInstituteofLandscapeArchitects(AILA)andincludebutnotbelimitedto:
locationanddescriptionofallvegetationtoberetainedandthattoberemoved
measurestobeusedtoprotectvegetationandhabitatfeaturestoberetainedduringconstruction,includingprotectivefencing
detailsofallmeasurestoprotectandrecoverfaunaduringclearingoperations,anddetailsoftheextentandnatureofrehabilitationworkstothesite(postinfrastructureworks).
15Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Acid Sulfate Soils
Whererelevant,thefollowingsiteworkswilltriggeranAcidSulfateSoilinvestigation:
Developmentareasbelow5mAHDinvolvingthedisturbanceofgreaterthan100m3ofsoil
Developmentareasbelow5mAHDrequiringtheplacementofgreaterthanorequalto500m3offillmaterialinlayerofgreaterthanorequalto0.5minaveragedepth
Developmentareasbetween5mAHDand20mAHDrequiringthedisturbanceofgreaterthanorequalto100m3ofsoilbelow5mAHD.
AcidsulfatesoilswillbetreatedinaccordancewithcurrentbestpracticeinQueensland.4
General Noise Requirements
Thedesign,sitingandlayoutofdevelopmentmustaddressnoiseimpactsandwherenecessaryincorporateappropriatenoisemitigationmeasures.
Developmentachievesacceptablenoiselevelsfornoisesensitiveusesinaffectedareas.Within100moftherailcorridorboundary,noisesensitiveusesmustmeetindoordesignlevelnoisecriteriatoachieveaveragemaximumsoundlevel(10pm-6am)notgreaterthan50decibels(db).
4ConsiderationshouldbegiventoStatePlanningPolicy(SPP)2/02PlanningandManagementInvolvingAcidSulfateSoilsandtheQueenslandAcidSulfateSoilsTechnicalManual.
TABLE 2: Known significant vegetation in the UDA
Location Notes
AllplantswithinthebedandbanksofalongCabbageTreeCreek DoesnotincludespecieslistedbytheULDAaspestvegetation.
Vegetationtypes1and2aredescribedinthedefinitionofsignificantvegetation
AllvegetationinthePrecinct1CarseldineUrbanVillage
AllvegetationinthePrecinct3FitzgibbonCentralthatcomprisesvegetationtype1.
Allothertreeswithadiameterofequaltoorgreaterthan60cmmeasuredat1metreabovethegroundlevel.
AllvegetationinthePrecinct4FitzgibbonNorththatcomprisesvegetationtypes1and2.
Allothertreeswithadiameterofequaltoorgreaterthan60cmmeasuredat1metreabovethegroundlevel.
AllvegetationinthePrecinct5FitzgibbonNorthWestthatcomprisesvegetationtypes1and2.
Allothertreeswithadiameterofequaltoorgreaterthan60cmmeasuredat1metreabovethegroundlevel.
AllvegetationinthePrecinct6SpecialPurposethatcomprisesvegetationtype1.
Allothertreeswithadiameterofequaltoorgreaterthan60cmmeasuredat1metreabovethegroundlevel.
AllvegetationinthePrecinct8DepotRoadRuralthatcomprisesvegetationtype1.
Allothertreeswithadiameterofequaltoorgreaterthan60cmmeasuredat1metreabovethegroundlevel.
AllvegetationinthePrecinct9DeagonSpecialPurposethatcomprisesvegetationtype1.
Allothertreeswithadiameterofequaltoorgreaterthan60cmmeasuredat1metreabovethegroundlevel.
WheredeterminednecessarybytheULDA,anacousticreportwillberequiredtoevaluateandaddresspotentialnoiseimpactsandrecommendappropriatenoisemitigationmeasures.
General Air Quality
Developmentmust:
(i) limitexposureandriskassociatedwithpollutantsthatcouldhaveapotentiallyadverseaffectonhumanhealth
(ii) beinaccordancewithbestpracticeairqualityguidelinesandstandards5.
Lighting
Lightingofthepublicrealm,publicopenspaceandstreetswillbeinaccordancewithBCC Subdivision and Development Guidelines Chapter 7 Public Utilities.
Wherelocatedinrelationtoconservationareas,specialconsiderationistobegivento:
theuseofdirectionallightingand/orshadestoreducelightspill;or
thickplantingattheinterfacetolimitlightpenetration.
Lightinginproximitytodedicatedfauna/squirrelcrossingsshouldbeavoided.
5RefertotheEnvironmentalProtection(Noise)Policy2008.
3.0 Land Use Plan
16 Proposed Development Scheme Fitzgibbon Urban Development Area
Water Management
Developmentistobeundertakeninaccordancewithrecognisedandrelevantstandardsandguidelines.
Lifecycle Costs and Material
Developmentshouldincludesustainablefeaturesandsmartdesigntoreduceconstructionandoperatingcosts.
Developmentshouldincludetheefficientuseofresourcesandwasteminimisation.
Part 3: Fitzgibbon Urban Development Area Development Scheme – Precincts and Sub-PrecinctsIntroduction
TheFitzgibbonUDAisdividedintonine(9)precinctsandtwelve(12)sub-precincts.LandwithintheUDAisalsoallocatedazone.
ThelocationandboundariesoftheprecinctsandzonesareshowninFigure5:ZoningandPrecinctPlan.ThezonesareexplainedindetailinPart1,Section3oftheLandUsePlan.
17Proposed Development Scheme Fitzgibbon Urban Development Area
CarseldineUrbanVillage
FitzgibbonEast
FitzgibbonCentral
FitzgibbonNorth
FitzgibbonNorthWest
FitzgibbonSpecialPurpose
FitgibbonBushland
DepotRoadRural
DeagonSpecialPurpose
Precincts
1
2
3
4
5
6
7
8
9
Legend:SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation RailwayLine
PrecinctBoundary
Zones Other Elements
0 250 500
N
Figure 5: Fitzgibbon Zoning and Precinct Plan
56
4
98
23
1
7
Telegraph Road
Beams Road
Roghan Road
3.0 Land Use Plan
18 Proposed Development Scheme Fitzgibbon Urban Development Area
TABLE 3: Fitzgibbon Urban Development Area - Summary Table
Precinct Sub-precinct Zone Height Density
1. Carseldine Urban Village (a)UrbanVillageCore
(b)CarseldineLearning
(c)UrbanVillageConservation
(d)UrbanVillageSportandRecreation
(e)MixedUse
(e)HighIntensityResidential
(f )ActivityNodeResidential
(f )ActivityNodeMixedUse
MixedUseCentre
SpecialPurpose
Conservation
CivicandOpenSpace
MixedUse
ResidentialHighIntensity(2)
ResidentialMediumIntensity
MixedUseCentre
Upto8storeys(1)
-
-
-
Upto8storeys
Upto8storeys
Upto5storeys
Upto5storeys
-
-
-
-
generally30–60du/ha
generally60–100du/ha
generally30–60du/ha
generally60–100du/ha
2. Fitzgibbon East - ResidentialLowIntensity Upto3storeys generally20–30du/ha
3. Fitzgibbon Central Westofnorthsouthconnectorroad
Eastofnorthsouthconnectorroad
(a)NeighbourhoodCentre
(b)LavenderPlace
ResidentialLowIntensity
ResidentialMediumIntensity
MixedUseCentre
ResidentialMediumIntensity
2–5storeys(3)(4)
2–5storeys
3storeys
3storeys
generally20–30du/ha
preferencefor40–60du/ha
-
generally30–60du/ha
4. Fitzgibbon North - ResidentialLowIntensity Upto3storeys(5) generally20–30du/ha(5)
5. Fitzgibbon North West - ResidentialLowIntensity Upto3storeys(6) generally20–30du/ha(6)
6. Fitzgibbon Special Purpose - SpecialPurpose - -
7. Fitzgibbon Bushland - Conservation/CivicandOpenSpace - -
8. Depot Road Rural - Rural - -
9. Deagon Special Purpose - SpecialPurpose - -
(1) Signature/landmarkbuildingsupto10storeysmaybedevelopedinkeylocations(2) DevelopmentdirectlyadjacenttotheexistingGoldenDownsRelocatableHomeParkshallbenogreaterthan3storeysatadistanceof10metresfromtheboundary.(3) Singlestoreydevelopmentcouldoccurinthisarea–encouragementisgivenfora2storeyminimumbuildingheightthroughouttheResidentialLowIntensityZone.(4) Developmentdirectlyabuttingtherailwaycorridorandproposedbuswaycorridorisatleast3storeysandnomorethan5storeysinheight.(5) Developmentdirectlyabuttingtherailwaycorridorandproposedbuswaycorridorisatleast3storeysandnomorethan4storeysinheightandachievesbetween40and60dwellingsperhectarecalculatedovertheareaofthesite.(6) Developmentdirectlyabuttingtherailwaycorridorandproposedbuswaycorridorisatleast3storeysandnomorethan4storeysinheightandachievesupto45dwellingsperhectarecalculatedovertheareaofthesite.
19Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 1 – Carseldine Urban Village
Figure 6: Precinct Locality Plan – Precinct 1 - Carseldine Urban Village
Precinct Intent
TheCarseldineUrbanVillagePrecinctisthemajormixeduseactivitycentreintheFitzgibbonUDA.
TheCarseldineUrbanVillagewilldemonstrateworld-classplanning,urbandesignandcommunitydevelopmentpracticeandwillbedifferentiatedinQueenslandbyadistincttransitorientationwithextraordinarychoiceintransitmode.Thepotentialforresidentswithintheurbanvillagetominimiseoreliminateuseoftheprivatecarwillbeakeyfeatureinthepositioningoftheurbanvillage.
Residentialdevelopmentwithintheprecinctshouldprovideforamixofincomes,tenures
1(e)
1
Legend:
Zones
Other Elements
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
RailwayLine
LocalAccessStreet
Pedestrian/CycleLink
ProposedBusway
FaunaCorridor
Precinct
SubPrecinct
N0 100 200
1 (a)1 (b)
1 (c)
1 (e)
1 (f )
1 (d)
1 (b)
1
Figure 7: Precinct 1 - Carseldine Urban Village
3.0 Land Use Plan
20 Proposed Development Scheme Fitzgibbon Urban Development Area
andpricepointsincludingsocial,affordablerentalandaffordableowneroccupierhousing.
TheCarseldineUrbanVillagewill:
featuretheintegrationoflanduseandtransport
emphasise“destination”creationwhichcontributestopublictransportefficiency
provideavibrantmixeduse“heart”centeredaroundatraditionalstyle“mainstreet”extendingsouthfromtheintersectionofBalcaraAvenueandBeamsRoad
provideretailopportunitiesandaimedatservicingpredominantlylocalcatchmentandthatwillnotundulycompetewithotherretailcentreswithina5kmradius
bedesignedwithpriorityforwalkingandcycling
createhighqualityplacesforadiversepopulation
provideaccessforpeoplewithvaryinglevelsofmobility
encourageadiversityoflifestyleandenterpriseactivities
protectconservationareas.
InfrastructureWorksandprojectssuchastheproposednorthernbusway,andthefutureBeamsRoadrailwayoverpasswillhelpstimulaterenewalandredevelopment.
Precinct Outcomes
DevelopmentoccursgenerallyinaccordancewithFigure7
Theexistingbuildingsandinfrastructureareutilisedtotheirmaximumpotential
PedestrianandcyclistpriorityisprovidedtousersaccessingtheCarseldineRailwayStation,includingtheprovisionofsafeandconvenientaccessunderthefutureBeamsRoadrailwayoverpass
Keyprivatelyownedsitesareredevelopedtotheirmaximumpotentialtosupportpublictransportandotherenterprisesintheurbanvillage
ThefutureBeamsRoadrailwayoverpassisconsideredaprioritytohelpstimulaterenewalandredevelopmentintheurbanvillage
Conservationvaluesaremaintainedandsportingandrecreationalusesdevelopedtosupporttheurbanvillageintent.
Sufficientlandissetasidefortheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationsandadvicefromQueenslandTransport
Aminimumof5%ofdwellingsareavailableforpurchaseatorbelowthemedianhousepriceinBrisbane.
Aminimumof5%ofdwellingsareavailableforpurchaseorrentaltolowtomoderateincomehouseholds.
Carseldine Urban Village Precinct - Sub-precinctsSub-Precinct 1(a)
Sub-Precinct Principles
TheCarseldineUrbanVillageCoreisintendedtoprovidethegreatestintensityofmixeduseresidential,commercial,retailandotherenterpriseuseswithin400metresoftheCarseldinerailwaystation.Thesub-precinctisboundedbyBeamsRoadtothenorth,openspaceandplayingfieldstotheeast,theCarseldineLearningprecincttothewest,andaproposedbuswaytothesouth.
TheCorewillincludearangeofretail,commercialandresidentialusesthatwillactivatea“mainstreet”andconnectingboulevardswhiletakingadvantageoftheoutlookoveropenspaceandfutureplayingfields.
Avarietyofmulti-unithousingtypesandformswillbeencouragedtosuitawiderangeofhouseholdtypes,inparticulartosupporthouseholdswithoutaprivatevehicle.Landmarkbuildingsshouldbedevelopedinkeylocationstoassistinthelegibilityandpositioningofthesub-precinct.
TheUrbanVillageCoremayalsoincludecommunityfacilitiesandcivicopenspaces.
Sub-Precinct Outcomes
TheUrbanVillageCoreisidentifiableasthecentreoftheurbanvillagewithanactivemainstreetsupportingasupermarket,commercialandhighintensityresidentialuses
Retailusesarelimitedto8000m2grossfloorarea
Buildingsupto8storeysinheightcanbeestablishedthroughouttheCore.Alimitednumberof10storeybuildingsinkeylandmarklocationscanalsobeprovided
Roadsandstreetsareexpressedasformalboulevardswithshadetreesandshelter.Sufficienton-streetparkingisclearlydefinedanddedicatedcyclewaysgenerousfootpathsareprovidedforvillageusers
Streetsarelocatedanddesignedtoenablelegible,safeanddirectaccessbetweenthemainstreet,busstops,parkingareasandplayingfieldsandinparticulartotheexistingbuildingsandinfrastructuretothewest
AparkandrideareaisprovidednexttotheNorthCoastrailwaylineenablingsafeandeasypedestrianaccessunderthefutureBeamsRoadrailwayoverpasswhentheexistingparkandrideinthemixeduseactivitysub-precinctisredeveloped
Developmentwithinthissub-precinctiscontingentonafloodmitigationstrategy,involvingworksoutsideoftheFitzgibbonUDA,beingresolvedinconjunctionwithBrisbaneCityCouncil.
21Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Sub-Precinct 1(b)
Sub-Precinct Principles
TheCarseldineLearningsub-precinctisintwodiscreteparts.Onepartincludesbuildings,groundsandcarparkingassociatedwitheducationaluseswhilethesecondpartincorporatesbuildings,groundsandcarparkingassociatedwitharesearchanddevelopmentfacility.
Sub-Precinct Outcomes
Theeducationandresearchfunctionscontinue
Legible,safeanddirectpedestrian/cyclistaccessisprovidedtothemainstreettotheeast,CarseldineRailwayStationtothenortheast,sportingandrecreationareastothesoutheast,andconservationareastothesouth.
Sub-Precinct 1(c)
Sub-Precinct Principles
TheCarseldineUrbanVillageConservationsub-precinctcompriseslandonthesouthernboundaryoftheFitzgibbonUDA.Thesub-precinctisboundedprimarilybyDorvilleRoadinthewest,CarseldineLearningsub-precinct,UrbanVillageCoreandsportingandrecreationalareastothenorthandtheNorthCoastRailwaylinetotheeast.
Thesub-precinctprovideshabitatforasignificantpopulationofsquirrelglidersaswellasexhibitingothersignificantenvironmentalvalues.Itisintendedthatthesub-precinctberetainedinitsnaturalstate
andtoprovideforlowimpactrecreationalusesaswellasanopenspacesettingfortheemergingurbanvillage.
Thesub-precinctformspartofacontinuouscorridorofnaturalbushlandthroughoutthesouthoftheUDAconnectingwithotherbushlandareasoutsidetheUDAparticularlyalongCabbageTreeCreek.
Sub-Precinct Outcomes
Conservationareasareretainedandprotected,exceptforwalkingandcyclistpathsandlimitedlowimpactparkfacilitiessuchastables,seating,andplaygroundequipmentinclearlydefinedlocations.
TheareatothenorthoftheproposedbuswayconnectingDorvilleRoadandtheproposedbusstationontheeastoftheexistingrailwaystationistobeaminimumof2haandtobelocatedgenerallyasshownintheprecinctplan.
NaturalopenspaceandbushlandcorridorsandhabitathaveastrongconnectionwithexistingcorridorsandhabitatbeyondtheUDA.AppropriatefaunamovementinfrastructureforsquirrelgliderswillbeconstructedtoimprovefaunamovementacrossDorvilleRoadandwithinthesub-precinct.
Sufficientlandissetasidetoaccommodateanewroadlinkandproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationandadvicefromQueenslandTransport.
Nodevelopmentoccurswithinthesub-precinct,exceptforconstructionofwatersensitiveurbandesignfeatures,stormwatermanagementfeaturesandformaintenanceofdrainagelines,pedestrian/cyclewaysandotherparkfacilities.
DevelopmentisundertakeninaccordancewithaVegetationManagementPlanandFaunaandHabitatManagementPlan.
Sub-Precinct 1(d)
Sub-Precinct Principles
Thesportandrecreationsub-precinctcompriseslargelyclearedareassuitableforarangeofsportingandrecreationalopenspaceuseswithintheurbanvillage.Thissub-precinctwillberetainedtosupportandprovideacivicopenspacesettingandfocusfortheemergingurbanvillageusestothenorth,aswellasplayingasignificantroleinstormwatermanagementinthislocation.Additionalworksinthissub-precinctmayincludeadditionalplanting,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsfieldsandrecreationaluses.
Sub-Precinct Outcomes
Sportsandplayingfieldsaredevelopedtosupportandprovideacivicopenspacesettingandfocusfortheemergingurbanvillageandlearningsub-precinct
Sufficientlandissetasideto
accommodatetheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswaycorridoraresubjecttofurtherinvestigationandadvicefromQueenslandTransport
Walkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,equipmentstoragesheds,andamenitiesassociatedwithuseofthesportsfieldsandrecreationalusesareprovided
Thesportingandplayingfieldsandassociatedinfrastructurearetobedesignedtobecompatiblewiththestormwatermanagementpurposesofthesub-precinct
Developmentwithinthissub-precinctiscontingentonafloodmitigationstrategy,involvingworksoutsideoftheFitzgibbonUDA,beingresolvedinconjunctionwithBrisbaneCityCouncil.
3.0 Land Use Plan
22 Proposed Development Scheme Fitzgibbon Urban Development Area
Sub-Precinct 1(e)
Sub-Precinct Principles
Thissub-precinctisintendedtobedevelopedwithmixeduseandhighintensityresidentialtosupportthediversityandvarietyinhousingandmixeduseoptionswithintheurbanvillage.
Sub-Precinct Outcomes
Sufficientlandissetasidetoaccommodatetheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationandadvicefromQueenslandTransport
Direct,safeandefficientpublicaccessisavailablethroughthesitefromtheendofGoldenPlaceconnectingtothefuturepedestrian/cyclepathtobeprovidedwithintheproposedbusway
DevelopmentdirectlyadjacenttotheexistingGoldenDownsRelocatableHomeParkshallbenogreaterthan3storeysatadistanceof10metresfromtheboundary
Developmentcomprisesavarietyandmixofaffordableandsustainablemixeduseandmulti-unitdwellingsinbuildingsupto8storeysinheight
Retailusesarelimitedto500m2grossfloorarea
Developmentcomprisesnomorethan50%sitecoverage
Developmentwithinthissub-precinctiscontingentonafloodmitigationstrategy,
involvingworksoutsideoftheFitzgibbonUDA,beingresolvedinconjunctionwithBrisbaneCityCouncil.
Sub-Precinct 1(f )
Sub-Precinct Principles
Thissub-precinctprovidesforamixeduseactivitynode,boundedtothewestbyBalcaraAvenue,existinglowintensityresidentialtothenorth,theNorthCoastrailwaylinetotheeast,andBeamsRoadtothesouth.
Akeyprincipleinthedevelopmentofthesub-precinctistheprovisionofsafeandconvenientaccessbetweensub-precinct1(a)andtherailwaystationandproposedbuswaystation.
Sub-Precinct Outcomes
AnewpublicstreetlocatedgenerallyasdepictedinFig7,isprovidedforlocalaccessandgeneralaccesstoandfromtherailwaystation.ThisstreetisintendedtopassunderthefutureBeamsRoadoverpassprovidinganewconnectionbetweenthissub-precinctandsub-precinct1(a)
Direct,safeandsecure24hourperdaypublicaccessisprovidedgenerallyasdepictedinFigure7fromthejunctionofBalcaraAvenueandBeamsRoadtothemainentryoftheCarseldineRailwayStation
Theexistingparkingareaassociatedwiththerailwaystationisredevelopedwithavarietyandmixofaffordableandsustainablemulti-unitdwellingsand
mixeduseindevelopmentupto5storeysinheightaccessedviastreetupgradingoffBalcaraAvenue.
Developmentinthemediumintensityresidentialzonecomprisesavarietyandmixofaffordableandsustainablemulti-unitdwellingsandmixeduseindevelopmentupto5storeysinheightaccessedviathenewstreetconnectionand/orBalcaraAvenue
Developmentinthemixedusecentrezoneprovidesamixofretail,commercialandresidentialuses.Thegrossfloorareaofretailusesislimitedto2500m2.
Developmentupto5storeysinheightislimited
SafeandefficientpublicaccessisavailablealongtheBeamsRoadfrontageandunderthefutureBeamsRoadrailwayoverpasswhenimplemented
Developmentwithinthissub-precinctiscontingentonafloodmitigationstrategy,involvingworksoutsideoftheFitzgibbonUDA,beingsupportedbyBrisbaneCityCouncil.
23Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 1: Carseldine Urban Village - 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:
Park
EnvironmentallyRelevantActivitiesforwhichacode
ofenvironmentalcompliancehasbeenmadeunder
theEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenot
involvingbuildingworkandcomplyingwiththe
applicablecarparkingratios.
Alldevelopmentinaccordancewithanapproved
sub-precinctplan.
Materialchangeofusefor:
HomeBasedBusiness
Operationalworkinaccordancewiththeagreed
standardsasstatedinaUDAdevelopment
approval.
Buildingworkotherthanminorbuildingor
demolitionworkwherenotinasub-precinct
Reconfiguringalot
InSub-precinct 1(a)materialchangeofusefor:
EducationalEstablishment
ResearchandDevelopmentFacility
Office
Shop
MedicalCentre
ShoppingCentre
FoodPremises
FastFoodPremises
PlaceofAssembly
CarPark
ChildCareCentre
CommunityFacility
VisitorAccommodation
OtherResidential
MultipleResidential
SalesOfficeandDisplayHome
EmergencyServices
whereinaccordancewithasub-precinctplan.
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinct
plan;or
whereintheopinionoftheULDA,asub-
precinctplanisnotrequiredasthenature,
sizeandtypeofthedevelopmentwillnot
compromisetheprinciplesandoutcomesof
thesub-precinctandwillnotunreasonably
prejudicetheopportunitiesforthe
developmentoftheremainingareainthesub-
precinct.
AlldevelopmentnotspecifiedinColumn1,Column
2orColumn3A.
3.0 Land Use Plan
24 Proposed Development Scheme Fitzgibbon Urban Development Area
Column 1Exempt Development
Column 2 UDA Self Assessable Development
Column 3 – UDA Assessable Development
Column 3APermissible Development
Column 3BProhibited Development
InSub-precinct 1(b)materialchangeofusefor:
EducationalEstablishment ResearchandDevelopmentFacility Office Shop FoodPremises FastFoodPremises PlaceofAssembly CarPark ChildCareCentre CommunityFacility VisitorAccommodation OtherResidential MultipleResidential EmergencyServices
whereinaccordancewithasub-precinctplan
InSub-precinct 1(d)materialchangeofusefor:
CarPark CommunityFacility Park Club IndoorEntertainment IndoorSportandRecreation OutdoorSportandRecreation
whereinaccordancewithasub-precinctplan.
InSub-precinct 1(e) in the Mixed Use Centre Zonematerialchangeofusefor:
MultipleResidential VisitorAccommodation OtherResidential MedicalCentre Office FoodPremises Shop ChildCareCentre CommunityFacility
25Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Column 1Exempt Development
Column 2 UDA Self Assessable Development
Column 3 – UDA Assessable Development
Column 3APermissible Development
Column 3BProhibited Development
InSub-precinct 1(e) in the Residential High Intensity Residential Zonematerialchangeofusefor:
MultipleResidential VisitorAccommodation OtherResidential FoodPremises ChildCareCentre CommunityFacility
whereinaccordancewithasub-precinctplan.
InSub-precinct 1(f) intheResidentialMediumIntensityZone,materialchangeofusefor:
MultipleResidential VisitorAccommodation OtherResidential
InSub-precinct 1(f) in the Mixed Use Centre Zone,materialchangeofusefor:
MultipleResidential VisitorAccommodation OtherResidential MedicalCentre Office FoodPremises Shop ShoppingCentre(Retailuseslimitedtogross
floorareaoftheexistingretailuses) ChildCareCentre CommunityFacility
whereinaccordancewithasub-precinctplan.
3.0 Land Use Plan
26 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 2 – Fitzgibbon East
Figure 8: Precinct Locality Plan – Precinct 2 - Fitzgibbon East
Precinct Intent
Thisprecinctcomprisesopenspaceandamixtureofaffordableandsustainableresidentialdwellingsrangingfromsingledetachedtomulti-unitdwellingswithopportunitiesforhomebasedbusinessineverydwelling.
Precinct Outcomes
Developmentcomprisesamixofaffordableandsustainableresidentialdwellingsrangingfromsingledetachedtomulti-unitdwellings
Acentralneighbourhoodparkisprovidedtomeettheanticipatedlocalopenspacerequirementsoftheneighbourhoodcommunity
Figure 9: Precinct 2 - Fitzgibbon East
2
Legend:
Zones
Other Elements
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
North-SouthConnectorRoad
Precinct
N0 100 200
2
27Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Alinearopenspacecorridorisprovidedthroughthesub-precinct.Theopenspacecorridorcomprisesavarietyofecological,engineering,recreationalandvisualamenities,includingthechannellingofstormwaterflowstothenorth,playgroundareas,pedestrianandcyclewaysandretentionofexistingvegetationandwaterbodies
AgenerallynorthsouthpedestrianandcyclelinkisprovidedtoconnecttotheCarseldineRailwayStationtothesouth–thismaybeprovidedinassociationwithstreetsandopenspace
AminimumoftwothirdsofdwellingsareavailableforpurchaseatorbelowthemedianhousepriceinBrisbane.
Aminimumofone-fifthofdwellingsareavailableforpurchaseorrentaltolowtomoderateincomehouseholds.
3.0 Land Use Plan
28 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 2: Fitzgibbon East - 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:
Park
EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
Materialchangeofusefor:
SalesOfficeandDisplayhome
HomeBasedBusiness
House
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionwork
Reconfiguringalot
Materialchangeofusefor:
MultipleResidential
VisitorAccommodation
OtherResidential
Office
ChildCareCentre
CommunityFacility
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A.
29Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 3 – Fitzgibbon Central
Figure 10: Precinct Locality Plan – Precinct 3 - Fitzgibbon Central
Precinct Intent
TheFitzgibbonCentralprecinctislocatedimmediatelynorthoftheCarseldineRailwayStation,isboundedbytheNorthCoastRailwayLinetothewest,thenorthsouthconnectorroadbetweenRoghanRoadandBeamsRoadtotheeast,alowerintensityresidentialneighbourhoodtothenorth-west,andRoghanRoadtotheimmediatenorth.
TheprecinctcontainsalocalneighbourhoodcentresiteattheintersectionofRoghanRoadandthenorthsouthconnectorroad.
Developmentinthisprecinctwillbeamixtureofaffordableandsustainableresidentialdwellingsrangingfromsingledetachedtomulti-unitdwellingswithopportunitiesfor
Figure 11: Precinct 3 - Fitzgibbon Central
3(a)
3
Legend:
Zones
Other Elements
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
RailwayLine
North-SouthConnectorRoad
LocalAccessStreet
Pedestrian/CycleLink
ProposedBusway
IndicativeNeighbourhoodPark
Precinct
SubPrecinct
N0 100 200
3 (a)
3 (b)
3
3.0 Land Use Plan
30 Proposed Development Scheme Fitzgibbon Urban Development Area
homebasedbusinessineverydwelling.Residential(“shop-top”)housingisencouragedabovethecommercialandretailusesintheneighbourhoodcentre.
AgenerallynorthsouthpedestrianandcyclelinkwillbeprovidedthroughtheneighbourhoodtoconnecttotheCarseldinerailwaystationtothesouthandthelowintensityresidentialneighbourhoodtothenorth.
