Richlands Wacol Corridor Neighbourhood Plan Code

5.1General

Performance Criteria / Acceptable Solutions
Natural Environment
P1Development must ensure that significant vegetation is retained and protected and does not adversely affect the environmental qualities and character of the area / A1.1Significant vegetation identified as habitat and biodiversity areas on Maps B and C is retained and protected
A1.2Employee recreation areas and offices are located nearest to habitat and biodiversity areas and provide for passive surveillance and overlooking of these areas
P2Development must include Water Sensitive Urban Design (WSUD) measures in the design of buildings, road, streetscape and drainage networks to:
  • minimise impacts on the water cycle
  • protect waterway health by improving stormwaterquality and reducing site run-off
  • incorporatestormwaterre-use infrastructure to maximiserecycling opportunities
  • disconnect impervious surfaces
  • provide linkage to open space networks
  • ensure any stormwater run-off from road surfaces does not have a detrimental impact on significant environmental areas (including Bullockhead Creek)
/ A2No Acceptable Solution
P3Developmentadjoining the Bullockhead Creek waterway corridor retains its habitat and biodiversityvalues and ecological functions including:
  • Water conveyance
  • Water quality
  • Ecological health and habitat values
  • Recreation and amenityvalues
/ A3.1Development is sited outside the Bullockhead Creek waterway corridor as shown on Maps B and C
A3.2Infrastructure supporting development is located outside the Bullockhead Creek waterway corridor
P4Developmenton sites adjoining the Bullockhead Creek waterway corridor is designed to enable casual surveillance of the corridor public spaces to improve safety / A4.1Buildings are setback a minimum of 5m from the Bullockhead Creek waterway corridor
A4.2Employee recreation areas and offices are located nearest to Bullockhead Creek and provide for passive surveillance and overlooking
A4.3Pedestrian access to the Bullockhead Creek pedestrian and cycleway is established and maintained to enable workers to easily access the open space corridor
A4.4Land in the Bullockhead Creek waterway corridor is dedicated to Council
Infrastructure
P5Developmentprovides movement network infrastructure that is sequenced in an ordered and coordinated manner to ensure efficient connections / A5.1 Roads are provided and dedicated to Council in accordance with Maps B, D, E and G
A5.2 Pedestrian and cycle paths are provided and dedicated to Council in accordance with Maps B, D, E and G
P6Developmentprovides high quality public spaces and streetscapes with a strong pedestrian focus that is achieved through landscape treatments and footpaths that are consistent with the desired role and function of each street / A6.1 Open space is provided and dedicated to Council in accordance with Maps B, D, E and G
A6.2 Street trees, furniture, lighting, footpath and kerb treatments are provided in accordance with Council standards
Sensitive Land Use where within 250m of a Medium Impact Industry or 500m of a High Impact Industry Use (refer Maps C, F and H)
P7Developmentwithin Sensitive Land Use areas must not compromise the continued operation of an established medium or high impact industry operation / A7Development must demonstrate that levels of acceptable air quality and noise levels can be achieved in accordance with Council standards
Note: Refer to Planning Scheme Policies in City Plan Appendix 2
Where affected by an operational rail corridor
P8Sensitivedevelopment affected by environmental emissions from an operational rail corridor mitigates noise impacts from that rail corridor
Note: Sensitive development is defined as child care facilities,community facilities, education purposes, health care purposes, medical centres, short term accommodation / A8No Acceptable Solution

