Mitchelton Centre Neighbourhood Plan Code
5.1 General
Performance Criteria / Acceptable Solutions /Land use mix
P1 Development includes a mix of commercial and residential land uses that:
· supports a dense and diverse land use mix consistent with Mitchelton’s role in the network of commercial centres
· provides the level of activity needed to support the desired role and function of the neighbourhood plan’s precincts and sub-precincts / A1 The land use mix on each site is in accordance with the percentages specified in Table 1 – Land Use Mix
Built form
P2 Development is of a height and scale that:
· contributes to the creation of a vibrant and active urban place
· is consistent with the intended scale and character of the precinct, sub-precinct and streetscape
· is commensurate with the size of the lot
· does not overbear neighbouring dwellings and their open spaces
· allows reasonable access to sunlight and daylight for neighbouring dwellings and their open space / A2.1 Maximum building height complies with Table 2 – Maximum Building Heights and Gross Floor Area
A2.2 Maximum gross floor area complies with Table 2 – Maximum Building Heights and Gross Floor Area
A2.3 Minimum site area and frontage complies with Table 2 – Maximum Building Heights and Gross Floor Area
P3 Building setbacks and design:
· create a uniform building line consistent with the intended character of the streetscape
· ensure adequate separation between buildings
· allow reasonable access to sunlight for neighbouring dwellings and their open spaces
· allow air circulation and access to breezes for neighbouring dwellings
· maintain the privacy of adjoining residents / A3 Minimum front, side and rear boundary setbacks comply with Table 3 – Minimum Building Setbacks
Footpaths and cycleways
P4 Development provides appropriately sized footways capable of accommodating high quality landscaped, urban streetscapes that:
· are consistent with the desired role and function of each street, as shown on Map C – Movement
· encourage pedestrian activity
· reinforce the distinct character and identity of each precinct and sub-precinct
· provide street trees, furniture, lighting footway and kerb treatments in the public domain specific to the nature of the adjoining space, street, laneway, cross block link, plaza or pedestrian/cycle ways
· contribute towards a high quality public domain / A4.1 Development fronting a City Street, Locality Street or Neighbourhood Street, as shown on Map C – Movement, provides a publicly owned footway with a minimum width, as shown in Table 4 – Streetscape Hierarchy Footway Widths
A4.2 Where the existing footway width is less than that required by Table 4 – Streetscape Hierarchy Footway Widths, a linear land dedication to Council is provided to achieve the footway width
A4.3 Development provides for landscaping and public realm improvements, including street trees, furniture, lighting, footway and kerb treatments, in accordance with Table 5 – Public Space Acceptable Solutions and Council standards
P5 Development creates an integrated pedestrian and cyclist network that provides direct access to public transport routes, activity centres and public open space
The scale, width, design and tenure of cross block links reflect their function and location / A5.1 Cross block links and cycleways are provided as shown on Map C – Movement in accordance with Council standards
A5.2 Cross block links comply with the specifications in Table 5 – Public Space Acceptable Solutions and as shown on Map C – Movement
Note: Cross block links shown are indicative
P6 Development provides adequate secure bicycle parking and storage for residents, employees and customers / A6.1 An office or shop provides:
· 1 bicycle space per 300m2 of gross floor area (shop)
· 1 bicycle space per 200m2 of gross floor area (office)
· 1.6 lockers per bicycle parking space
· 1 shower cubicle with ancillary change rooms per 10 bicycle spaces, with a minimum of 2 showers and provision for both females and males
Note: Proposals requiring less than 10 bicycle parking spaces are exempt from providing shower cubicles and ancillary change rooms
A6.2 Where for a multi-unit dwelling, 1 lockable, covered, bicycle parking space is provided for every 2 residential units
Roads
P7 Development provides safe and efficient regional, city and local transport networks / A7.1 Development provides new laneways in accordance with Map C – Movement and Figure h
A7.2 Development dedicates land to Council for new laneways shown as ‘C’ on Map C – Movement
A7.3 Development dedicates land to Council for new roads, road widening and upgrades in accordance with Map C – Movement and Figure h