Toassistinthepublictransportmovementthroughtheprecinctaneastwestpublicstreetwillbeprovidedbetweenthenorthsouthconnectorroadandtheproposedbuswaycorridor.Thispublicstreetwillalsoprovidevehicularaccesspointstoadjoiningdevelopmentsites.
Precinct Outcomes
Developmentisgenerallyatleast2storeysandnomorethan5storeysinheight.
Developmentdirectlyabuttingtherailwaycorridorandproposedbuswaycorridorisatleast3storeysandnomorethan5storeysinheight.
Developmentadjoiningthenorthsouthconnectorroadcanaccommodatehomebasedbusinessand“live-work”opportunitiesservicedbyarearlane.
Acentralneighbourhoodparkisprovidedtomeettheanticipatedlocalopenspacerequirementsoftheneighbourhoodcommunity.
Asafe,directandcomfortablepedestrian
routeisprovidedthroughtheprecinctgenerallyasdepictedinFig15.
Aneastwestpublicstreetisprovidedbetweenthenorthsouthconnectorroadandtheproposedbuswaycorridor.Thispublicstreetaccommodatessafeandefficientmovementofbusesandenablesvehicularaccesspointstoadjoiningdevelopmentsites.
Aneighbourhoodcentre,includingcommunityfacilitieslocatedadjacenttotheconservationareasandsome“shoptop”housingisprovidedwithintheareazonedMixedUse.
Theneighbourhoodcentreisademonstrationofasmall-scale,mixed-useneighbourhoodcentrethatincludesinnovative,sustainableandaffordablehousing.
Sufficientlandissetasidefortheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationsandadvicefromQueenslandTransport.
AminimumoftwothirdsofdwellingsareavailableforpurchaseatorbelowthemedianhousepriceinBrisbane.
Aminimumofone-fifthofdwellingsareavailableforpurchaseorrentaltolowtomoderateincomehouseholds.
Fitzgibbon Central Sub-precinctsSub-Precinct 3(a)
Sub-Precinct Principles
Thissub-precinctcomprisesamixedusecentresiteattheintersectionofRoghanRoadandthenorthsouthconnectorroadconnectingCarselgroveRoadtoTelegraphRoad.
Initsentirety,thissub-precincthasthepotentialtoshowcasebothcommunityfacilitiesaswellasasmall-scale,pedestrianfriendly,mixed-usedevelopmentthatincludesinnovative,sustainableandaffordablehousinginagenerallysuburbanlocation.Theneighbourhoodcentrewillbesetwithinalowspeedtrafficenvironmentnotdominatedbycars.
TheneighbourhoodcentrewillalsoprovideafocalpointfortheFitzgibbonresidentialareaaswellasanaccessibleandlegiblepointofaccesstotheneighbouringFitzgibbonbushlandprecinct.
Sub-Precinct Outcomes
Theneighbourhoodcentrebuildingsandsurroundsincludesspaceforcommunitymeetingsandusessuchassocialgatherings,refreshment,ancillarycommercialuses,civicandopenspaceuses,andcarparkingareasthatrespectthenaturalbushlandsetting.
AfocalpointforwalkingandcyclingtrailwaysthroughtheFitzgibbon
Bushlandprecinctisprovided.
Thefuturenorthsouthconnectorroadwithinthissub-precinctprovidesatrafficcalmedenvironmenttofacilitatethesafemovementofpedestriansacrossthestreet.
Themixedusecentre:
isdevelopedtotakeadvantageofitsnortherlyexposureandviewsoverbushlandtothenorth
isdevelopedwitharangeofretail,commercialandresidentialusesthataddressthenorthsouthconnectorroad
showcasessub-tropicaldesigninasmall-scale,mixed-useneighbourhoodcentre
providesforamaximumof1500m2grossfloorareaofretailuses
leasablegroundfloorspaceisdesignedtoaccommodateacombinationofretailuses,cafes,personalandcommunityservicesoruses,andtofunctionasaseriesofindependentshopfrontsanddisplaywindows
haskeybuiltedgesthatdefinecornersandaccommodateson-footpathdining
keybuiltedgeshavezerosetbackstothenorthsouthconnectorandatleasta3.0metrewideverandaroofextendingoveratleasta5.0metrewidefootpathfortheentirelengthofthebuildingfrontage
31Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
footpathsaccommodatepedestrianmovement,informalfootpathdining,andkeyutilityservicessuchaspostboxes,publictelephones,refusebinsandseating
builtformfacilitatesthenaturalevolution,growthandextensionofthecentreovertime
firstfloorspaceisdesignedtoaccommodateeithersmallofficetenanciesorresidentialunits,facilitatechangeofuseovertimeand/oraccommodatelive-worksituations.
Carparking:
isprovidedatratesoutlinedinTable1(CarParkingRates)
isprovidedgenerallybehindtheneighbourhoodcentrebuilding
isprovidedinon-streetparallelparkingareasalongtheRoghanRoadfrontage
isavailableoffsecondaryaccessstreetstofacilitateoff-streetparkingaccessandservicerequirementsforretailtenantsandpossiblesecondflooruses
issharedbetweentheneighbourhoodcentreandcommunitycentreandpotentiallyadjoiningmulti-unitand“live-work”unitdevelopment
Busstopsareprovidedalongthenewnorthsouthconnectorroadtoservicetheneighbourhoodcentre.
Thearchitecturalstyleofallbuildings
andlandscapeisthemedtoensurethattheneighbourhoodcentre,includingcommunitycentreandmixedusecentre,isseenasanintegratedlocalcommunityandconveniencedestination.
Sub-Precinct 3(b)
Sub-Precinct Principles
Thissub-precinctcomprisesasiteadjoiningtheexisting“JacarandaGardens”communitytotheeast,thenorthsouthconnectorroadtothenorth(extensionofCarselgroveRoad)andaproposedaccessstreetlinkingLavenderPlacetothenorthsouthconnectorroad.
Thelocalaccessstreetwillprovideanimportantvehicleandpedestrian/cyclistlinkbetweenthenorthsouthconnectorroadandtherailwayandproposedbuswaystations.Thelocalaccessstreetwillprovideforbusaccessandsetdownareasandatleastone“at-grade”pedestriancrossingtoprovideadirectandlegiblelinktothestation.
Developmentinthissub-precinctwillbeamixtureofaffordableandsustainableresidentialdwellingslimitedto3storeysinheight,sitedtofrontandbedesignedtooverlookthelocalaccessstreetasfaraspracticallypossiblealongitslength.
Developmentwillalsobesitedtoensurethatexistingresidencesintheneighbouringcommunityarenotundulyoverlooked.
Sub-Precinct Outcomes
Developmentaddressesandprovides
opportunitiesforsurveillanceofthelocalaccessstreet
Thelocalaccessstreetissuitableforbusesandhassufficientareaallocatedforpassengersetdown,andalsoprovidesforvehicularandpedestrianaccessfromtheadjoiningresidentialareas
Safe,directandcomfortablepedestrianaccessisprovidedonbothsidesofthelocalaccessstreetandefficientpedestrianaccessisprovidedbetweenthebussetdownandtheCarseldineRailwayStation.
3.0 Land Use Plan
32 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 3: Fitzgibbon Central - Level of Assessment Table
Column 1Exempt Development
Column 2 UDA Self Assessable Development
Column 3 – UDA Assessable Development
Column 3APermissible Development
Column 3BProhibited Development
Alldevelopmentspecifiedin
Schedule1.
Materialchangeofusefor:
Park
EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
Materialchangeofusefor:
SalesOfficeandDisplayHome
HomeBasedBusiness
House
Operationalworkinaccordancewith
theagreedstandardsasstatedina
UDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionworkwherenotinasub-precinct
Reconfiguringalot
Materialchangeofusefor:
MultipleResidential
VisitorAccommodation
OtherResidential
ChildCareCentre
InSub-precinct 3(a) materialchangeofusefor:
MultipleResidential
VisitorAccommodation
OtherResidential
ChildCareCentre
MedicalCentre
Office
FoodPremises
GardenCentre
HardwareandTradeSupplies
Market
Shop
ShoppingCentre
CommunityFacility
InSub-precinct 3(b) materialchangeofusefor:
MultipleResidential
VisitorAccommodation
OtherResidential
ChildCareCentre
CommunityFacility
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinctplan;or
whereintheopinionoftheULDA,asub-precinctplanisnotrequiredasthenature,sizeandtypeofthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A.
33Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 4 – Fitzgibbon North
Figure 12: Precinct Locality Plan – Precinct 4 - Fitzgibbon North
Precinct Intent
TheFitzgibbonNorthprecinctislocatedwithinthenorthernsuburbanareaswithintheFitzgibbonUDA.Itisboundedbyconservation/openspacetothenorthandeast,theNorthCoastRailwayLinewest,andtheFitzgibbonCentralprecincttothesouth.TheprecinctalsostraddlesthenorthsouthconnectorroadbetweenTelegraphRoad,andRoghanRoad.
Developmentinthisprecinctwillbeamixtureofaffordableandsustainableresidentialdwellingsrangingfromsingledetachedtomulti-unitdwellingswithopportunitiesforhomebasedbusinessineverydwelling.Animportantfeatureofthisprecinctisthecreationofagenerallynorthsouth Figure 13: Precinct 4 - Fitzgibbon North
4
Legend:
Zones
Other Elements
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
RailwayLine
North-SouthConnectorRoad
LocalAccessStreet
Pedestrian/CycleLink
ProposedBusway
IndicativeNeighbourhoodPark
Precinct
N0 100 200
4
3.0 Land Use Plan
34 Proposed Development Scheme Fitzgibbon Urban Development Area
pedestrianandcyclelinkthroughandconnectingwiththeopenspacetoitsnorthandfurthernorthtotheproposedbuswaystation,andtheneighbourhoodimmediatelytoitssouth.
Developmentadjoiningtheconservationareastotheeastprovidesopportunitiesformediumintensityresidentialdevelopmentthatrespectstheconservationvaluesoftheadjoininglands,providesanaturaloutlooktothenortheast,andhelpssupporttheneighbourhoodandcommunitycentres.
Precinct Outcomes
Developmentwestofthenorthsouthcollectorisnomorethan3storeysinheightandachievesadensityofbetween20and30dwellingsperhectarecalculatedovertheareaofthesite
Developmentdirectlyabuttingtherailwayandproposedbuswaycorridorisatleast3storeysandnomorethan4storeysinheight
DevelopmenteastofthenorthsouthconnectorzonedResidentialMediumIntensityisatleast2storeysandnomorethan5storeysinheightandachievesbetween40and60dwellingsperhectarecalculatedovertheareaofthesite
DevelopmentadjoiningtheconservationzonedoesnotexpandbeyondtheareaindicatedinFigure13
Developmentadjoiningthenorthsouthconnectorroadcanaccommodatehomebasedbusinessand“live-work”opportunitiesservicedbyarearlane
AcentralneighbourhoodparklocatedgenerallyasdepictedinFigKKisprovidedtomeettheanticipatedlocalopenspacerequirementsoftheneighbourhoodcommunityinthewesternportionoftheprecinct
Asafe,directandcomfortablepedestrianlinkisprovidedthroughtheprecinctgenerallyasdepictedinFigKK
ApublicstreetisprovidedalongthefullextentoftheinterfaceoftheareazonedResidentialMediumIntensitywiththeconservationareatoprovideaccessforbushfireprotectionandemergencyvehicleaccess,andtoprovideaclearedgeandbufferbetweenresidentialdevelopmentandconservationareas
Sufficientlandissetasidefortheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationsandadvicefromQueenslandTransport
AminimumoftwothirdsofdwellingsareavailableforpurchaseatorbelowthemedianhousepriceinBrisbane
Aminimumofone-fifthofdwellingsareavailableforpurchaseorrentaltolowtomoderateincomehouseholds.
35Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 4: Fitzgibbon North - 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:
Park
EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
Materialchangeofusefor:
SalesOfficeandDisplayHome
HomeBasedBusiness
House
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionwork
Reconfiguringalot
Materialchangeofusefor:
MultipleResidential
VisitorAccommodation
OtherResidential
ChildCareCentre
CommunityFacility
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A.
3.0 Land Use Plan
36 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 5 – Fitzgibbon North West
Figure 14: Precinct Locality Plan – Precinct 5 - Fitzgibbon North West
Precinct Intent
FitzgibbonNorthWestisthemostnorthernresidentialneighbourhoodintheFitzgibbonUDA.Itisboundedbyconservation/openspacetothesouth,theNorthCoastRailwayLinetothewest,ahighvoltagepowerlineeasementtothenorth,andthenorthsouthconnectorroadtotheeast.
Developmentinthisprecinctwillbeamixtureofaffordableandsustainableresidentialdwellingscomprisingprimarilymulti-unitdwellingsofavarietyofformsandtypes.Theprecinctlendsitselftoanintegratedmediumintensityresidentialdevelopmentsuchasaretirementvillage.
Figure 15: Precinct 5 - Fitzgibbon North West
5
Legend:
Zones
Other Elements
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
RailwayLine
North-SouthConnectorRoad
Pedestrian/CycleLink
ProposedBusway
HighVoltagePowerlines
Precinct
N0 100 200
FaunaCorridor
5
37Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Importantfeaturesofthisprecinctaretheretentionofanorthsouthsquirrelgliderandotherfaunacorridorthroughtheneighbourhood,andtheexistenceofhighvoltagepowerlinestothenorthoftheneighbourhood.SeeFigure15.
Precinct Outcomes
Developmentoneachsiteintheprecinctachievesadensityofupto45dwellingsperhectarecalculatedovertheareaofthesite.
Developmentdirectlyabuttingtherailwaycorridorandproposedbuswaycorridorisatleast3storeysandnomorethan4storeysinheight.
Developmentadjoiningthenorthsouthconnectorroadaccommodateshomebasedbusinessand“live-work”opportunitiesservicedbyarearlane.
Acentralneighbourhoodparkisprovidedtomeettheanticipatedlocalopenspacerequirementsoftheneighbourhoodcommunity.
Anorthsouthsquirrelgliderandotherfaunamovementcorridorisprovidedthroughtheneighbourhood–thefaunacorridorwillcrossatleastonelocal,neighbourhoodaccessroad.Thefaunamovementcorridorwillbeaminimumof30mwideandcontaininfrastructuretoassistfaunamovementstolinktoPowerlink’sfuturefaunamovementinfrastructure.Thecorridorisalsotobereplantedwithsquirrelgliderhabitatspecies.
