proposed development scheme fitzgibbon urban ......proposed development scheme fitzgibbon urban...

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


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


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


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.


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


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.


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


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


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


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”


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


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).


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.


AllvegetationinthePrecinct5FitzgibbonNorthWestthatcomprisesvegetationtypes1and2.


AllvegetationinthePrecinct6SpecialPurposethatcomprisesvegetationtype1.


AllvegetationinthePrecinct8DepotRoadRuralthatcomprisesvegetationtype1.


AllvegetationinthePrecinct9DeagonSpecialPurposethatcomprisesvegetationtype1.


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


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.


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


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)


MixedUseCentre

Upto8storeys(1)

-

-

-

Upto8storeys

Upto8storeys

Upto5storeys

Upto5storeys

-

-

-

-

generally30–60du/ha




2. Fitzgibbon East - ResidentialLowIntensity Upto3storeys generally20–30du/ha

3. Fitzgibbon Central Westofnorthsouthconnectorroad

Eastofnorthsouthconnectorroad

(a)NeighbourhoodCentre

(b)LavenderPlace



MixedUseCentre


2–5storeys(3)(4)

2–5storeys

3storeys

3storeys


preferencefor40–60du/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.


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




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


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.


3.0Land Use Plan

Sub-Precinct 1(b)


TheCarseldineLearningsub-precinctisintwodiscreteparts.Onepartincludesbuildings,groundsandcarparkingassociatedwitheducationaluseswhilethesecondpartincorporatesbuildings,groundsandcarparkingassociatedwitharesearchanddevelopmentfacility.


Theeducationandresearchfunctionscontinue

Legible,safeanddirectpedestrian/cyclistaccessisprovidedtothemainstreettotheeast,CarseldineRailwayStationtothenortheast,sportingandrecreationareastothesoutheast,andconservationareastothesouth.

Sub-Precinct 1(c)


TheCarseldineUrbanVillageConservationsub-precinctcompriseslandonthesouthernboundaryoftheFitzgibbonUDA.Thesub-precinctisboundedprimarilybyDorvilleRoadinthewest,CarseldineLearningsub-precinct,UrbanVillageCoreandsportingandrecreationalareastothenorthandtheNorthCoastRailwaylinetotheeast.

Thesub-precinctprovideshabitatforasignificantpopulationofsquirrelglidersaswellasexhibitingothersignificantenvironmentalvalues.Itisintendedthatthesub-precinctberetainedinitsnaturalstate

andtoprovideforlowimpactrecreationalusesaswellasanopenspacesettingfortheemergingurbanvillage.

Thesub-precinctformspartofacontinuouscorridorofnaturalbushlandthroughoutthesouthoftheUDAconnectingwithotherbushlandareasoutsidetheUDAparticularlyalongCabbageTreeCreek.


Conservationareasareretainedandprotected,exceptforwalkingandcyclistpathsandlimitedlowimpactparkfacilitiessuchastables,seating,andplaygroundequipmentinclearlydefinedlocations.

TheareatothenorthoftheproposedbuswayconnectingDorvilleRoadandtheproposedbusstationontheeastoftheexistingrailwaystationistobeaminimumof2haandtobelocatedgenerallyasshownintheprecinctplan.

NaturalopenspaceandbushlandcorridorsandhabitathaveastrongconnectionwithexistingcorridorsandhabitatbeyondtheUDA.AppropriatefaunamovementinfrastructureforsquirrelgliderswillbeconstructedtoimprovefaunamovementacrossDorvilleRoadandwithinthesub-precinct.

Sufficientlandissetasidetoaccommodateanewroadlinkandproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationandadvicefromQueenslandTransport.

Nodevelopmentoccurswithinthesub-precinct,exceptforconstructionofwatersensitiveurbandesignfeatures,stormwatermanagementfeaturesandformaintenanceofdrainagelines,pedestrian/cyclewaysandotherparkfacilities.

DevelopmentisundertakeninaccordancewithaVegetationManagementPlanandFaunaandHabitatManagementPlan.

Sub-Precinct 1(d)


Thesportandrecreationsub-precinctcompriseslargelyclearedareassuitableforarangeofsportingandrecreationalopenspaceuseswithintheurbanvillage.Thissub-precinctwillberetainedtosupportandprovideacivicopenspacesettingandfocusfortheemergingurbanvillageusestothenorth,aswellasplayingasignificantroleinstormwatermanagementinthislocation.Additionalworksinthissub-precinctmayincludeadditionalplanting,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsfieldsandrecreationaluses.


Sportsandplayingfieldsaredevelopedtosupportandprovideacivicopenspacesettingandfocusfortheemergingurbanvillageandlearningsub-precinct

Sufficientlandissetasideto

accommodatetheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswaycorridoraresubjecttofurtherinvestigationandadvicefromQueenslandTransport

Walkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,equipmentstoragesheds,andamenitiesassociatedwithuseofthesportsfieldsandrecreationalusesareprovided

Thesportingandplayingfieldsandassociatedinfrastructurearetobedesignedtobecompatiblewiththestormwatermanagementpurposesofthesub-precinct

Developmentwithinthissub-precinctiscontingentonafloodmitigationstrategy,involvingworksoutsideoftheFitzgibbonUDA,beingresolvedinconjunctionwithBrisbaneCityCouncil.

3.0 Land Use Plan


Sub-Precinct 1(e)


Thissub-precinctisintendedtobedevelopedwithmixeduseandhighintensityresidentialtosupportthediversityandvarietyinhousingandmixeduseoptionswithintheurbanvillage.


Sufficientlandissetasidetoaccommodatetheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationandadvicefromQueenslandTransport

Direct,safeandefficientpublicaccessisavailablethroughthesitefromtheendofGoldenPlaceconnectingtothefuturepedestrian/cyclepathtobeprovidedwithintheproposedbusway

DevelopmentdirectlyadjacenttotheexistingGoldenDownsRelocatableHomeParkshallbenogreaterthan3storeysatadistanceof10metresfromtheboundary

Developmentcomprisesavarietyandmixofaffordableandsustainablemixeduseandmulti-unitdwellingsinbuildingsupto8storeysinheight

Retailusesarelimitedto500m2grossfloorarea

Developmentcomprisesnomorethan50%sitecoverage

Developmentwithinthissub-precinctiscontingentonafloodmitigationstrategy,

involvingworksoutsideoftheFitzgibbonUDA,beingresolvedinconjunctionwithBrisbaneCityCouncil.

Sub-Precinct 1(f )


Thissub-precinctprovidesforamixeduseactivitynode,boundedtothewestbyBalcaraAvenue,existinglowintensityresidentialtothenorth,theNorthCoastrailwaylinetotheeast,andBeamsRoadtothesouth.

Akeyprincipleinthedevelopmentofthesub-precinctistheprovisionofsafeandconvenientaccessbetweensub-precinct1(a)andtherailwaystationandproposedbuswaystation.


AnewpublicstreetlocatedgenerallyasdepictedinFig7,isprovidedforlocalaccessandgeneralaccesstoandfromtherailwaystation.ThisstreetisintendedtopassunderthefutureBeamsRoadoverpassprovidinganewconnectionbetweenthissub-precinctandsub-precinct1(a)

Direct,safeandsecure24hourperdaypublicaccessisprovidedgenerallyasdepictedinFigure7fromthejunctionofBalcaraAvenueandBeamsRoadtothemainentryoftheCarseldineRailwayStation

Theexistingparkingareaassociatedwiththerailwaystationisredevelopedwithavarietyandmixofaffordableandsustainablemulti-unitdwellingsand

mixeduseindevelopmentupto5storeysinheightaccessedviastreetupgradingoffBalcaraAvenue.

Developmentinthemediumintensityresidentialzonecomprisesavarietyandmixofaffordableandsustainablemulti-unitdwellingsandmixeduseindevelopmentupto5storeysinheightaccessedviathenewstreetconnectionand/orBalcaraAvenue

Developmentinthemixedusecentrezoneprovidesamixofretail,commercialandresidentialuses.Thegrossfloorareaofretailusesislimitedto2500m2.

Developmentupto5storeysinheightislimited

SafeandefficientpublicaccessisavailablealongtheBeamsRoadfrontageandunderthefutureBeamsRoadrailwayoverpasswhenimplemented

Developmentwithinthissub-precinctiscontingentonafloodmitigationstrategy,involvingworksoutsideoftheFitzgibbonUDA,beingsupportedbyBrisbaneCityCouncil.


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.