A7.4 Development is sited and designed so as to not prejudice the new laneways, roads, road widenings and corridor upgrades shown on Map C – Movement
Note: The ultimate width of roads is determined by the Transport and Traffic Facilities Planning Scheme Policy
A7.5 No new vehicular accesses are formed to Samford Road where alternative access is available
P8 Development including access adjacent to Osborne Road and the rail corridor
· is sited and designed so as to not prejudice the future elimination of the Osborne Road open level rail crossing
· caters for any road widening required for the future elimination of the Osborne Road open level crossing / A8.1 In the area shown as ‘Future elimination of Osborne Road open level rail crossing’ on Map C – Movement
· vehicular access is from the new road shown on Map C – Movement
· no new vehicular accesses are formed to Osborne Road
P9 Where located on land that is affected by environmental emissions generated by an operational rail corridor, sensitive development mitigates noise impacts on the development generated by the rail corridor or any construction and operational works for the future elimination of the Osborne Road open level rail crossing
Note: Sensitive development is defined as child care facilities, community facilities, education purposes, health care purposes, medical centre, short term accommodation and residential development / A9 No Acceptable Solution prescribed
Public open space
P10 New public open space is provided to meet the recreational needs of residents and workers that:
· has adequate sunlight and access to cooling breezes
· provides a consistent design of robust street furniture and embellishments
· is safe, attractive and convenient for users
· provides flexible options for community use
· integrates with surrounding land uses
· promotes pedestrian and cyclist movements / A10.1 Development provides new public and private open space in the locations specified on Map D – Open Space and Waterway Corridors
A10.2 In location ‘A’ development provides a new plaza which
· has an area of no less than 1,600m2
· has a minimum dimension of 40m
· retains and protects the existing mature Ficus
· integrates with the future open space alongside the Kedron Brook waterway corridor as shown on Map D – Open Space and Waterway Corridors
A10.3 In location ‘B’ development provides a new urban common which
· has an area of no less than 2,000m2
· has a minimum dimension of 30m
· is a maximum of 50% hard paved
· is integrated with the community hub and surrounding development
· is located at the level of the ground floor of adjoining buildings
A10.4 Development provides public open space and facilities in accordance with Table 5 – Public Space Acceptable Solutions and Council standards
P11 Development contributes to the safety and utility of publicly accessible areas by:
· where adjoining or overlooking publicly accessible areas, incorporating active street frontages and building design and orientation that provides casual surveillance of those areas
· facilitating pedestrian connection between development and publicly accessible areas
· incorporating Crime Prevention Through Environmental Design (CPTED) principles / A11.1 New buildings adjoining or opposite the following areas:
· existing or proposed cycleways or cross-block links, as shown on Map C – Movement, or public open space areas as shown on Map D – Open Space and Waterway Corridors
· Kedron Brook, as shown on Map D – Open Space and Waterway Corridors comply with the following:
§ windows and doors of ground floor and podium levels allow for visual connections to and casual surveillance of publicly accessible open space along Kedron Brook waterway
§ living spaces within buildings are oriented towards the publicly accessible area
§ frontages facing the publicly accessible area where multi-unit dwellings, incorporate verandahs that have a minimum width of 3m and are directly accessible from living spaces
§ Table 5 – Public Space Acceptable Solutions
§ fences adjoining publicly accessible areas have a maximum height of 1.2m and are 50% transparent
A11.2 Development adjoining or opposite a laneway shown on Map C – Movement screens any car parking and servicing areas on the ground floor and provides for adequate surveillance of the laneway from levels above ground
Note: The CPTED Planning Scheme Policy contains further guidance
A11.3 Where a site contains multiple dwellings adjoining the McConaghy Street park or Kedron Brook, access to the park is provided via a communal path network within the property boundary, which connects to the existing public accessways in the parks
Waterways
P12 The functions and natural values of waterway corridors are protected and enhanced.