Developmentislocatedawayfromtheexistinghighvoltagepowerlinesinaccordancewithenergysupplierstandardsincludingbuildingslocatedatleast10metresfromtheenergyeasementboundary.
Safe,directandcomfortablepedestrianaccessisprovidedgenerallyasindicatedinFigure15tofacilitatepedestrianmovementtoandfromtheproposedbuswaystationinPrecinct6travellingunderthefutureLinkfield/TelegraphRoadoverpass.
Sufficientlandissetasidefortheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationsandadvicefromQueenslandTransport.
AminimumoftwothirdsofdwellingsareavailableforpurchaseatorbelowthemedianhousepriceinBrisbane.
Aminimumofone-fifthofdwellingsareavailableforpurchaseorrentaltolowtomoderateincomehouseholds.
3.0 Land Use Plan
38 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 5: Fitzgibbon North West - 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:
Park
EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
Materialchangeofusefor:
SalesOfficeandDisplayHome
HomeBasedBusiness
House
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionwork
Reconfiguringalot
Materialchangeofusefor:
MultipleResidential
VisitorAccommodation
OtherResidential
ChildCareCentre
CommunityFacility
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A.
39Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 6 – Fitzgibbon Special Purpose
Figure 16: Precinct Locality Plan – Precinct 6 - Fitzgibbon Special Use
Precinct Intent
TheFitzgibbonSpecialPurposeprecinctisboundedbyafutureLinkfieldRoadtoTelegraphRoadoverpass.Theprecinctprovidesfortheoperationofthepublictransportnetwork,includingstationandstopinfrastructure,intermodalfacilities(carparking,cycleparkingandpassengersetdown)andaccesspathways.Theprecinctmayalsobedevelopedforrelatedsmallscalemixedusedevelopment,includinglocalcommunityuses,childcarefacilities,neighbourhoodconvenienceretailandserviceindustries.
Figure 17: Precinct Locality Plan - Precinct 6 - Fitzgibbon Special Use
6
Legend:
Zones
Other Elements
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
RailwayLine
Pedestrian/CycleLink
ProposedBusway
Precinct
N0 100 200
6
3.0 Land Use Plan
40 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct Outcomes
Theprecinctisdevelopedwithpublictransportinfrastructureandrelatedmixedusedevelopmenttosuitlocaldemands
Sufficientlandissetasidefortheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationsandadvicefromQueenslandTransport.
41Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 6: Fitzgibbon Special Purpose - Level of Assessment Table
Column 1Exempt Development
Column 2 UDA Self Assessable Development
Column 3 – UDA Assessable Development
Column 3APermissible Development
Column 3BProhibited Development
Alldevelopmentspecifiedin
Schedule1.
Materialchangeofusefor:
Park
EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
Materialchangeofusefor:
SalesOfficeandDisplayHome
HomeBasedBusiness
CarPark
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionwork
Reconfiguringalot
Materialchangeofusefor:
MultipleResidential
OtherResidential
VisitorAccommodation
Office
FastFoodPremises
FoodPremises
GardenCentre
HardwareandTradeSuppliesMarket
ServiceStation
Shop
ServiceIndustry
ChildCareCentre
CommunityFacility
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A
3.0 Land Use Plan
42 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 7 – Fitzgibbon Bushland
Figure 18: Precinct Locality Plan – Precinct 7 - Fitzgibbon Bushland
Precinct Intent
TheFitzgibbonBushlandPrecinctcomprisesthemajorityoflandintheFitzgibbonUDA.ItisboundedprimarilybyTelegraphRoadinthenorth,LemkeRoad,east,RoghanRoad,south,andtheNorthCoastrailwayline,west.TheFitzgibbonBushlandPrecinctcontainsconservation,recreational,sportingandcivicopenspaces,amajorlandfillandotherclearedareas,andacorridorincludingpowerlineswhichtraversethesiteinaneast-westdirectioninthenorthoftheprecinct.
TheFitzgibbonBushlandPrecinctwillprovidethemajornaturalopenspacesettingandamenityfortheemergingnewsuburbanandurbancommunitiesintheFitzgibbonUDAandsurroundingarea.CabbageTreeCreek Figure 19: Precinct 7 - Fitzgibbon Bushland
7(e)
7
Legend:
Zones
Other Elements
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
RailwayLine
North-SouthConnectorRoad
Pedestrian/CycleLink
ProposedBusway
FaunaCorridor
Precinct
SubPrecinct
N0 200 400
7 (a)
7 (d)
7 (b)7 (e)
7 (c)
HighVoltagePowerlines
7
43Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
willbemaintainedandwherenecessaryrehabilitatedtosupportoneofthemajorpedestrianandcyclewaysthroughoutthePrecinct.Theexistinghighvoltagepowerlineswillberetainedand,wherepossible,underplantedtocontributetothedesiredecologicalvaluesoftheprecinct.Theconservationareasalsoplayanimportantroleinstormwatermanagement.
Precinct Outcomes
Conservationareasareretainedandprotectedwithfacilitieslimitedtowalkingandcyclngtpathsandsmallscaleparkfacilitiessuchastables,seating,andplaygroundequipmentinclearlydefinedlocations.
Existinglandfillareasarerehabilitatedtosporting,recreationalandopenspace.
Existingsportingandrecreationalopenspaceareasaremaintainedorenhancedforincreaseduse.
NaturalopenspaceandbushlandcorridorsandhabitathaveastrongconnectionwithexistingcorridorsandhabitatbeyondtheUDA,andaremaintainedacrossstreetsandroadswithinthePrecinct.
Developmentrespectsandaccommodatestheexistingpowerlinesandassociatedcorridor.
Thehighvoltagepowerlineeasementis,wherepossible,underplantedtocontributetothedesiredecologicalvaluesoftheprecinct.
Stormwaterconveyanceandstoragecapacityismaintained(includinglakes).
Whererequiredprovisionismadeforessentialservices,infrastructureandtransportrequirements.
MaintainedinaccordancewithaSportandRecreationMasterplantobepreparedbyBCC.
3.0 Land Use Plan
44 Proposed Development Scheme Fitzgibbon Urban Development Area
Fitzgibbon Bushland Precinct - Sub-precinctsSub-Precinct 7(a)
Sub-Precinct Principles
Thisconservationsub-precinctwillbeprotectedfromdevelopment,exceptforwalkingandcyclistpathsandlimitedparkfacilitiessuchastables,seating,andplaygroundequipmentinclearlydefinedlocations.Otherworkswillbedoneinaccordancewithhabitatmanagementstrategiesandincludeplantingoftreesforsquirrelgliderandotherfaunamovementandhabitat,andtoconnectwithotherbushlandareasoutsidetheUDA,includingcrossingsofTelegraphandDepotRoadstothenorthoftheUDA.
Sub-Precinct Outcomes
Thesub-precinctisidentifiableasthekeyconservationareafortheFitzgibbonUDA.
Conservationareasareretainedandprotected,exceptforwalkingandcyclistpathsandlimitedparkfacilitiessuchastables,seating,andplaygroundequipmentinclearlydefinedlocations.
Nodevelopmentoccurswithinthesub-precinct,exceptforconstructionofwatersensitiveurbandesignfeatures,stormwatermanagementfeaturesandformaintenanceofdrainagelines,pedestrian/cyclewaysandotherparkfacilities.
DevelopmentisundertakeninaccordancewithaVegetationManagementPlanandFaunaandHabitatManagementPlan6.
Sub-Precinct 7(b)
Sub-Precinct Principles
Thissub-precinctcomprisestheexistingBCClandfill.Thissub-precinctwillbegraduallyredevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsfields.
Sub-Precinct Outcomes
ExistinglandfillareasarerehabilitatedtosportingandrecreationalusesinaccordancewithaSportsandRecreation
ManagementPlan.
6TobedevelopedinpartnershipwithBrisbaneCityCouncilfurthertoCouncil’scurrentopenspaceandrecreationmasterplanningexerciseinrelationtotheFitzgibbonopenspaceareasandCabbageTreeCreekcatchments,includingthelandwithintheUDA:-seeImplementationStrategy
Sub-Precinct 7(c)
Sub-Precinct Principles
Thissub-precinctcomprisesasportsreserve,frontingTelegraphRoadinthenorthoftheFitzgibbonUDA.Thissub-precinctwillbegraduallydevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsandrecreationalfacilities.
Sub-Precinct Outcomes
Existingusesaremaintainedandopenspaceareasaredevelopedforsporting,recreationalandconservationpurposesinaccordancewithaSportsandRecreationManagementPlan.
Wherepossible,existingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.
Sub-Precinct 7(c)
Sub-Precinct Principles
Thissub-precinctcomprisesasportsreservefrontingTelegraphRoadinthenorthoftheFitzgibbonUDA.Thissub-precinctwillbegraduallydevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsandrecreationalfacilities.
Sub-Precinct Outcomes
Existingusesaremaintainedandopenspaceareasaredevelopedforsporting,recreationalandconservationpurposesinaccordancewithaSportsandRecreationManagementPlan.
Wherepossibleexistingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.
45Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Sub-Precinct 7(d)
Sub-Precinct Principles
Thissub-precinctcomprisestheexistingrecreationalandsportingfacilitiesandopenspacesfrontingTelegraphRoadinthenorthoftheFitzgibbonUDA.Thissub-precinctwillbegraduallyredevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsandrecreationalfacilities.
Sub-Precinct Outcomes
Existingusesaremaintainedandopenspaceareasaredevelopedwithsporting,recreationalandconservationpurposesinaccordancewithaSportsandRecreationManagementPlan.
Wherepossible,existingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.
Sub-Precinct 7(e)
Sub-Precinct Principles
Thissub-precinctcomprisesexistingplayingfieldsintheeastoftheFitzgibbonUDA.Itisintendedthatthecurrentusesinthissub-precinctberetainedforthesportingandrecreationalneedsofsurroundingsuburbs.
Sub-Precinct Outcomes
ExistingusesaremaintainedandopenspaceareasaredevelopedtosupportthesportingandrecreationalusesinaccordancewithaSportsandRecreationManagementPlan.
Wherepossibleexistingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.
3.0 Land Use Plan
46 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 7: Fitzgibbon Bushland - 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. EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionwork
Reconfiguringalot
Materialchangeofusefor:
Park
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinctplan;or
whereintheopinionoftheULDA,asub-precinctplanisnotrequiredasthenature,sizeandtypeofthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A
47Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 8 – Depot Road Rural
Figure 20: Precinct Locality Plan – Precinct 8 - Depot Road Rural
Precinct Intent
TheDepotRoadRuralPrecinctislocatedinthefarnortheastoftheFitzgibbonUDA.ItisboundedbyDeportRoadtothenorth,theGatewayArterialtotheeastandconservation/openspaceareastothesouthandwest.Theprecinctcurrentlyincorporatesarangeofusesincludingaservicestationanddwellingsinaruralsetting.
Itisintendedthattheruralusesinthisprecinctberetained.
Precinct Outcomes
theruralusesintheprecinctareretained.
Figure 21: Precinct 8 - Depot Road Rural
8
Legend:
Zones
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
Precinct
N0 100 200
8
3.0 Land Use Plan
48 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 8: Depot Road Rural - 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:
Park
EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
Materialchangeofusefor:
House
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionwork
Reconfiguringalot
Materialchangeofusefor:
Agriculture
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A
49Proposed Development Scheme Fitzgibbon Urban Development Area
3.0Land Use Plan
Precinct 9 – Deagon Special Purpose
Figure 22: Precinct Locality Plan – Precinct 9 - Deagon Special Purpose
Precinct Intent
TheDeagonSpecialPurposePrecinctincorporatestheexistingEnvironmentalProtectionAgencyHydraulicsLaboratoryonthecornerofDepotRoadandQuinlanStreet,Deagon.TheprecinctisotherwiseboundedbytheGatewayArterialtotheeastandabushlandparktothenorth.
Itisintendedthattheexistingusesinthisprecinctberetained.
Precinct Outcomes
theexistingusesareretained
theexistingpedestrianandcyclistpathsservicingtheprecinctareretained.
Figure 23: Precinct 9 - Deagon Special Purpose
9
Legend:
Zones
SpecialPurpose
MixedUseCentre
MixedUse
ResidentialHighIntensity
ResidentialMediumIntensity
ResidentialLowIntensity
Rural
CivicandOpenSpace
Conservation
Precinct
N0 100 200
9
3.0 Land Use Plan
50 Proposed Development Scheme Fitzgibbon Urban Development Area
Precinct 9: Deagon Special Purpose - 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. EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.
Alldevelopmentinaccordancewithanapprovedsub-precinctplan.
Materialchangeofusefor:
Park
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Buildingworkotherthanminorbuildingordemolitionwork
Reconfiguringalot
Materialchangeofusefor:
ResearchandDevelopmentFacility
ServiceIndustry
AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A
51Proposed Development Scheme Fitzgibbon Urban Development Area
4.0Infrastructure Plan
4.1 Infrastructure Funding Principles to Facilitate Redevelopment
PrudentinvestmentininfrastructureisnecessarytofacilitatedevelopmentrequiredtodeliverthevisionfortheUDA.
ItisenvisagedthatthemajorityoffundsforinfrastructurewillbesourcedfrominfrastructurechargesondevelopmentintheUDA.TherearealsoinstanceswheretheULDAhaszonedlandresultinginsignificantincreaseindevelopmentyield.
Contributionstowardsthedeliveryofinfrastructurewillbesharedasfundingoftherequiredinfrastructureisnotcommerciallyviableforanyonedeveloper,ownerorgovernmententityduetotheoverallsizeablecostsofsomeoftheinfrastructureworks,orthefragmentationoflandownership.
Theuseofpublicfundsastheprimarysourceoffundingtopayforthenecessaryinfrastructure,particularlywhereasignificantincreaseindevelopmentyieldandhenceawindfallgaintoprivatelandownershasoccurred,isnotconsideredappropriate.
InadditiondevelopmentandredevelopmentofareaswithintheUDAarenotlikelytooccurunlessaspecificinfrastructurefundingpackagecanbedeveloped,whichisacceptabletolandowners,theindustryandgovernment.
Theoverarchinginfrastructurefundingprinciplesproposedtofacilitateredevelopmentare:
(i) InfrastructurefundingfromBCCortheStateGovernmentwillalignwiththeirnormalbudgetprovisionsforinfrastructurearisingfromregionalrequirementsandannualbudgetaryprocesses
(ii) Wherepossible,upfrontfundingofinfrastructurebytheULDAwillbeundertakentoprovideinvestmentconfidenceinthedevelopmentandredevelopmentoftheUDA
(iii)Thedevelopmentcontributionregimerecognisesthatredevelopmentwillnotoccurwhere:
Infrastructurechargesaresohighthatthelandvalueupliftprovidesnoincentivetothelandownertosellforredevelopment
Uncertaintyinrelationtoyield,approvaltimesandinfrastructurecostsresultsindevelopersbeingunabletopricedevelopmentrisktoachievenecessarycommercialhurdlerates.