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







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


InSub-precinct 1(e) in the Mixed Use Centre Zonematerialchangeofusefor:

MultipleResidential VisitorAccommodation OtherResidential MedicalCentre Office FoodPremises Shop ChildCareCentre CommunityFacility


3.0Land Use Plan






InSub-precinct 1(e) in the Residential High Intensity Residential Zonematerialchangeofusefor:

MultipleResidential VisitorAccommodation OtherResidential FoodPremises ChildCareCentre CommunityFacility


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


3.0 Land Use Plan


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




Rural

CivicandOpenSpace

Conservation

North-SouthConnectorRoad

Precinct

N0 100 200

2


3.0Land Use Plan

Alinearopenspacecorridorisprovidedthroughthesub-precinct.Theopenspacecorridorcomprisesavarietyofecological,engineering,recreationalandvisualamenities,includingthechannellingofstormwaterflowstothenorth,playgroundareas,pedestrianandcyclewaysandretentionofexistingvegetationandwaterbodies

AgenerallynorthsouthpedestrianandcyclelinkisprovidedtoconnecttotheCarseldineRailwayStationtothesouth–thismaybeprovidedinassociationwithstreetsandopenspace

AminimumoftwothirdsofdwellingsareavailableforpurchaseatorbelowthemedianhousepriceinBrisbane.

Aminimumofone-fifthofdwellingsareavailableforpurchaseorrentaltolowtomoderateincomehouseholds.

3.0 Land Use Plan


Precinct 2: Fitzgibbon East - Level of Assessment Table








Park

EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.

Anypermissiblematerialchangeofusewherenotinvolvingbuildingworkandcomplyingwiththeapplicablecarparkingratios.

Alldevelopmentinaccordancewithanapprovedsub-precinctplan.


SalesOfficeandDisplayhome

HomeBasedBusiness

House

OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.

Buildingworkotherthanminorbuildingordemolitionwork

Reconfiguringalot


MultipleResidential


OtherResidential

Office

ChildCareCentre

CommunityFacility

AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A.


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




Rural

CivicandOpenSpace

Conservation

RailwayLine


LocalAccessStreet


ProposedBusway

IndicativeNeighbourhoodPark

Precinct

SubPrecinct

N0 100 200

3 (a)

3 (b)

3

3.0 Land Use Plan


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.



Fitzgibbon Central Sub-precinctsSub-Precinct 3(a)


Thissub-precinctcomprisesamixedusecentresiteattheintersectionofRoghanRoadandthenorthsouthconnectorroadconnectingCarselgroveRoadtoTelegraphRoad.

Initsentirety,thissub-precincthasthepotentialtoshowcasebothcommunityfacilitiesaswellasasmall-scale,pedestrianfriendly,mixed-usedevelopmentthatincludesinnovative,sustainableandaffordablehousinginagenerallysuburbanlocation.Theneighbourhoodcentrewillbesetwithinalowspeedtrafficenvironmentnotdominatedbycars.

TheneighbourhoodcentrewillalsoprovideafocalpointfortheFitzgibbonresidentialareaaswellasanaccessibleandlegiblepointofaccesstotheneighbouringFitzgibbonbushlandprecinct.


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


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)


Thissub-precinctcomprisesasiteadjoiningtheexisting“JacarandaGardens”communitytotheeast,thenorthsouthconnectorroadtothenorth(extensionofCarselgroveRoad)andaproposedaccessstreetlinkingLavenderPlacetothenorthsouthconnectorroad.

Thelocalaccessstreetwillprovideanimportantvehicleandpedestrian/cyclistlinkbetweenthenorthsouthconnectorroadandtherailwayandproposedbuswaystations.Thelocalaccessstreetwillprovideforbusaccessandsetdownareasandatleastone“at-grade”pedestriancrossingtoprovideadirectandlegiblelinktothestation.

Developmentinthissub-precinctwillbeamixtureofaffordableandsustainableresidentialdwellingslimitedto3storeysinheight,sitedtofrontandbedesignedtooverlookthelocalaccessstreetasfaraspracticallypossiblealongitslength.

Developmentwillalsobesitedtoensurethatexistingresidencesintheneighbouringcommunityarenotundulyoverlooked.


Developmentaddressesandprovides

opportunitiesforsurveillanceofthelocalaccessstreet

Thelocalaccessstreetissuitableforbusesandhassufficientareaallocatedforpassengersetdown,andalsoprovidesforvehicularandpedestrianaccessfromtheadjoiningresidentialareas

Safe,directandcomfortablepedestrianaccessisprovidedonbothsidesofthelocalaccessstreetandefficientpedestrianaccessisprovidedbetweenthebussetdownandtheCarseldineRailwayStation.