Sufficient space adjacent to the waterway is maintained for water quality purposes / A12.1 Development does not occur in the waterway corridors shown on Map D – Open Space and Waterway Corridors, other than water cycle management activities or waterway restoration, maintenance or enhancement activities that are not otherwise provided for as exempt development
A12.2 Where the site is within or partially within a waterway corridor, a minimum 3m is provided within the site along the property boundaries closest to the watercourse protected by the buffer for water quality treatment purposes
Note: Separate waterway provisions for the Blackwood Street West Sub-Precinct are specified in section 5.7 of this code
5.2 Where in a Multi-purpose (MP2 or MP3) or Medium Density Residential Area
Performance Criteria / Acceptable Solutions /Landscape and amenity
P13 Development 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, balance hardstand areas, and provide shade and informal recreation spaces directly accessible from building tenancies or from the street frontage / A13.1 Development provides a minimum of 10% of the site area for deep planting with a minimum dimension of 4m
Note: Deep planting areas can be located within the development provided they comply with the 10% minimum area, minimum dimension of 4m and the building and basement footprint does not intrude into the deep planting area
A13.2 Subtropical tree species capable of growing to a canopy diameter of 8m and a height of 15m are provided within deep planting areas
A13.3 Where not along a street frontage, deep planting areas are directly accessible from ground level from adjoining centre activities or residences
A13.4 Deep planting areas are located to prioritise the retention of existing mature trees where the species is appropriate
Refer to Figure g
5.3 Where in a Multi-purpose (MP2) Area
Performance Criteria / Acceptable Solutions /Active frontages
P14 Building design, site layout and land use 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, public transport facilities and pedestrian/cycle ways / A14 Development along streets shown as ‘Active Frontage’ on Map B – Urban Outcomes includes:
· active uses at ground and podium levels, with windows and doors that allow for activity, visual connection and surveillance of streets, plazas, small scale spaces and cross block links
· pedestrian entrances are provided at least every 15-25m along the street frontages
· a continuous built form incorporating breaks necessary for pedestrian and/or vehicular access, building articulation and separation with integrated awnings is provided along the full street frontage
· minimum ground floor to ceiling height of 4m
· at least 50% of ground floor external wall materials are transparent
P15 Development provides shelter to protect pedestrians from rain and sun along footways on key pedestrian routes and cross block links that:
· is continuous and compatible with existing awnings
· allows for street trees and other landscaping / A15 Continuous awnings are provided over footways in the areas shown as ‘Active Frontage’ on Map B – Urban Outcomes, in accordance with Council standards
P16 Development provides an activated, pedestrian friendly and human scale facade, and a strong visual and physical connection between internal and externals spaces / A16 Development provides direct access from the street to ground floor residential multi-unit dwellings
P17 Vehicle entrances, servicing and carparking is designed and located to minimise disruption to building frontages, pedestrian environment, and to reduce the visual impact on the street environment
Pedestrian movement, comfort and safety is maximised in areas of high pedestrian usage by reducing pedestrian and vehicular conflict
Driveway crossovers maintain the integrity, quality and primacy of footways / A17.1 Carparking is located in the basement level, or where this is not possible due to flooding constraints, located at the rear of buildings and concealed by building design or landscaping features
A17.2 Vehicle access points are not located within 30m of each other
A17.3 Where in an ‘Active Frontage’ area as shown on Map B – Urban Outcomes, loading bays are located at the side or rear of lots
A17.4 Where in an ‘Active Frontage’ area as shown on Map B – Urban Outcomes, new vehicular accesses are not formed if an alternative access route is available
A17.5 Where in an ‘Active Frontage’ area as shown on Map B – Urban Outcomes, vehicular entrances are no wider than 5.5m
Podiums and towers
P18 Non-residential and mixed use development includes a podium design that:
· avoids the creation of a canyon of buildings along streets
· obscures views of tall buildings, promoting a fine grain, human scaled development at street level