ForfairnesslandownersthatdonotredevelopabovecurrentpermittedBCCsCityPlandensitiesshouldnotbepenalised.
4.2 Financing of Works 4.2.1 Network Infrastructure
NetworkinfrastructureworksthatarerequiredbytheoveralldevelopmentwithintheUDAwillbeassessedandfundedbyanInfrastructureContributionSchedule(ICS)approach.Theseworkswillcoverstandarditems,namely:
Water
Sewer
Waterways
Transport
Community
Themethodologiestocalculatetheratesfortheseitemswillbeconsistentwiththelocalauthority’smethodology.
Thesecontributionswillberequiredtobepaidpriortodevelopmentcommencing.
4.2.2 Major Infrastructure
Theinfrastructureworksandecologicallysustainableoutcomeswillgenerallybefundedbyinfrastructurecharges.InthecaseofmajorinfrastructurerequiringfundingfromoutsidewhatdevelopmentintheUDAcouldsupportbywayofaninfrastructurecharge,theULDAwillseektoenterintoDevelopmentAgreementswiththeState,LocalGovernmentordeveloperasrequired.
WherelandvalueupliftarisesfromtheULDA’sDevelopmentScheme,thevalueupliftshallbesharedbytheULDAandlandowner.
Theshareratewillbedeterminedbyconsideringvariousdevelopmentscenariosanddevelopingabusinessmodel,usingstandardindustryassumptionsandusingthisinformationtothendeterminetheresiduallandvalue.
Ingeneral,aDevelopmentAgreementwillbeenteredintowiththedevelopmentproponentpriortoapprovalwhichwillcovermatterssuchas:
Timingandpaymentofcontributions
Bonding
Creditforworksinlieu
TheAffordableHousingAgreement(refertotheULDAAffordableHousingStrategy)
Ecologicallysustainableoutcomes.
4.2.3 Infrastructure Funding by Precincts
Wherepossibleinfrastructurechargesshallbeleviedonthecommunitymostlikelytoreceivethebenefitoftheinfrastructureprovided.Table4indicatesthegeneralprinciplesforinfrastructurefundingbyprecinct.
4.2.4 Infrastructure Not Subject to UDA Infrastructure Charges
Linkfield/Telegraph Road Overpass
TheLinkfield/TelegraphRoadOverpassisaBrisbaneCityCouncilinfrastructureinitiativeofregionalsignificance.Fundingandtimingofdeliveryissubject,inthefirstinstance,toBrisbaneCityCouncilpriorities.AsthebenefitedareaforthisinitiativeissubstantiallyoutsidetheUDA,nospecificcontributionfrominfrastructurechargeswithintheUDAwillbesought.
Proposed northern busway
FundingandtimingofdeliveryoftheproposednorthernbuswayissubjecttoStateGovernmentpriorities.LandrequirementsfortheproposednorthernbuswaytobeprovidedinaccordancewiththeLandUsePlanattimeofdevelopmentapprovals.ConstructionofthenorthernbuswaysubjecttoQueenslandTransportinvestigationsandStateGovernmentfunding.
4.0 Infrastructure Plan
52 Proposed Development Scheme Fitzgibbon Urban Development Area
Table 4
Proposed Transport Improvements
Description of Works Indicative Timing/Responsibility
1 NorthSouthConnectorRoadtoTelegraphRoad Roadlinkdeliveredinaccordancewithdevelopmentrequirements.LinktobefullyfundedanddeliveredbyfuturedevelopmentwithinPrecincts3,4,and5*
2 LavenderPlaceextensiontoCarselgroveAvenueThislinkprovidesessentialvehicle,pedestrianandcycleaccesstoandfromCarseldineRailwayStationontheeasternsideoftherailwayline.Thislinkshouldbeoperationalnolaterthan12monthsafterresidentsbegintooccupynewdevelopmentinPrecinct2.ThislinkshouldbefundedbycontributionsfromwithinPrecinct3withacontributiontowardsitsconstructionprovidedbyQueenslandTransportandtheTranslinkTransitAuthority.*
3 NewroadBalcaraAvenuetoCarseldineStationintosub-precinct1(a)
NewroadtobeprovidedinassociationwithdevelopmentoftheCarseldineUrbanVillage.Linktobefundedbyinfrastructurecontributionsfordevelopmentwithinsub-precincts1(a)and1(f ).*
4 Intersectionupgrades
BalcaraAvenueandBeamsRoad CarselgroveAvenueandBeamsRoad TelegraphRoadandNorthSouthConnectorRoad HandfprdRoadandRoghanRoad
Theseupgradeswillbeinaccordancewithtrafficstudiesundertakenasdevelopmentproceeds.ContributionstowardsintersectionupgradesshallgenerallybedrawnfromPrecincts2,3,4,and5.*
5 BeamsRoadRailwayOverpass
DevelopmentinPrecinct1willcontributetothecapitalcostoftheoverpassataratetobedeterminedthroughaDevelopmentAgreementand/orspecialrateorcharge.Accordingly,thetimingofdeliveryispredominantlysubjecttothetimingofdevelopmentoftheCarseldineUrbanVillage.TrafficimpactsofmajordevelopmentwithintheCarseldineUrbanVillagearelikelytonecessitatedeliverypriortomajordevelopmentwithinPrecinct1.
Proposed Community Facilities
Description of Works Indicative Timing/Responsibility
6 Communityfacility Amulti-purposecommunityfacilityisenvisagedassociatedwiththeproposedneighbourhoodcentrewithinsub-precinct3(a).ContributionstothisfacilitywillberequiredfromfuturedevelopmentinPrecincts3,4and5ataratedeterminedintheInfrastructureChargesSchedule.ContributionstowardsthisfacilitywillalsobesoughtfromexternalpartiesincludingtheCommonwealthGovernment.*
Proposed Flood Mitigation Works
Description of Works Indicative Timing/Responsibility
7.CabbageTreeCreekfloodmitigationworks AscheduleoffloodmitigationworkswithinCabbageTreeCreekisrequiredinordertoprovidefloodimmunedevelopment/redevelopmentoutcomesforsub-precincts1(a),1(e)and1(f ).TheseworksaresubjecttoagreementswithBrisbaneCityCouncilandwillneedtobefullyfundedbyDevelopmentAgreementsand/orspecialrateorchargefromdevelopmentinsub-precincts1(a),1(e)and1(f ).*
Proposed Water and Sewer Infrastructure
Description of Works Indicative Timing/Responsibility
8.Waterandsewer WaterandsewernetworkswithintheUDAwillbeprovidedatthetimeofdevelopmentsbeingundertaken.Ingeneral,infrastructurecontributionsforwaterandsewershallbeleviedonthecommunitymostlikelytoreceivethebenefitoftheinfrastructureprovided.AreasnorthofBeamsRoadwillgenerallyservicethatarea.*
*Acreditforthatcomponentoftheinfrastructureprovidedoutsidethedevelopableareasmaybeapplicableifdevelopmentisconstructedorcompletedbytheowner.
53Proposed Development Scheme Fitzgibbon Urban Development Area
5.0Implementation Strategy
5.1 IntroductionTheImplementationStrategyisstructuredinaccordancewiththepurposesoftheULDAAct,tofacilitate:
(i) theavailabilityoflandforurbanpurposes
(ii) theprovisionofarangeofhousingoptionstoaddressdiversecommunityneeds
(iii)theprovisionofinfrastructureforurbanpurposes
(iv)planningprinciplesthatgiveeffecttoecologicalsustainabilityandbestpracticeurbandesignand
(v) theprovisionofanongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds.
ThemissionformulatedbytheULDAtoachievethepurposesoftheActistocreatevibrantinclusivecommunitiesandto:
“CreatesustainableworldclassprecinctsallQueenslanderscanbeproudof.Theseoutstandingnewurbancommunitieswillincorporatebestpracticeurbandesignprinciplesandarangeofaffordablehousingoptions.”
Inachievingthatvision,thevaluestheULDAseektoexhibitinitsachievementofthatoutcomeare:
Boldleadership
Collaborationandpartnership
Creativityandinnovation
Sustainabilityand
Integrity.
Consequently,theimplementationstrategyandactionsoftheULDAneedtoaddressaspectsbroaderthantheAct’spurposesandneedtoaddress,notonlywhatistobeachieved,butalsohowitisachieved.
Inmanyaspects,theULDAImplementationStrategywillbealivingdocument,respondingtocircumstancesastheyarise,learningfromthelessonsastheUDA’sdevelopandadoptinginnovationarisingfromtechnologicalchangeandinnovationfromindustry.
However,thefollowingsectionprovidesaframework,indicatingtheimplementationstrategyelements,desiredoutcomesandplannedactionsformulatedatthistimetogiveeffecttotheAct’spurposesandtheULDA’smission.
ThekeyelementsdeterminedasessentialintheachievementoftheULDA’smissionareindicatedbelowanddetailedinthefollowingsections:
UrbanLandAvailabilityforDevelopment
HousingOptions
UrbanInfrastructureProvision
EcologicalSustainability
BestPracticeUrbanDesign
Allelementsineachsectionmustbeachievedtothegreatestextentpracticalhavingregardtoeachoftheotherelementsoftheimplementationstrategy.
However,theULDAalsorecognisesthatthereareotheraspectstothecreationofdevelopmentintheUDAthatbearrecognition.Inparticularleadershipandplacemaking.
5.1.1 Leadership
TheULDAhasbeenprovidedwithanActthatallowsfora‘blankslate’approachtourbandevelopment.ThisblankslateallowstheULDAtotryalternativemethodsofdeliveringsuccessfulurbandevelopmentoutcomes.
Consequently,theULDArecognisesthatwhileithastheabilitytohaveadirectimpactonoutcomeswithintheUDA,italsohasthepotentialtohaveanindirectoutcomebywayofdemonstrationoftheimpactofalternativeapproaches.
Consequently,ifsuccessful,theprocesses,provisionsorsystemsputinplacemaybesuitableforadoptionbyotherauthoritiesintheState.
5.1.2 Place Making
TheULDArecognisesthatthecreationofsuccessfulurbanspacesstartswithestablishingavisionfortheUDAwhichismeaningful,respectsthelocationandsite’scharacteristicsandislikelytofindacceptancebythewidercommunity,andinparticular,thedevelopmentcommunitysothatdevelopmentoccurs.Thelanduseplanandinfrastructurestrategyprovidesthemainmeansofachievinggoodurbanspaces.
However,theULDArecognisesthatthereareother,moresubtleaspectsthatneedtobeconsideredtocreatetrulyspecialplacesthatdonotneatlyfitintothefollowingstructure,namely:
thearrangementandtypeofuseswithinspaces
theroleofthecommunityinthedevelopmentandchangeofspacesovertimeand
eventmanagementtoenlivenandactivatespaces.
Theseaspectsarenotaddressedinthissectionbutwillbeinstitutedaspartofthe
ULDA’sactivitiesastheUDAdevelops.
5.0 Implementation Strategy
54 Proposed Development Scheme Fitzgibbon Urban Development Area
5.2 Urban Land Availability for Development
TheDevelopmentScheme,tobesuccessfulandachievetheULDA’saims,needstoleadtodevelopmentontheground,ratherthanbejustaplanningdocument.Forlandownersandthedevelopmentindustry,thedevelopmentscheme’sprovisionsneedtocreateanenvironmentwherecommerciallyviabledevelopmentprojectsarefostered.
TheULDAwillleaddevelopmentintheUDAbydevelopingthestateownedland.MeasuresofsuccessincludecommunityacceptanceandmarketpurchaseofULDAdevelopedland,andthewillingnessofprivateindustrytoseektodevelopsiteswithintheUDA.
Element Measure Actions
Urbanlandavailabilityfordevelopment
DevelopmentoccurswithintheUDA
ADevelopmentSchemethat:
includesdevelopmentrequirementsthatallowacommercialoutcome
providecertaintyofdevelopmentpotential(usesandyield)
respondstochangesinmarketconditionsand
allowsforalternativedesignsolutions.
AnInfrastructureStrategythat:
ensuresnecessaryinfrastructureisco-ordinatedandconstructedtofacilitatedevelopment
doesnotrequiredevelopmentcontributionsthataresohighthatlandownershavenoincentivetoredeveloptheirproperties
hasachargingregimethatbalancesupfrontcostswithpaymentsovertime,andrecognisestheimportanceoftimeofpaymentstotheindustryand
hasatransparentandeasilycalculabledevelopmentcontributionschedule.
Anapprovalsystemthat:
minimisestimedelaytothedeveloper
highlightsearlythelevelofdetailrequiredforaspecificdevelopmentapplication
allowsforconsiderationofalternativesolutionsinanexpeditiousmanner
allowsadevelopmentproponenttobeprovidedwithadegreeofcertainty,earlyintheprocessthatadevelopmentproposalwillbeacceptableand
providesconsistencyfromthepre-lodgementprocess,throughapprovaltoprojectcommencement.
TheULDAwillseektofacilitatedevelopmentinspecificareasby:
workingwithlandownerstofindsolutionstospecificissues
buildcatalystinfrastructurewhereitwillleadtoearlydevelopmentwithinaprecinct
brokerdiscussionswithgovernmentagencieswhererequiredtofacilitateresolutionofissues
workwithgovernmentagenciestobringlandtothemarketwherethelandissurplustotheirrequirementsand
undertakestudiestoaddressareawideissues.
55Proposed Development Scheme Fitzgibbon Urban Development Area
5.0Implementation Strategy
5.3 Housing OptionsTherehasbeenadeclineinhousingaffordabilityinQueenslandwhichhasbeenexacerbatedbyincreasesininterestratesandstronggrowthintheeconomyuntilmarketeventsin2008.DeclininghousingaffordabilityisparticularlypronouncedintheinnersuburbsofBrisbaneasaresultofinnerurbangentrification.
TheULDAActspecificallystatesthatoneofthemainpurposesoftheAuthorityistofacilitatetheprovisionof‘anongoing
availabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds’.
Consequently,theULDAseekstoachievethedevelopmentofdiverseandinclusivecommunitiesbyimprovinghousingdelivery,affordability,designandchoiceandspecificallytheULDAwillseektoincreasetheprovisionofaffordable,appropriateandaccessiblehousingforlowtomoderateincomeearners.