3.0 Land Use Plan


Precinct 3: Fitzgibbon Central - Level of Assessment Table






Alldevelopmentspecifiedin

Schedule1.


Park






HomeBasedBusiness

House

Operationalworkinaccordancewith

theagreedstandardsasstatedina

UDAdevelopmentapproval.

Buildingworkotherthanminorbuildingordemolitionworkwherenotinasub-precinct

Reconfiguringalot


MultipleResidential


OtherResidential

ChildCareCentre

InSub-precinct 3(a) materialchangeofusefor:

MultipleResidential


OtherResidential

ChildCareCentre

MedicalCentre

Office

FoodPremises

GardenCentre

HardwareandTradeSupplies

Market

Shop

ShoppingCentre

CommunityFacility

InSub-precinct 3(b) materialchangeofusefor:

MultipleResidential


OtherResidential

ChildCareCentre

CommunityFacility


inaccordancewithanapprovedsub-precinctplan;or

whereintheopinionoftheULDA,asub-precinctplanisnotrequiredasthenature,sizeandtypeofthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.



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




Rural

CivicandOpenSpace

Conservation

RailwayLine


LocalAccessStreet


ProposedBusway

IndicativeNeighbourhoodPark

Precinct

N0 100 200

4

3.0 Land Use Plan


pedestrianandcyclelinkthroughandconnectingwiththeopenspacetoitsnorthandfurthernorthtotheproposedbuswaystation,andtheneighbourhoodimmediatelytoitssouth.

Developmentadjoiningtheconservationareastotheeastprovidesopportunitiesformediumintensityresidentialdevelopmentthatrespectstheconservationvaluesoftheadjoininglands,providesanaturaloutlooktothenortheast,andhelpssupporttheneighbourhoodandcommunitycentres.

Precinct Outcomes

Developmentwestofthenorthsouthcollectorisnomorethan3storeysinheightandachievesadensityofbetween20and30dwellingsperhectarecalculatedovertheareaofthesite

Developmentdirectlyabuttingtherailwayandproposedbuswaycorridorisatleast3storeysandnomorethan4storeysinheight

DevelopmenteastofthenorthsouthconnectorzonedResidentialMediumIntensityisatleast2storeysandnomorethan5storeysinheightandachievesbetween40and60dwellingsperhectarecalculatedovertheareaofthesite

DevelopmentadjoiningtheconservationzonedoesnotexpandbeyondtheareaindicatedinFigure13

Developmentadjoiningthenorthsouthconnectorroadcanaccommodatehomebasedbusinessand“live-work”opportunitiesservicedbyarearlane

AcentralneighbourhoodparklocatedgenerallyasdepictedinFigKKisprovidedtomeettheanticipatedlocalopenspacerequirementsoftheneighbourhoodcommunityinthewesternportionoftheprecinct

Asafe,directandcomfortablepedestrianlinkisprovidedthroughtheprecinctgenerallyasdepictedinFigKK

ApublicstreetisprovidedalongthefullextentoftheinterfaceoftheareazonedResidentialMediumIntensitywiththeconservationareatoprovideaccessforbushfireprotectionandemergencyvehicleaccess,andtoprovideaclearedgeandbufferbetweenresidentialdevelopmentandconservationareas

Sufficientlandissetasidefortheproposedbuswaycorridor.DetailsoflandrequirementsfortheproposedbuswayaresubjecttofurtherinvestigationsandadvicefromQueenslandTransport

AminimumoftwothirdsofdwellingsareavailableforpurchaseatorbelowthemedianhousepriceinBrisbane



3.0Land Use Plan

Precinct 4: Fitzgibbon North - Level of Assessment Table








Park






HomeBasedBusiness

House



Reconfiguringalot


MultipleResidential


OtherResidential

ChildCareCentre

CommunityFacility


3.0 Land Use Plan


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




Rural

CivicandOpenSpace

Conservation

RailwayLine



ProposedBusway


Precinct

N0 100 200

FaunaCorridor

5


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.