5.2 Where in Wacol Industrial Precinct (refer Precinct 1)

Performance Criteria / Acceptable Solutions
Road Design and Layout
P9Development does not compromise the safe function and operation of the local road network / A9Vehicle access and servicing is not provided from Waterford Road where access is available from Tile Street and Clendon Street
Residential buffers
P10Developmentfor Industry retains a vegetative buffer along the Waterford Road frontage to residential areas to protect residential amenity and industrial activity and to retain significant native vegetation / A10.1 Development along Waterford Road is setback a minimum of 6m
A10.2 Development along Waterford Road provides a vegetated buffer
A10.3 Existing significant native vegetation in the buffer area is retained
Pedestrian and cycle facilities
P11Pedestrian and cycle paths allow for:
  • efficient movement through the sub-precinct
  • promotion of walking and cycling to local mixed industry and business uses
/ A11.1 On-site pedestrian and cycle paths and entry points (independent from vehicle manoeuvring areas) that link to the precinct’s active transport network are provided in accordance with Map B
A11.2 A pedestrian and cycle bridge is constructed over Bullockhead Creek and links with existing and proposed bicycle infrastructure to the west of Bullockhead Creek
A11.3 The pedestrian and cycle bridge is constructed to Council standards including allowance for low impact emergency vehicles
Sanananda Barracks Industry Sub-precinct (1a) and Mixed Industry and Business Sub-precinct (1b)
P12Development provides an integrated internal precinct transport network / A12Sanananda Barracks Sub-precinct is developed in accordance with Map B. Access to Boundary Road is limited as shown on Map B and no direct access is provided to the Ipswich Motorway
Sanananda Barracks Mixed Industry and Business Sub-precinct
P13A support services area comprising Office, Restaurant and Shop uses is developed within the Sanananda Barracks Mixed Industry and Business Use Sub-precinct:
  • the Office, Restaurant and Shop uses support the needs of the local industrial activity area
  • a range of commercial services supports the employees of the local industrial businesses
  • the built form and design of the support services area addresses the proposed park and contributes to the visual amenity of the precinct
  • the role and function of the support services area is in accordance with the surrounding network of centres
/ A13.1 Maximum combined gross floor area for Office, Restaurant and Shop within the support services area is 6,000m2
A13.2Maximum tenancy size includes:
  • One supermarket tenancy not exceeding 1,500m2 gross floor area; and
  • Office, Restaurant and Shop not exceeding 1,000m2 gross floor area for each tenancy
A13.3 Office, Restaurant and Shop uses include active frontages to the proposed park as indicated on Map B
P14The National Servicemen’s Association Memorial Centre in the sub-precinct is retained for use by the National Servicemen’s Association or for other community related facilities / A14.1 The existing National Servicemen’s Association Memorial Centre is retained and preserved within public open space in its current location within the sub-precinct
A14.2Parkland is dedicated to Council sufficient to retain the National Servicemen’s Association Memorial Centre (refer Map B)
P15A support services area comprising non-industry uses for Office, Restaurant and Shop (including supermarket) is developed in proximity to Boundary Road. The development is compatible in height to surrounding industry / A15.1 Development including Office, Restaurant and Shop is sited towards Boundary Road as shown on Map B
A15.2Development does not exceed 5 storeys in height (21m) where located north of Boundary Road and elsewhere does not exceed 3 storeys in height (15m)
P16Development for Office achieves a compact building form to retain significant native vegetation and the provision of new landscaped areas which contribute to the established ecological values of the sub-precinct / A16.1 Building footprints for individual office development is limited to 30m x 30m
A16.2Buildings are set back a minimum of 10m from Boundary Road to ensure the retention and protection of significant native vegetation
A16.3Separation distance between adjacent buildings is a minimum of 10m to ensure the retention and protection of significant native vegetation
A16.4Basement car parking is supported provided sufficient setback is maintained from the root zone of significantvegetation (refer Figure b)
A16.5For lots adjoining the Boundary Road habitat and biodiversity corridor:
  • building site cover does not exceed 85%; and
  • a building setback to the habitat and biodiversity corridor boundary is a minimum of 3m

P17A new park is provided that is connected to the pedestrian and cycle network / A17.1 A new district park of minimum 1.5 hectares is dedicated to Council and is located in accordance with Map B
A17.2The district park is adjacent to and integrated with any Office, Restaurant or Shop