TheFitzgibbonUDAisarareGreenfielddevelopmentopportunityintheBrisbanesuburbs.Planninganddesigninnovations,
includingtheintroductionofavarietyofforms,typesandarrangementsofsites,lotsandhousing,andULDA’smanagementandcontrolofthedevelopmentprocessenablestheULDAtoquicklydeliversomeofthemostaffordablehousinginBrisbaneintheFitzgibbonUDA.
Measuresofthissuccesswillbe:
Achievingaminimumoftwo-thirdsofdwellingswithinPrecincts2,3,4,and5,atorbelowthemedianhousepriceinBrisbane
Achievingaminimumofone-fifthofdwellingswithinPrecincts2,3,4,and5availableforpurchaseorrentaltolowtomoderateincomehouseholds.
Achievingamixofincomes,tenuresandpricepointintheUDAandprecinctswithintheUDAincludingsocial,affordablerentalandaffordableowneroccupierhousing
Elements Measure Actions
HousingOptions Achievingaminimumof15%ofalldwellingsacrosstheUDAsasaffordable
Achievingaminimumoftwo-thirdsofdwellingswithinPrecincts2,3,4,and5,atorbelowthemedianhousepriceinBrisbane
Achievingaminimumofone-fifthofdwellingswithinPrecincts2,3,4,and5availableforpurchaseorrentaltolowtomoderateincomehouseholds.
Achievingaminimumof15%ofalldwellingsintheCarseldineUrbanVillageasaffordableand
AchievingadiversityinhousingoptionsacrosstheUDA.
ImplementthefollowingstrategiestodeliveraffordablehousingintheUDAs:
(1) Development Contribution: Sharing Value UpliftInprivatedevelopmentintheUDAswherethereissignificantlandvalueupliftarisingfromtheULDADevelopmentScheme,adevelopmentcontributiontowardsaffordablehousingwillberequired
(2) Development Contributions: Affordable Housing and Housing Diversity RequirementsInallresidentialdevelopmentsthroughappropriatedesign,reductioninhouse,unitandlotsizes,andchangestobuildingpractices,residentialproductwillberequiredtoprovideaffordableanddiversehousingoptions
(3) Facilitating Not For Profit Housing (NFP)Thiswilloccurthroughensuringatimelydevelopmentapprovalprocessandinsomecircumstancesreducedrequirementsthroughthedevelopmentscheme
(4) ULDA Development ActivitiesTheULDAActallowstheULDAtodevelopland.SurplusincomegeneratedfromtheseactivitieswillbeutilisedforthepurposesoffundingtheongoingoperationsoftheULDAandtodeliveradditionalaffordablehousingoutcomes
(5) Provision of Social Housing (subject to DOH funding):TheprovisionofsocialhousinginallUDAswhichisfundedbytheDepartmentofHousingandmanagedbytheDepartmentoraNotforProfit(NFP)communityhousingorganisationandmeetstheneedsofthelowestincomeandhighestneedhouseholdsonthehousingregister.
(6) Facilitating Social HousingTheULDAisworkingcloselywiththeDepartmentofHousingtofacilitatetheprovisionofsocialhousingthroughtheirstandardpurchaseprogram.
5.0 Implementation Strategy
56 Proposed Development Scheme Fitzgibbon Urban Development Area
5.4 Urban Infrastructure Provision
TheInfrastructurePlanoutlinestheinfrastructurerequiredfordevelopmentintheUDAandthefundingandfinancingprinciplestocontributetowardsthedeliveryofthisinfrastructure.
TheInfrastructurePlanincludescatalystinfrastructuretostimulatedevelopmentintheUDA.
Ameasureofsuccessfortheprovisionofinfrastructurewillbetheabilitytofundtheconstructionoftherequiredworksatthetimerequiredfortheindustrytobringsitestothemarketinanorderlymanner.
Element Measure Actions
ProvisionofInfrastructure
Infrastructureisfundedtomeettheneedofthedevelopmentstaging.
AspecialratetofundtheidentifiedinfrastructureismodelledandapprovedbyTreasuryandtheMinisterforInfrastructureandPlanning.
Otherlocalareaimprovementworks,identifiedtobefundedbyaspecialrate,are:
identifiedinconjunctionwiththelandownersinthatprecinctand
modelledandapprovedbyTreasuryandtheMinister.
TheInfrastructureChargesScheduleforwaterandsewernetworkinfrastructureis
formulatedandimplementedincollaborationwithBCCand
collectedbytheULDAandpaidtotheBCCtoundertakethenecessaryupgradeswhenrequired.
TheInfrastructureChargesScheduleforotherinfrastructureisformulated:
incollaborationwithBCContheinfrastructureproposedineachprecinctand
collectedbytheULDAandexpendedbytheULDAtoundertakethenecessaryworks.
57Proposed Development Scheme Fitzgibbon Urban Development Area
5.0Implementation Strategy
5.5 Ecological SustainabilityTheprovisionsoftheLandUsePlanandinfrastructureplanreflectanecologicalsustainablebalancethatintegrates:
protectionofecologicalprocessesandnaturalsystemsatlocal,regional,Stateandwiderlevelsand
economicdevelopmentand
maintenanceofthecultural,economic,physicalandsocialwellbeingofpeopleandcommunities.
Element Measure Actions
EcologicalSustainability
Planninganddevelopmentachievesabalancethatfacilitatesecologicalsustainability.
TheecologicalsustainabilityprincipleswithintheLandUsePlanareenforced.
TheULDAsustainabilitypolicyisusedtopromoteandfacilitateincorporationofecologicalsustainabilityprincipleswithindevelopment.
ThedevelopmentindustryisencouragedtobettertheLandUsePlan’sprovisions.
EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingecologicalsustainableoutcomestobeinstitutedintheUDA.
DocumentationandpromotionofecologicalsustainableexamplesdevelopedwithintheUDA.
DevelopmentofaConservationManagementPlantocoordinatethepreservationandrehabilitationofecologicalvalueswithintheconservationzoneoftheUDA.
5.0 Implementation Strategy
58 Proposed Development Scheme Fitzgibbon Urban Development Area
5.6 Best Practice Urban Design
TheLandUsePlanandInfrastructurePlanhavebeenpreparedtoresultinurbandesignoutcomesofahighstandard.
Ameasureofthissuccesswillbetheacceptancebytheindustryandcommunityoftheresultingbuiltform.
Element Measure Actions
BestPracticeUrbanDesign
Builtformoutcomeisacceptedbytheindustryandcommunityasahighstandard.
ThevisionfortheUDAanditsprecincts,andtheprinciplescontainedwithinStructurePlanareprotectedthroughthedevelopmentapprovalprocess.
Thedevelopmentrequirementsarecontinuallyassessedandreviewedfortheirrelevanceandappropriateness.
Designinnovationandalternativeoutcomesareencouragedwithanincentiveprogramtobedevelopedtorewardexcellenceindesign.
Designdetailsarenotneglectedontheirnegativeimpacttothedesiredoutcome.
ULDAreviewpanelsprovideamulti-disciplinaryreviewofdevelopmentproposals.
EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingsuperiordesignoutcomestobeinstitutedintheUDA.
DocumentationandpromotionofgooddesignoutcomesdevelopedwithintheUDA.
59Proposed Development Scheme Fitzgibbon Urban Development Area
6.0Schedules
Schedule 1: Exempt Development
Building work
Minorbuildingworkordemolitionwork.
Material change of use of premises
Makingamaterialchangeofuseofpremisesimpliedbybuildingwork,plumbingwork,drainageworkoroperationalworkiftheworkwassubstantiallycommencedbytheState,oranentityactingfortheState,before31March2000.
Makingamaterialchangeofuseofpremisesforaclass1or2buildingundertheBuildingCodeofAustralia(BCA),partA3iftheuseisforprovidingsupportservicesandshorttermaccommodationforpersonsescapingdomesticviolence.
Reconfiguring a lot
ReconfiguringalotundertheLandTitleAct1994,wheretheplanofsubdivisionnecessaryforthereconfiguration–
(a) isabuildingformatplanofsubdivisionthatdoesnotsubdividelandonorbelowthesurfaceofthelandor
(b) isfortheamalgamationoftwoormorelotsor
(c) isforincorporation,undertheBodyCorporateandCommunityManagementAct1997,section41,ofalotwithcommonpropertyforacommunitytitlesschemeor
(d) isfortheconversion,undertheBodyCorporateandCommunityManagementAct1997,section43,oflesseecommonpropertywithinthemeaningofthatActtoalotinacommunitytitlesschemeor
(e) isinrelationtotheacquisition,includingbyagreement,undertheAcquisitionofLandAct1967orotherwise,orlandby–
(i) Aconstructingauthority,asdefinedunderthatAct,forapurposesetoutinparagraph(a)ofthescheduletothatActor
(ii)Anauthorisedelectricityentityor
(f ) isinrelationtolandheldbytheState,orastatutorybodyrepresentingtheStateandthelandisbeingsubdividedforapurposesetoutintheAcquisitionofLandAct1967,schedule,paragraph(a)whetherornotthelandrelatestoanacquisitionor
(g) isforthereconfigurationofalotcomprisingstrategicportlandasdefinedintheTransportInfrastructureAct1994or
(h) isfortheTransportInfrastructureAct1994,section240or
(i) isinrelationtotheacquisitionoflandforawaterinfrastructurefacility.
Subdivisioninvolvingroadwideningandtruncationsrequiredasaconditionofdevelopmentapproval.
6.0 Schedules
60 Proposed Development Scheme Fitzgibbon Urban Development Area
Operational work
Clearingvegetation:
(a) otherthansignificantvegetationasdefinedinSchedule2
(b) carriedoutby,orinbehalfofBCCorapublicsectorentity,wheretheworksbeingundertakenareauthorisedunderaStatelawor
(c) inaccordancewiththeconditionsofaUDAdevelopmentapprovalformaterialchangeofuseorreconfiguringalot.
Operationalworkorplumbingordrainagework(includingmaintenanceandrepairwork)iftheworkiscarriedoutbyoronbehalfofapublicsectorentityauthorisedunderaStatelawtocarryoutthework.
Erectingnomorethanonesatellitedishonapremises,wherethesatellitedishhasnodimensiongreaterthan1.8metres.
Tidalworks–
(a) thatwillbeusedforportauthorityoperationsormarineoperationsincludingnavigationandsafetyby,fororsafeguardedbyQueenslandTransportoraportauthorityor
(b) forcreatingorchangingtheconfigurationorcharacteristicsofanavigationalchannel
Fillingorexcavationwhere:
(a) toadepthofoneverticalmetreorlessfromgroundlevelonlandtothatisnotreferredtoinBrisbaneCityPlan’sAcidSulphateSoilCode,WetlandCodeand/orWaterwayCodeandwherethesiteisnotlistedontheContaminatedLandRegisterorEnvironmentalManagementRegisteror
(b) topdressingtoadepthoflessthan100verticalmillimetresfromgroundlevelonlandthatisnotreferredtoinBrisbaneCityPlan’sWetlandCodeand/orWaterwayCode.
All aspects of development
Allaspectsofdevelopmentapersonisdirectedtocarryoutunderanotice,orderordirectionmadeunderaStatelaw.
AllaspectsofdevelopmentincludingmaintenancethatareincidentaltoandnecessarilyassociatedwithaPark.
AllaspectsofdevelopmentundertakenbytheState,orastatutorybodyrepresentingtheState,forthepurposesofsocialhousing.
61Proposed Development Scheme Fitzgibbon Urban Development Area
6.0Schedules
All aspects of development
Allaspectsofdevelopmentforautilityinstallation,beinganundertakingforthesupplyofwater,informationcommunicationstechnologycabling,electricityorgas,ofanydevelopmentrequiredforthepurposeofthatundertakingbywayof:
(a) developmentofanydescriptionatorbelowthesurfaceoftheground
(b) theinstallationofanyplantinsideabuildingortheinstallationorerectionwithinthepremisesofageneratingstationofanyplantorotherstructuresorerectionsrequiredinconnectionwiththestation
(c) theinstallationorerectionofanelectricitydistributionorsupplynetwork(andanycomponentsofsuchanetwork)whichoperatesatvoltagesuptoandincluding33kilovolts,excludingnewsubstations
(d) theinstallationorerectionofanewelectricaltransmissionlineonlandonwhichsuchalinehasalreadybeenerected
(e) theaugmentationofaPowerlinksubstationandofanyEnergexsubstationexistingasatthedatethisclausetookeffect
(f ) theplacingofpipesabovethesurfaceofthegroundforthesupplyofwater,theinstallationinawaterdistributionsystemofboosterstationsandmeterorswitchgearhouses-anyotherdevelopmentnotspecificallyreferredtoaboveexceptwhereitinvolveserectionofnewbuildingsorreconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance
(g) anynewEnergexsubstationwhere:
itensuresthatthereisappropriatecapacityandreliabilityofelectricitysupplyforthearea,
thetransformersandotherequipmentareenclosedwithinbuildings,
islimitedinsizetoatotalsite(excludingbufferarea)of3000m2orless,
containsnomorethantwotransformers,
thefacilityisdesignedto(asmuchaspossible)toblendinwiththelocality(includingfencing),
haslandscapingalongboundariestoprovideapartialvisualscreenforthefacility,and
isaccessibleforplantandequipmentreplacementsandatalltimesinemergencysituations.
(h) anyotherdevelopmentnotspecificallyreferredtoaboveexceptwhereitinvolveserectionofnewbuildingsorreconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance.
Thisexemptiondoesnotapplyforautilityinstallation,whereitinvolves:
(i) theerectionofnewbuildings
(ii) powergenerationplantwhereburning100kgormoreoffuelanhour
(iii)reconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance
(iv)wastehandling,treatmentanddisposalfacility.
6.0 Schedules
62 Proposed Development Scheme Fitzgibbon Urban Development Area
All aspects of development
Allaspectsofdevelopmentinvolvingtheconstruction,maintenanceoroperationofroads,buswaysandrailtransportinfrastructure,andthingsassociatedwithroads,buswaysandrailtransportinfrastructurebyoronbehalfoforundercontractwiththeULDA,BrisbaneCityCouncilortheQueenslandGovernment.
Thingsassociatedwithroads,buswaysandrailtransportinfrastructureincludebutarenotlimitedto:
activitiesundertakenforroadconstruction
trafficsignsandcontrols
depots
roadaccessworks
roadconstructionsitebuildings
drainageworks
ventilationfacilities,includingexhaustfansandoutlets
restareafacilitiesandlandscaping
parkingareas
publicpassengertransportinfrastructure
controlbuildings
tollplazas
railtransportinfrastructure.