3.0 Land Use Plan


Precinct 5: Fitzgibbon North West - Level of Assessment Table








Park






HomeBasedBusiness

House



Reconfiguringalot


MultipleResidential


OtherResidential

ChildCareCentre

CommunityFacility



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




Rural

CivicandOpenSpace

Conservation

RailwayLine


ProposedBusway

Precinct

N0 100 200

6

3.0 Land Use Plan


Precinct Outcomes

Theprecinctisdevelopedwithpublictransportinfrastructureandrelatedmixedusedevelopmenttosuitlocaldemands



3.0Land Use Plan

Precinct 6: Fitzgibbon Special Purpose - Level of Assessment Table






Alldevelopmentspecifiedin

Schedule1.


Park






HomeBasedBusiness

CarPark



Reconfiguringalot


MultipleResidential

OtherResidential


Office

FastFoodPremises

FoodPremises

GardenCentre

HardwareandTradeSuppliesMarket

ServiceStation

Shop

ServiceIndustry

ChildCareCentre

CommunityFacility

AlldevelopmentnotspecifiedinColumn1,Column2orColumn3A

3.0 Land Use Plan


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




Rural

CivicandOpenSpace

Conservation

RailwayLine



ProposedBusway

FaunaCorridor

Precinct

SubPrecinct

N0 200 400

7 (a)

7 (d)

7 (b)7 (e)

7 (c)


7


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


Fitzgibbon Bushland Precinct - Sub-precinctsSub-Precinct 7(a)


Thisconservationsub-precinctwillbeprotectedfromdevelopment,exceptforwalkingandcyclistpathsandlimitedparkfacilitiessuchastables,seating,andplaygroundequipmentinclearlydefinedlocations.Otherworkswillbedoneinaccordancewithhabitatmanagementstrategiesandincludeplantingoftreesforsquirrelgliderandotherfaunamovementandhabitat,andtoconnectwithotherbushlandareasoutsidetheUDA,includingcrossingsofTelegraphandDepotRoadstothenorthoftheUDA.


Thesub-precinctisidentifiableasthekeyconservationareafortheFitzgibbonUDA.

Conservationareasareretainedandprotected,exceptforwalkingandcyclistpathsandlimitedparkfacilitiessuchastables,seating,andplaygroundequipmentinclearlydefinedlocations.

Nodevelopmentoccurswithinthesub-precinct,exceptforconstructionofwatersensitiveurbandesignfeatures,stormwatermanagementfeaturesandformaintenanceofdrainagelines,pedestrian/cyclewaysandotherparkfacilities.

DevelopmentisundertakeninaccordancewithaVegetationManagementPlanandFaunaandHabitatManagementPlan6.

Sub-Precinct 7(b)


Thissub-precinctcomprisestheexistingBCClandfill.Thissub-precinctwillbegraduallyredevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsfields.


ExistinglandfillareasarerehabilitatedtosportingandrecreationalusesinaccordancewithaSportsandRecreation

ManagementPlan.

6TobedevelopedinpartnershipwithBrisbaneCityCouncilfurthertoCouncil’scurrentopenspaceandrecreationmasterplanningexerciseinrelationtotheFitzgibbonopenspaceareasandCabbageTreeCreekcatchments,includingthelandwithintheUDA:-seeImplementationStrategy

Sub-Precinct 7(c)


Thissub-precinctcomprisesasportsreserve,frontingTelegraphRoadinthenorthoftheFitzgibbonUDA.Thissub-precinctwillbegraduallydevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsandrecreationalfacilities.


Existingusesaremaintainedandopenspaceareasaredevelopedforsporting,recreationalandconservationpurposesinaccordancewithaSportsandRecreationManagementPlan.

Wherepossible,existingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.

Sub-Precinct 7(c)


Thissub-precinctcomprisesasportsreservefrontingTelegraphRoadinthenorthoftheFitzgibbonUDA.Thissub-precinctwillbegraduallydevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsandrecreationalfacilities.


Existingusesaremaintainedandopenspaceareasaredevelopedforsporting,recreationalandconservationpurposesinaccordancewithaSportsandRecreationManagementPlan.

Wherepossibleexistingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.


3.0Land Use Plan

Sub-Precinct 7(d)


Thissub-precinctcomprisestheexistingrecreationalandsportingfacilitiesandopenspacesfrontingTelegraphRoadinthenorthoftheFitzgibbonUDA.Thissub-precinctwillbegraduallyredevelopedassportsfieldsandotherrecreationalusesforFitzgibbonandsurroundingsuburbs.Otherworkswithinthesub-precinctwillincludeadditionaltreeplantingandrehabilitation,provisionofwalkingandcyclistpaths,parkfacilitiessuchastables,seating,andplaygroundequipment,andamenitiesassociatedwithuseofthesportsandrecreationalfacilities.