5.3 Where in Richlands Central Precinct (refer Precinct 2)

Performance Criteria / Acceptable Solutions
Built Form and Design
P18Development is of a height and bulk that:
  • is consistent with the intended scale and character of the precinct, sub-precinct and streetscape
  • is commensurate with the size of the lot
/ A18.1 The maximum gross floor area complies withTable 1
A18.2The maximum building height complies with Table 1
P19Development contributes to the role of the street as the focus for commercial and community life and promotes activation and casual surveillance of streets, laneways, cross block links, plazas and pedestrian/cycle ways through active uses, building design and site layout / A19.1 Ground floor active frontages are located directly adjoining active frontage streets as shown on Map E along with publicly accessible spaces such as laneways, parks or pedestrian and cycle ways
A19.2Where active frontages are shown on Map E the built form comprises the following:
Within a Centre:
  • buildings are built to the street frontage for a minimum of 75% of the frontage
  • transparent materials comprise a minimum of 50% of the external wall materials up to a height of 2.5m above footpath level
  • maximum building setback (except to deep planting areas) is 3m
  • at least one pedestrian entry/exit is provided for every 15m of building frontage

P20Building heights and setbacks protect the character, privacy and amenity of adjoining residential areas through:
  • transitions between higher and lower rise residential areas by stepping down in height and scale at site boundaries
  • sympathetic built form along the interface that does not create an overbearing appearance or significantly impact on the privacy and amenity of adjoining residences
  • landscaped buffers and screens
/ A20.1Where a site adjoins a Low Density or Low-medium Density Residential Area, not within a sub-precinct:
  • building height is no more than 2 storeys within 10m from the common property boundary (refer to Figure a)
  • building height is no more than 4 storeys within 10m to 20m from that same boundary (refer to Figure a)
  • development is set back a minimum of 3m from the common side and 6m from rear boundaries
  • the total length of any structure does not exceed 25m within 20m of the boundary
A20.2Where a site has frontage to a local road that includes a residential area not within a sub-precinct, the building height is no more than 4 storeys within 10m from the property boundary to that street (refer to Figure a)
A20.3Where the permissible height difference between developments is greater than 2 storeys, the maximum allowable height within 10m of the common boundary will result in no more than a 2 storey variation (refer Figure a)
P21Development must:
  • contribute towards a high quality public domain
  • provide street trees, furniture, lighting, footway and kerb treatments in the public domain specific to the nature of the adjoining space, street, laneway or pedestrian/cycle ways
  • provide a high quality streetscape with a strong pedestrian focus through landscape and footway works that are consistent with the desired role and function of each street
  • reinforce the distinct character and identity of each precinct and sub-precinct
/ A21.1Development with a frontage to a Subtropical Boulevard, City Street, or Neighbourhood Street as shown on Map E provides a publicly owned footway with pedestrian amenity improvements in accordance with Council standards to create a new minimum footpath width as indicated in Table 2
A21.2Where the existing footway width is less than that required by Table 2–Streetscape Hierarchy Footway Widths, a linear land dedication is provided to Council to achieve the footway width
P22Development incorporates deep planting that:
  • is open to the sky with access to light, rainfall and natural ground, and enables unimpeded tree root access to sub-soils
  • is planted with large subtropical tree species that at maturity, complement the scale of the built form and balance hardstand areas
  • provides shade and informal recreation spaces directly accessible from building tenancies or from the street frontage
/ A22.1Development provides a minimum of 10% of the site area for deep planting with a minimum dimension of 4m
A22.2The building and basement footprint (including carparking areas) do not intrude into the deep planting area
A22.3Subtropical tree species capable of growing to a canopy diameter of 8m and a height of 15m are provided within the deep planting areas
A22.4Where not along a street frontage, deep planting areas are directly accessible from ground level from adjoining centre activities or residences
Note: Details of building design that achieves deep planting are illustrated in Figure b
Vehicle Access and Parking
P23Vehicle entrances, servicing andcarparking is designed and located to minimize disruption to building frontages and the pedestrian environment, and to reduce the visual impact on the street environment. Driveway crossovers maintain the integrity, quality and primacy of footpaths and car parking is co-located to facilitate an internal integrated vehicle circulation system between individual sites / A23.1Car parking is located underground or, if visible from a street frontage, is screened by landscaping in a manner that does not compromise Crime Prevention Through Environmental Design principles
A23.2Vehicular access is not provided from a principal frontage where alternative access can be provided
A23.3Access points from Garden Road and Progress Road are in accordance with Map D
A23.4Where in a centre, vehicle access points are not located within 30m of each other
A23.5Vehicle entrances are no wider than 5.5m and no less than 3.5m
A23.6Pedestrian and cycle paths and entry points (that are independent from vehicle manoeuvring areas) link to the precinct active transport network
A23.7Vehicle parking access is limited to one vehicle access point to each site and shared vehicle access points are utilised
Cultural Heritage and Community facilities
P24The heritage significance of the former Richlands State School is to be protected and enhanced and any future use of the former education buildings is to be for community use purposes / A24.1The former Richlands State School inter-war character building and heritage memorial are retained and incorporated into any new development
A24.2The use of the portion of the site (incorporating part of Lot 27 on RP50038)comprisingformer education buildings is to be used for the purpose of community use facilities
A24.3Development must ensure existing heritage structures and features remain visually prominent from the corner of Orchard Road and Progress Road and significant mature vegetation is retained
Waterway Corridors
P25Development does not adversely affect waterway corridors and promotes Crime Prevention Through Environmental Design principles for pedestrians and cyclists using active transport connections located along the waterway corridors / A25Development adjoining or fronting a waterway corridor:
  • provides pedestrian and cycle access within the waterway corridor where illustrated on Map D
  • incorporates active frontages to buildings fronting the waterway corridor and includes 18 hour uses