63Proposed Development Scheme Fitzgibbon Urban Development Area
6.0Schedules
Schedule 2: Definitions
List
Use DefinitionsCommercial
HomeBasedBusiness
MedicalCentre
Office
SalesOfficeandDisplayHome
VeterinaryClinic
VeterinaryHospital
Industrial
ExtractiveIndustry
GeneralIndustry
HeavyIndustry
LightIndustry
ResearchandDevelopmentFacility
ServiceIndustry
Residential
House
MultipleResidential
OtherResidential
RelocatableHomeandCaravanPark
Retail
BulkLandscapeSupplies
FastFoodPremises
FoodPremises
GardenCentre
HardwareandTradeSupplies
Market
OutdoorSalesorHireYard
ProduceStore
RoadsideStall
ServiceStation
Shop
ShoppingCentre
Showroom
Warehouse
WholesalePlantNursery
Rural
Agriculture
AnimalKeepingandHusbandry
Aquaculture
Forestry
Winery
Service, Community and other
CarPark
Cemetery
ChildCareCentre
CommunityFacility
Crematorium
EducationalEstablishment
EmergencyServices
EnvironmentallyRelevantActivities
FuneralParlour
Hospital
Landing
Marina
PlaceofAssembly
UtilityInstallation
Sport, Recreation and Entertainment
Club
IndoorEntertainment
IndoorSportandRecreation
OutdoorSportandRecreation
Park
Tourism
TouristFacility
VisitorAccommodation
Administrative Terms
AffordableHousing
Authority
Basement
BuildingHeight
BusRapidTransit
CleanIndustry
DevelopmentScheme
DwellingUnit
FillingorExcavation
GroundLevel
GrossFloorArea
HighWaterMark
Mezzanine
MinorBuildingorDemolitionWork
NoiseSensitiveUse
PlotRatio
Podium
PrivateOpenSpace
PublicBenefit
PublicRealm
RootZone
Setback
SignificantVegetation
SiteCover
Storey
Sub-precinctPlan
TidalWorks
Uplift
UrbanDesign
6.0 Schedules
64 Proposed Development Scheme Fitzgibbon Urban Development Area
Use Definitions
Commercial(a) Home Based Business
Houseormultipleresidentialunitusedforanoccupationorbusinessactivityasasecondaryusewhere:
(a) thefloorareausedspecificallyforthehomebusinessdoesnotexceed50m2
(b) anyvisitoraccommodationdoesnotexceed4visitors
(c) thereisnohiringoutofmaterials,goods,appliancesorvehicles
(d) thereisnorepairing,servicing,cleaningorloadingofvehiclesnotnormallyassociatedwithahouseand
(e) themaximumheightofanewbuilding,structureorobjectdoesnotexceedtheheightofthehouseandthesetbackisthesameas,orgreaterthan,buildingsonadjoiningproperties.
(b) Medical Centre
Premisesusedforthemedicalcareandtreatmentofpersonsnotresidentonthesite.Thetermincludesmedicalcentres,dentalclinics,pathologylabs,naturopathclinics,chiropracticclinics,naturalmedicinepractices,counsellingrooms,psychiatricandpsychologicalconsultingrooms,premisesusedfornursingservices,andthelike.Thetermdoesnotincludehome-basedbusinesses,hospitals,retirementvillagesoragedcarefacilities.
(c) Office
Premisesusedforadministration,clerical,technical,professional,wherenogoodsormaterialsaremade,soldorhiredonthepremisesandwheretheprincipleactivityprovidesofficebasedadministrativefunctionsofanorganisation.
(d) Sales Office and Display Home
Premises,includingacaravanorrelocatablehomestructure,usedforthepromotionand/orsaleoflandand/orbuildingswithinanestate,wheresuchpremisesarelocatedwithintheestatewhichisproposedtobepromotedorsold.
(e) Veterinary Clinic
Premisesusedfortheveterinarycare,surgeryandtreatmentofanimals,whetherornotprovisionismadefortheovernightshortstayaccommodationoftheanimalsonthepremises.ThetermdoesnotincludeAnimalhusbandry,veterinaryhospital,intensiveanimalhusbandry,oranimalkeeping.
(f ) Veterinary Hospital
Premisesusedforthetreatmentofsickorinjuredanimalswheresuchanimalsareaccommodatedovernightgenerallyforlongerperiodsinpremises.Thetermdoesnotincludeanimalaccommodation,intensiveanimalhusbandry,kennelsornon-intensiveanimalhusbandry.
Industrial (a) Extractive Industry
Premisesusedforextractionofsand,gravel,soil,rock,stoneorsimilarsubstancefromland.Thetermincludesancillarystorage,loadingorcartageandanycrushing,screening,washing,blendingorothertreatmentprocessesofmaterialextractedfromthesite.
(b) General Industry
Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoods,ortreatingwastewherepotentialimpactsexist.Theuseincludesbutisnotlimitedtothefollowing–
(a) fuelburning
(b) boatmaintenance
(c) batteryrecycling
(d) watertreatment
(e) beverageproduction
(f ) bottlingandcanning
(g) concretebatching
(h) tyreretreading
(i) metalforming
(j) edibleoilprocessing
(k) seafoodprocessing
(l) milkprocessing
(c) Heavy Industry
Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoods,ortreatingwasteof
significantimpactswhicharelikelytobenoxiousand/orhazardousandrequireisolationorsignificantbufferingfromotherbuildingsanduses.Theuseincludesbutarenotlimitedtothefollowing–
(a) alcoholdistilling
(b) boilermaking
(c) metalrecovery
(d) sugarmillingorrefining
(e) meatprocessing
(f ) crushing,millingandgrinding
(g) rendering
(h) pet,stockoraquaculturefoodmanufacturing
(i) textilemanufacturing
(j) tyremanufacturing
(k) chemicalmanufacturing,processingormixing
(l) chemicalstorage
(m)cokeproducing
(n) gasproducing
(o) paintmanufacturing
(p) crudeoilorpetroleumproductstorage(excludingservicestations)
(q) oilrefiningorprocessing
(r) fuelgasrefiningorprocessing
(s) metalworks,surfacecoatingandfoundry
(t) mineralprocessing
(u) batterymanufacturing
(v) manufacturingofplastic,plaster,pulporpaper
65Proposed Development Scheme Fitzgibbon Urban Development Area
6.0Schedules
(w)sawmillingorwoodchippingorchemicallytreatingtimberchemicaloroilrecycling.
ThisusedoesnotincludeanyotherIndustrialUsesor,ServiceStation.
(d) Light Industry
Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoods,ortreatingwasteofasmallscaleandlowimpactsimilartothoseactivitiessetoutbelowandancillaryactivitiesthatsupporttheindustrialusesuchasadministrationofficesorsalesanddisplayareasforproducts.Theuseincludesbutis
notlimitedtothefollowing:
(i) printing
(ii) allindustrialactivitiesnotEnvironmentallyRelevantActivities,exceptwheredefined.
(e) Research and Development Facility
Premisesusedforscientificortechnologicalresearchdevelopmentortesting.
(f ) Service Industry
Premisesusedforasmallscale,lowimpactindustrialactivitywhichisintendedtoprovideservicestothegeneralpublicorissimilartothoseactivitiessetoutbelowandancillaryactivitiesthatsupporttheindustrialusesuchasadministrationofficesorsalesanddisplayareasforproductsmanufactured,assembledorfinishedonthesiteincluding:
(i) makingofthefollowing
artificialflowers
bread,cakesandpastry
dentalprostheses
fashionaccessories
garments
jewellery
opticalgoods,beingspectaclesandthelike
softfurnishings
toys.
(ii) assemblingthefollowingfromcomponentsmanufacturedelsewhere:
aidsandappliancesforpeoplewithadisability
audio-visualequipment
barbeques
blinds
furniture
portabledomesticelectricalappliances
domesticlightfittingsandaccessories
scientificinstruments
sportsequipment,otherthanammunition,vehiclesandwatercraft
televisionandvideoequipment.
(iii)repairingandservicingthefollowing:
blinds
camerasorotherphotographicequipment
canvasgoods,tentsandcampingsoftgoods
computersandcomputerequipment
electronicinstrumentsandequipment
garments
mowers,includingmotormowersandportablegardeningequipment
opticalgoods,beingspectaclesandthelike
domesticelectricalappliances
powerandothertools
scientificinstruments.
(iv)providingthefollowingservices:
bookbinding
documentduplicatingorcopyingorphotocopying
engravingbyhand
laboratoryfacilities
locksmithservices
photographicfilmprocessing
pictureframing
planprinting
restorationofsmallarticlesofapersonalordomesticnatureworksofart
studiofacilitiesforfilm,theatreortelevision.
ThetermdoesnotincludeanyotherIndustrialUse.
Residential (a) House
Premisesusedforresidentialpurposeswherefreestandingonitsownlotusedasoneselfcontaineddwelling.
(b) Multiple Residential
Premisesusedforresidentialpurposesiftherearetwo(2)ormoredwellingunitsonanyone(1)lot.MultipleResidentialdwellingunitsmaybecontainedononelotoreachdwellingunitmaybecontainedonitsownlotsubjecttoCommunityTitleSchemes.ThetermMultipleResidentialdoesnotincludeaHouse,asdefinedherein.
(c) Other Residential
Premisesusedfortheaccommodationandcareofagedandretiredpeople,smallgroupsofdisadvantagedpersonsorpersonswhoarebeingnursed,requireongoingsupervision/support,orareconvalescing.Thistermmayincludebutisnotlimitedtoancillarydiningandrecreationfacilities,administrationoffices,laundries,kitchens,ancillarymedicalfacilitiesandresidentialaccommodationformanagementandstaff.
(d) Relocatable Home & Caravan Park
Premisesusedfortheparkingorlocationofrelocatablehomes,caravans,selfcontainedcabins,tentsandsimilarstructuresforthepurposeofprovidingresidentialaccommodation.
6.0 Schedules
66 Proposed Development Scheme Fitzgibbon Urban Development Area
Thetermincludesancillaryfacilitiessuchasamenities,laundries,kitchens,akioskandrecreationfacilityresidentialaccommodationforpersonsassociatedwiththedevelopment.Italsoincludesamanager’sofficeandresidence.
Retail(a) Bulk Landscape Supplies
Premisesusedforthebulkstorageandsaleoflandscaping,gardeningorruralmaterialsandsuppliesincludingsoil,soiladditives,gravel,seeds,fertilisers,pottingmix,mulch,agriculturalchemicalsandfertilisers,irrigationsupplies,wherethemajorityofmaterialssoldfromthepremisesarenotinpre-packagedform.Thetermalsoincludesthecultivationofplantsforsaleonthesitewhereancillarytotheotherlandscapesupplies.
(b) Fast Food Premises
Premisesusedforthepreparationandsaleoffoodtothepublicgenerallyforimmediateconsumptionoffthepremises.Thetermmayincludedrivethroughfacilitiesandancillaryfacilitiesfortheconsumptionoffoodonthepremises.
(c) Food Premises
Premisesusedforthepreparationandsaleoffoodanddrinktothepublicforconsumptiononoroffthesite.Thetermincludesacafé,restaurant,coffeeshop,bistro,tearoom,milkbar,snackbar,kiosk,take-away,butdoesnotincludeafastfoodpremisesasseparatelydefined.
(d) Garden Centre
Premisesusedforthedisplayandretailsaleofgardeningandlandscapeproductsandsupplies.Thetermincludesthepropagationandsaleofplantsandthesaleofseeds,pots,gardeningtools,pre-packagedlandscapingproducts(suchasfertilisers,pottingmix,mulchandstones)outdoorfurnitureandlighting,letterboxes,gardenornamentation,andliteratureongardening.Theusemayincludeanancillarycoffeeshoporcafé.
(e) Hardware and Trade Supplies
Premisesusedforthedisplay,sale,andhireofhardwareandtradesupplieshouseholdfixtures,timber,tools,paint,wallpaper,plumbingsuppliesandthelike.
(f ) Market
Premisesusedforthedisplayandsaleofgoodstothepubliconaregularbutinfrequentbasis,wheregoodsareprimarilysoldfromtemporarystructuressuchasstalls,boothsortrestletables.Theuseincludesancillaryfoodandbeveragesalesandancillaryentertainmentprovidedfortheenjoymentofcustomers.
(g) Outdoor Sales or Hire Yard
Premisesusedforthedisplay,sale,hireorleaseofanyconstructionorindustrialplantandequipment,agriculturalmachinery,motorvehicles,boats,trailers,otherdemountableortransportablestructuresandthelike,tothepublic,wheretheuseisconductedwhollyorpredominantly
outdoors.Thetermincludestheancillarymaintenanceandrepairofanyoftheitemstobesold,hiredorleasedandtheancillarysaleorhireofportabletools,machineryorequipment.
(h) Produce Store
Premisesusedforthedisplayandsaleofgoodswhicharenormallyusedincarryingoutagriculturaluses,includinganimalfodder,chemicalfertilisersforprimaryproduction,seeds,bulkveterinarysupplies,saddlery,otherstockandpetsupplies,smallscalefarmandgardenequipment,andthelike.
(i) Roadside Stall
Premisesusedforthedisplayandretailsaleofagriculturalproductsgrownonthepremisesoronadjoininglandwhichisownedoroccupiedbythestalloperator.Thestallistobenogreaterthan50m2ingrossfloorarea.
(j) Service Station
Premisesusedfortheretailsaleoffuelincludingpetrol,liquidpetroleumandautomotivedistillatetorefuelmotorvehicles.
(k) Shop
Premisesusedforthedisplay,saleorhireofgoodstothepublic.Thetermincludestheincidentalstorageofgoodsonthepremisesandtheancillaryorincidentalpreparationoffood.Italsoincludeshairdressing,minorappliancerepairs,alterations,retaildrycleaning,liquorstore,departmentstore,
discountdepartmentstore,discountvarietystoresandbettingagencies.ThetermdoesnotincludethetypesofrepairsasseparatelydefinedbyLightIndustry.
(l) Shopping Centre
Premisesusedfordisplay,saleorhireofgoodscomprisingtwoormoreindividualtenancies,comprisingprimarilyshopsand
whichfunctionasanintegratedcomplex.
(m) Showroom
Premisesusedforthedisplayandsaleofgoodsprimarilyofabulkynatureandofasimilarorrelatedproductline,wherethegrossfloorareaexceeds250m2,includingbutnotlimitedtolargeelectricalgoods,furniture,floorcoverings,toys,bulkstationerysupplies,motorvehicles,motoraccessories,caravans,boats,sportingequipmentandapparel,computerhardwareandsoftware,buildingandconstructionsupplies,pools,spasandcampingequipment.Thetermincludestheancillaryandincidentalsaleofsparepartsforsuchgoods.