Existingusesaremaintainedandopenspaceareasaredevelopedwithsporting,recreationalandconservationpurposesinaccordancewithaSportsandRecreationManagementPlan.

Wherepossible,existingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.

Sub-Precinct 7(e)


Thissub-precinctcomprisesexistingplayingfieldsintheeastoftheFitzgibbonUDA.Itisintendedthatthecurrentusesinthissub-precinctberetainedforthesportingandrecreationalneedsofsurroundingsuburbs.


ExistingusesaremaintainedandopenspaceareasaredevelopedtosupportthesportingandrecreationalusesinaccordancewithaSportsandRecreationManagementPlan.

Wherepossibleexistingnaturalopenspaceandbushlandareaswithinthesub-precincthaveastrongconnectionwithexistingcorridorsandhabitatwithinandbeyondtheUDA.

3.0 Land Use Plan


Precinct 7: Fitzgibbon Bushland - Level of Assessment Table






AlldevelopmentspecifiedinSchedule1. EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.





Reconfiguringalot


Park


inaccordancewithanapprovedsub-precinctplan;or

whereintheopinionoftheULDA,asub-precinctplanisnotrequiredasthenature,sizeandtypeofthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.



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




Rural

CivicandOpenSpace

Conservation

Precinct

N0 100 200

8

3.0 Land Use Plan


Precinct 8: Depot Road Rural - Level of Assessment Table








Park





House



Reconfiguringalot


Agriculture



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




Rural

CivicandOpenSpace

Conservation

Precinct

N0 100 200

9

3.0 Land Use Plan


Precinct 9: Deagon Special Purpose - Level of Assessment Table






AlldevelopmentspecifiedinSchedule1. EnvironmentallyRelevantActivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.




Park



Reconfiguringalot



ServiceIndustry



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


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


6 Communityfacility Amulti-purposecommunityfacilityisenvisagedassociatedwiththeproposedneighbourhoodcentrewithinsub-precinct3(a).ContributionstothisfacilitywillberequiredfromfuturedevelopmentinPrecincts3,4and5ataratedeterminedintheInfrastructureChargesSchedule.ContributionstowardsthisfacilitywillalsobesoughtfromexternalpartiesincludingtheCommonwealthGovernment.*

Proposed Flood Mitigation Works


7.CabbageTreeCreekfloodmitigationworks AscheduleoffloodmitigationworkswithinCabbageTreeCreekisrequiredinordertoprovidefloodimmunedevelopment/redevelopmentoutcomesforsub-precincts1(a),1(e)and1(f ).TheseworksaresubjecttoagreementswithBrisbaneCityCouncilandwillneedtobefullyfundedbyDevelopmentAgreementsand/orspecialrateorchargefromdevelopmentinsub-precincts1(a),1(e)and1(f ).*

Proposed Water and Sewer Infrastructure


8.Waterandsewer WaterandsewernetworkswithintheUDAwillbeprovidedatthetimeofdevelopmentsbeingundertaken.Ingeneral,infrastructurecontributionsforwaterandsewershallbeleviedonthecommunitymostlikelytoreceivethebenefitoftheinfrastructureprovided.AreasnorthofBeamsRoadwillgenerallyservicethatarea.*

*Acreditforthatcomponentoftheinfrastructureprovidedoutsidethedevelopableareasmaybeapplicableifdevelopmentisconstructedorcompletedbytheowner.


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


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.



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.



5.4 Urban Infrastructure Provision

TheInfrastructurePlanoutlinestheinfrastructurerequiredfordevelopmentintheUDAandthefundingandfinancingprinciplestocontributetowardsthedeliveryofthisinfrastructure.

TheInfrastructurePlanincludescatalystinfrastructuretostimulatedevelopmentintheUDA.

Ameasureofsuccessfortheprovisionofinfrastructurewillbetheabilitytofundtheconstructionoftherequiredworksatthetimerequiredfortheindustrytobringsitestothemarketinanorderlymanner.


ProvisionofInfrastructure

Infrastructureisfundedtomeettheneedofthedevelopmentstaging.