Richlands Frame Sub-precinct
P26The scale and location of development must be appropriate for the display and sale of bulky goods on a major road / A26.1Retail premises front and address Progress Road, Garden Road and Government Road
A26.2Buildings are set back a maximum of 6m and a minimum of 3m from the Progress, Garden and Government Road frontages
P27A new local park is provided in the Richlands Frame Sub-precinct to serve future users of the precinct, and to preserve public access to regionally significant views / A27.1A new local park of not less than 5000m2 total area is dedicated to Council in accordance with Map D.A minimum of 1250m2 of land is dedicated to Council from:
  • Lot 26 on SP100594
  • Lot 69 on RP72981
  • Lot 58 on RP50038 and
  • Lot 37 on SP127006
A27.2Any existing mature vegetation is retained as part of the park
A27.3The local road network provides frontage to the new local park and provides direct pedestrian and cycle links from Garden Road and Government Road

5.4Where in Richlands East Precinct (refer Precinct 3)

Performance Criteria / Acceptable Solutions
Road Design and Layout
P28Access and servicing does not compromise the function of Archerfield Road or Freeman Road / A28Additional vehicular access and servicing is not provided from Archerfield Road or Freeman Road where alternative access is available
Note: Easements are created over shared vehicular access ways to all adjoining owners and Council parties

Table 1–Richlands Central Precinct–Maximum Gross Floor Areas and Building Heights

Sub-precinct / GFA / Height
Richlands Core / 1.5 x site area / 6 storeys (21m)
Richlands Frame / 1.25 x site area / 3 storeys (11m)
Residential Area–Medium Residential (MR) / 1.25 x site area / 5 storeys (18m)

Note: Where not specified in this table, existing City Plan provisions apply

Table 2–Streetscape Hierarchy Footway Widths

Street Type / Width
Subtropical Boulevard / 5m
City Street Major / 5m
City Street Minor / 3.75m
Neighbourhood Street Major / 3.75m

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