(n) Warehouse
Premisesusedforthestorageofgoodswhetherornotinabuilding,includingself-storagefacilitiesorstorageyards.
(o) Wholesale Plant Nursery
Premisesusedforthepurposeofgrowingplants,shrubs,treesorothervegetationforwholesalepurposes.
67Proposed Development Scheme Fitzgibbon Urban Development Area
6.0Schedules
Rural(a) Agriculture
Premisesusedforcommercialpurposesforthe:
growingandharvestingoftrees,crops,pastures,flowers,fruit,turf,vegetablesandthelikeforcommercialorbusinesspurposes.Thedefinitionincludesthestorageandpackingofproducegrownonthesubjectsiteandtherepairandservicingofmachineryandotherancillaryactivitiesor
breeding,keeping,rearing,training,boardingorstablingofanimals.
(b) Animal Keeping and Husbandry
Premisesusedforkeeping,depasturing,grazingorstablingofanyanimal,bird,insects,andreptiles.Thetermincludestheuseoflandforkeeping,breeding,stabling,trainingorboardingofanimals.
(c) Aquaculture
Premisesusedforthecultivationoflivefisheriesresources(wheresuchresourcesaredefinedintheFisheries Act 1994).
(d) Forestry
Premisesusedforthemanagement,planting,growingorharvestingoftreesasacommercialforestryproduction,includinginaplantationornativeforest.Thetermmayincludetheancillaryuseofthepremisesfor:
theonsiteprocessingandremovalofeithernativeorexotictreespeciesfortheprimarypurposeofproducingandextractingfibreornonfibreproductsandservices
themanagement,harvestingandprimaryprocessingofthetreesgrownuponthelandtoproduceproductssuchaspulp,piles,poles,posts,sawlogs,see,leaforbark
theancillarystorageofmilledorprocessedtimerand
thelimitedimpactsecondaryprocessingsuchasportablesawmillingandkilndrying.
(e) Winery
Premisesusedforthepurposeofmanufacturingandretailingwine.Thetermalsoincludesancillaryusesthatsupporttheprimaryfunctionofthepremises.
Service, Community and other(a) Car Park
Premisesusedfortheparkingofmotorvehicleswheresuchparkingisnotancillarytosomeotherdevelopmentonthesamesite.
(b) Cemetery
Premisesusedfortheintermentofthedead.ThetermdoesnotincludeaCrematoriumorFuneralParlour.
(c) Child Care Centre
Premisesusedforthemindingorcare,butnotresidenceofchildrengenerallyunderschoolage.Theuseincludesbutisnotlimitedtoakindergarten,crèche’orearlychildhoodcentre.
(d) Community Facility
Premisesusedforsocialorcommunitypurposes,suchasacommunitycentre,library,publicbuildingorthelike.
(e) Crematorium
Premisesusedforcrematinghumancorpsesafterdeath.ThetermdoesnotincludeaFuneralParlourorCemetery.
(f ) Educational Establishment
Premisesusedforsystematictrainingandinstruction,includinganyotherancillaryfacility.Thisdefinitionincludesprepfacilities,primaryschool,secondaryschool,college,university,technicalinstitute,academyorothereducationalcentre.
Thistermmayincluderesidentialaccommodationandotherancillaryusesprovidedfortheemployeesandthestudentsofsuchpremises.
(g) Emergency Services
Premisesusedforserviceswhichrespondtocommunityneedinanemergency.
(h) Environmentally Relevant Activities
AsdefinedintheEnvironmental Protection Act 1994.
(i) Funeral Parlour
Premisesusedforarrangingandconductingfunerals,memorialservicesandthelike,butdoesnotincludeburialandcremation.Thedefinitionincludesthestorageandpreparationofbodiesforburialorcremationandincludesamortuaryandfuneralchapel.ThetermdoesnotincludeaCemeteryorCrematorium.
(j) Hospital
Premisesusedforthemedicalorsurgicalcareortreatmentofpersonsaccommodatedonthepremisestoreceivethiscareortreatment.
6.0 Schedules
68 Proposed Development Scheme Fitzgibbon Urban Development Area
Theuseincludescareortreatmentofpersonssuchasemergencypatientsorout-patientsnotresidingonthepremises.
(k) Landing
Structureformooringorlaunchingboatsand/orforpassengerstoembarkanddisembark.
(l) Marina
Asharedlandingstructureintendedtoaccommodatemultiplevessels.Thetermincludesanyland-basedbuildingsorworksusedinassociationwiththemarinaorintherepairandmaintenanceofboatsandfacilitiesservicingtheseactivities.
(m) Place of Assembly
Premisesusedforworshipandactivitiesofareligiousorganisation,communityorassociation.
(n) Utility Installation
Premisesusedforthepurposeofprovidingutilityortelecommunicationsservices,whichdoesnotfallwithintheScheduleofFacilitiesandAreasundertheTelecommunications Act 1997.Thetermmayincludebutisnotlimitedto:
(i) Atelecommunicationstowermorethan5minheightand
(ii) Anequipmentshelterofmorethan7.5m2inareaand3minheight.
Sport, Recreation and Entertainment(a) Club
Premisesusedbypersonsassociated(whetherincorporatedornot)forsocial,literary,political,sporting,athleticorothersimilarpurposestowhichthegeneralpublicmayalsoresortandwhichis,orintendstobe,subjecttoaclublicenceundertheLiquor Act 1992.Thepremisesmayalsoincludetheprovisionoffoodandbeverages,limitedliveorrecordedentertainmentandgamingmachines.
(b) Indoor Entertainment
Premisesusedforpublicentertainmentpredominantlywithinabuilding.Thetermincludesfacilitatescommonlydescribedasconventioncentres,amusementandleisurecentres,cinema,nightclub,adultentertainment,theatreandhotel.
(c) Indoor Sport and Recreation
Premisesusedforleisure,sportorrecreationconductedwhollyormainlyindoors(suchasindoorsportsandfitnesscentres,gyms,bowlingalleys,squashcourtsandthelike).
(d) Outdoor Sport and Recreation
Premisesusedforanysportingorrecreationalactivity,orotherleisurepasttime,whichisconductedwhollyormainlyoutsideofabuilding.
Thetermincludessuchtypicalpremisesas(outdoor)publicswimmingpools,golf
coursesanddrivingranges,outdoorcourtsandsportsgrounds,andthelike.Thetermalsoincludestheprovisionofclubhouseandotherancillaryfacilities.
(e) Park
Premisesusedbythepublicforfreerecreationandenjoyment,butusedinfrequentlyforevents.
Facilitiesforparkusersmayincludechildren’splaygroundequipment,informalsportsfields,vehicleparkingandotherpublicconveniences.
Tourism(a) Tourist Facility
Premisesused,orintendedtobeused,forprovidingentertainment,recreationorsimilarfacilitiesforthegeneraltouringorholidayingpublic.Thetermincludesassociatedshorttermaccommodationorfacilitiesprovidingmeals.
(b) Visitor Accommodation
Premisesusedforshorttermaccommodationforthegeneraltouring,holidayingorvisitingpublic.Thetermincludesassociatedfacilitiesprovidingmeals.
Administrative Terms(a) Affordable Housing
Affordablehousingishousingwhichcanbereasonablyaffordedbylowtomoderateincomehouseholds.Housingcanreasonablybeaffordedbylowincomehouseholds,ifthehouseholdspendsnomorethan30%ofitscombinedannualgrosshouseholdincomeonrentor35%ofitscombinedannualgrosshouseholdincomeonhomeownership.
Affordablehousingencompasses:
(i) privaterentalhousingandhomepurchaseoptions(includinghousingaimedatthefirsthomeownersmarket)and
(ii) socialhousing(includingpublicandcommunityhousing).
(b) Authority
TheUrbanLandDevelopmentAuthority.
(c) Basement
Astoreyeitherbelowgroundlevelorwheretheundersideoftheceilingprojectsnomorethanone(1)metreabovegroundlevel.
(d) Building Height
Themaximumverticaldistancebetweenthenaturalgroundlevelandtherooforparapetatanypointbutnotincludinganantenna,aerial,chimney,flagpoleorthelike.
69Proposed Development Scheme Fitzgibbon Urban Development Area
6.0Schedules
(e) Bus Rapid Transit
Non-railbased,distinctive,highpassengercapacityvehiclewhichcanoperateinsharedright-of-waywithgeneralroadtrafficoronitsownright-of-way.
(f ) Clean Industry
Industrialusesthathaveminimalair,noiseorwasteemissions.
(g) Development Scheme
AsdefinedintheUrban Land Development Authority Act 2007.
(h) Dwelling Unit
Meansabuildingorpartofabuildingusedorcapableofbeingusedasaselfcontainedresidencewhichmustinclude:
foodpreparationfacilities
abathorshowerand
atoiletandwashbasin.
Thistermincludesworksancillarytoadwelling.
(i) Filling or Excavation
Operationalworkforfillingorexcavatingthatmateriallyaffectspremisesortheiruse.
(j) Ground Level
Thelevelsonasitewhichprecededevelopmentexcludinganysiteworksthataresubjecttoarelateddevelopmentapproval,unlessapprovedbytheULDAorestablishedaspartofareconfigurationofthelandprecedingdevelopment
(k) Gross Floor Area
Thetotalfloorareaofallstoreysofabuilding,includingmezzanines,measuredfromtheexternalwallsorthecentreofacommonwall,excludingareasusedfor:
(i) buildingservices
(ii) groundfloorpubliclobby
(iii)apublicmallinashoppingcomplex
(iv)theparking,loadingandmanoeuvringofmotorvehiclesand
(v) privatebalconieswhetherroofedornot.
(l) High Water Mark
Referstotheordinaryhighwatermarkatspringtides.
(m) Mezzanine
Anintermediatefloorwithinaroom.
(n) Minor building or demolition work
Means:
Internalbuildingordemolitionwork
Externalbuildingworkupto25m2forroofsoverexistingdecksorpavedareas,sunhoods,carportsandthelike
Buildingworkupto10%ofapprovedGFAorlawfullyexistingGFAatthetimeofcommencementofthisDevelopmentScheme
Raisingahousewheretheresultantheightdoesnotexceed8.5mor
Externaldemolitionofpost-1946additions,alterations,extensionsoroutbuildingsorpre-1946freestanding
outbuildingsattherearofthebuilding
(o) Noise Sensitive Use
Meansanyofthefollowing:
house,multipleresidential,otherresidential
chidcarecentre,communityfacility,hospitalorplaceofassemblyor
park.
(p) Plot Ratio
Theratiobetweenthegrossfloorareaofabuildingandthetotalareaofthesite.
(q) Podium
Acontinuousprojectingbaseofabuilding.
(r) Private Open Space
Anoutdoorareafortheexclusiveuseofoccupants.
(s) Public Benefit
Referstoanoutcomethatbenefitsthewidercommunityratherthanlocal,sitespecificorlandownershipdesires.
(t) Public Realm
Referstospacesthatareusedbythegeneralpublic,includingstreets,squares,parksandenvironmentalareas.
(u) Root Zone
Thezoneofthesoilandrootsdescribedbytheverticalprojectionofthefoliagelimitofthetree,tothedepthof1metreandincludingbuttressrootsonandabovethe
soilsurface.
(v) Setback
Theshortestdistancemeasuredhorizontallyfromtheoutermostprojectionofthebuildingorstructuretotheverticalprojectionoftheboundarylot.
(w) Significant Vegetation
Vegetationwhetherlivingordeadincludingtheirrootzonethat:
maintainsbiodiversity
preservesnaturallandforms
contributestothecharacterofthelandscape
hasculturalorhistoricalvalueand
hasamenityvalue.
VegetationTypeDescriptions:
Type1:
Emergent:Absent
Canopy(T1):Eucalyptustereticornis(dominant),E.siderophloia(associated)andCorymbiaintermediaandC.tessellaris(suppressed)
Sub-Canopy(T2):Melaleucaquinquenervia(dominant)LophostemonsuaveolensandAllocasuarinalitoralis(associated)
Mid-stratum:Acaciafimbriata,A.disparrima,(sparse)
ShrubLayers:generallyabsentAcaciadisparrima
GroundLayer:Themedatriandra,Imperata
6.0 Schedules
70 Proposed Development Scheme Fitzgibbon Urban Development Area
cylindrica,Eriachnepallescens
Type2:
Emergent:Eucalyptustereticornis
Canopy(T1):Melaleucaquinquenervia
Sub-Canopy(T2):LophostemonsuaveolensandAllocasuarinalitoralis(middense)
Mid-stratum:Melaleucalinariifolia,GlochidionsumatranumAllocasuarinalitoralis,(mid-dense)Lophostemonsuaveolens,Acaciadisparrima.
ShrubLayers:Glochidionsumatranum,Melaleucalinariifolia(sparse–middense)
GroundLayer:Pennisetumalopecuroides(dense)Parsonsiastraminea
(x) Site Cover
Theproportionofthesitecoveredbybuildingsexcludingareasofcoveredprivateopenspace.
(y) Storey
Meansaspacewithinabuildingwhichissituatedbetweenonefloorlevelandthefloorlevelnextabove,orifthereisnofloorabove-theceilingorroofabove,butdoesnotmean:
(i) Aspacethatcontainsonly:
aliftshaft,stairwayormeterroom
abathroom,showerroom,laundry,toiletorothersanitarycompartment
accommodationintendedfornotmorethan3vehicles
acombinationoftheaboveor
(ii) amezzanine.
(z) Sub-precinct Plan
Refersection4.0
(aa) Tidal Works
AsdefinedintheCoastal Protection and Management Act 1995.
(ab) Uplift
TheincreaseindevelopmentyieldorlandvaluearisingfromtheULDADevelopmentScheme.
(ac) Urban Design
Referstotheholisticdesignofurbanenvironments,includingtheoveralltownscape,individualbuildings,streetnetworks,streetscapes,parksandotherpublicspaces.
71Proposed Development Scheme Fitzgibbon Urban Development Area
6.0Notes
Contact UsVisit our website atwww.ulda.qld.gov.au
Write to us at:UrbanLandDevelopmentAuthorityPOBox3643SouthBrisbaneBCQLD4101
Telephone the ULDA directlyOn1300130215
February 2009TheinformationcontainedhereindoesnotrepresentCommonwealth,StateorLocalGovernmentpolicy.TheUrbanLandDevelopmentAuthoritydoesnotguaranteeormakeanyrepresentationsastoitsaccuracyorcompleteness,norwilltheyacceptanyresponsibilityforanylossordamagearisingfromitsuse.