AspecialratetofundtheidentifiedinfrastructureismodelledandapprovedbyTreasuryandtheMinisterforInfrastructureandPlanning.

Otherlocalareaimprovementworks,identifiedtobefundedbyaspecialrate,are:

identifiedinconjunctionwiththelandownersinthatprecinctand

modelledandapprovedbyTreasuryandtheMinister.

TheInfrastructureChargesScheduleforwaterandsewernetworkinfrastructureis

formulatedandimplementedincollaborationwithBCCand

collectedbytheULDAandpaidtotheBCCtoundertakethenecessaryupgradeswhenrequired.

TheInfrastructureChargesScheduleforotherinfrastructureisformulated:

incollaborationwithBCContheinfrastructureproposedineachprecinctand

collectedbytheULDAandexpendedbytheULDAtoundertakethenecessaryworks.



5.5 Ecological SustainabilityTheprovisionsoftheLandUsePlanandinfrastructureplanreflectanecologicalsustainablebalancethatintegrates:

protectionofecologicalprocessesandnaturalsystemsatlocal,regional,Stateandwiderlevelsand

economicdevelopmentand

maintenanceofthecultural,economic,physicalandsocialwellbeingofpeopleandcommunities.


EcologicalSustainability

Planninganddevelopmentachievesabalancethatfacilitatesecologicalsustainability.

TheecologicalsustainabilityprincipleswithintheLandUsePlanareenforced.

TheULDAsustainabilitypolicyisusedtopromoteandfacilitateincorporationofecologicalsustainabilityprincipleswithindevelopment.

ThedevelopmentindustryisencouragedtobettertheLandUsePlan’sprovisions.

EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingecologicalsustainableoutcomestobeinstitutedintheUDA.

DocumentationandpromotionofecologicalsustainableexamplesdevelopedwithintheUDA.

DevelopmentofaConservationManagementPlantocoordinatethepreservationandrehabilitationofecologicalvalueswithintheconservationzoneoftheUDA.



5.6 Best Practice Urban Design

TheLandUsePlanandInfrastructurePlanhavebeenpreparedtoresultinurbandesignoutcomesofahighstandard.

Ameasureofthissuccesswillbetheacceptancebytheindustryandcommunityoftheresultingbuiltform.


BestPracticeUrbanDesign

Builtformoutcomeisacceptedbytheindustryandcommunityasahighstandard.

ThevisionfortheUDAanditsprecincts,andtheprinciplescontainedwithinStructurePlanareprotectedthroughthedevelopmentapprovalprocess.

Thedevelopmentrequirementsarecontinuallyassessedandreviewedfortheirrelevanceandappropriateness.

Designinnovationandalternativeoutcomesareencouragedwithanincentiveprogramtobedevelopedtorewardexcellenceindesign.

Designdetailsarenotneglectedontheirnegativeimpacttothedesiredoutcome.

ULDAreviewpanelsprovideamulti-disciplinaryreviewofdevelopmentproposals.

EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingsuperiordesignoutcomestobeinstitutedintheUDA.

DocumentationandpromotionofgooddesignoutcomesdevelopedwithintheUDA.


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


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.


6.0Schedules


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



Allaspectsofdevelopmentinvolvingtheconstruction,maintenanceoroperationofroads,buswaysandrailtransportinfrastructure,andthingsassociatedwithroads,buswaysandrailtransportinfrastructurebyoronbehalfoforundercontractwiththeULDA,BrisbaneCityCouncilortheQueenslandGovernment.

Thingsassociatedwithroads,buswaysandrailtransportinfrastructureincludebutarenotlimitedto:

activitiesundertakenforroadconstruction

trafficsignsandcontrols

depots

roadaccessworks

roadconstructionsitebuildings

drainageworks

ventilationfacilities,includingexhaustfansandoutlets

restareafacilitiesandlandscaping

parkingareas

publicpassengertransportinfrastructure

controlbuildings

tollplazas

railtransportinfrastructure.


6.0Schedules

Schedule 2: Definitions

List

Use DefinitionsCommercial

HomeBasedBusiness

MedicalCentre

Office


VeterinaryClinic

VeterinaryHospital

Industrial

ExtractiveIndustry

GeneralIndustry

HeavyIndustry

LightIndustry


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


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


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


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


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.


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


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.


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


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.


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.

proposed development scheme fitzgibbon urban ......proposed development scheme fitzgibbon urban...

Documents