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Northshore HamiltonUrban Development Area
Development Scheme
July 2009
Northshore Hamilton Urban Development Area Development Scheme
Contents
Introduction ................................ 11.1 TheUrbanLandDevelopmentAuthority........ 11.2 UrbanDevelopmentAreas............................. 11.3 Purposeofthedevelopmentscheme............ 11.4 Elementsofthedevelopmentscheme........... 1
Strategic Context ........................ 22.1 Location........................................................ 22.2 Vision............................................................ 32.3 Structureplan................................................ 4
Land Use Plan ............................. 6Context3.1 Purposeofthelanduseplan......................... 63.2 Developmentassessmentprocedures........... 6
3.2.1 Landuseplanoutcomes.................... 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..................................................... 8
UDA-wide development criteria3.4 Purposeofdevelopmentcriteria.................... 93.5 Maximumdevelopmentyieldand
developmentcontributions........................... 93.5.1 Context............................................... 9
5.5.2 Maximumdevelopmentyield.............. 9
3.5.3 Developmentcontributionrate........... 9
3.5.4 Developmentagreement.................. 10
3.5.5 Transitionalprovisions...................... 10
3.6 Affordablehousing...................................... 103.7 Urbandesignandsustainability.................. 123.8 Transport,access,on-siteparkingand
servicing...................................................... 163.9 Sustainabilityandtheenvironment............. 173.10Lotdesign.................................................... 183.11Cleanindustry,researchandtechnology
facilities....................................................... 183.12Harbour,foreshoreandmarinas.................. 18
PrecinctsPrecinct1:BrettsWharf..................................... 21Precinct2:HarbourRoad.................................. 24Precinct3:NorthshoreUrbanVillage................. 27Precinct4:NorthshorePark............................... 32Precinct5:WaterfrontResidential...................... 36Precinct6:NorthshoreCentral........................... 40Precinct7:BusinessEnterprisePark.................. 44Precinct8:NorthshoreLinks.............................. 46Precinct9:NorthshoreHarbour......................... 50Precinct10:RoyalQueenslandGolfClub........... 53
MapsMap1: NorthshoreHamiltonUrban
DevelopmentArea.................................. 2Map2: NorthshoreHamiltonUDAplotratios
underBrisbaneCityCouncil’sBrisbane CityPlan2000........................................ 55
Map3: Activefrontages..................................... 56Map4: Edgetreatments.................................... 57Map5: Keyconnections..................................... 58Map6: Openandcivicspace............................. 59Map7: Proposednewroadsandroadupgrades...60Map8: Fuelstoragefacilities............................. 61Map9: Asphaltandconcretebatchingplants.... 62Map10:Chromeplatingfacility........................... 63Map11:Marineindustryactivities...................... 64
Infrastructure Plan ................... 65
Implementation Strategy .......... 665.1 Introduction................................................. 665.2 Urbanlandavailabilityfordevelopment...... 675.3 Housingoptions.......................................... 685.4 Ecologicalsustainability.............................. 695.5 Bestpracticeurbandesign.......................... 705.6 Urbaninfrastructureprovision...................... 71
Schedules................................... 72Schedule1:Exemptdevelopment...................... 72Schedule2:Definitions...................................... 75
Introduction ........................... 1
Strategic Context ................... 2
Land Use Plan ........................ 6
Infrastructure Plan .............. 65
Implementation Strategy ..... 66
Schedules.............................. 72
1Northshore Hamilton Urban Development Area Development Scheme
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
TheNorthshoreHamiltonUrbanDevelopmentArea(UDA)wasdeclaredbyregulationbytheMinisterforInfrastructureandPlanningon27March2008.
1.3 Purpose of the development scheme
TheNorthshoreHamiltonUDADevelopmentSchemehasbeenpreparedinaccordancewiththeActandisapplicabletoalldevelopmentonlandwithintheboundariesoftheUDA.Itisastatutoryinstrumentandhastheforceoflaw.
Fromthedateofapproval,itreplacestheInterimLandUsePlanfortheUDAwhichwasinplaceatthetimeofthedeclaration,andduringtheperiodofpreparationofthisdevelopmentscheme.AdevelopmentschemeisoneoftheprimarymechanismstheULDAusestodeliveronthemainpurposesoftheAct.
AsdescribedbytheAct,themainpurposesofthedevelopmentschemearetofacilitate:
(i) theavailabilityoflandforurbanpurposes
(ii) theprovisionofarangeofhousingoptionstoaddressdiversecommunityneeds
(iii)theprovisionofinfrastructureforurbanpurposes
(iv)planningprinciplesthatgiveeffecttoecologicalsustainabilityandbestpracticeurbandesign
(v) theprovisionofanongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds.
Throughthedevelopmentscheme,developmentintheNorthshoreHamiltonUDAwillcontributetoachievingthefollowinggoals:
Promoting and maintaining liveable communities.
CommunitiesintheNorthshoreHamiltonUDAwillbediverse,safeandhealthy,haveaccesstoservices,jobsandlearning,fosteractivelocalparticipationandwillbepleasantplacestolive,workandvisitwhileenhancingthevalueofexistingneighbourhoods.
Promoting planning and design excellence.
TheNorthshoreHamiltonUDAwillbecomeamodernresilientandadaptableurbanformthatpromotesconnectivity,safetyandaccessibilitywhilstrecognisingthelocalvaluesandaspirations.
Providing economic benefit.
EconomicbenefitismaximisedintheNorthshoreHamiltonUDAbyfacilitatingthereleaseofurbanland,consideringlifecyclecosts,operationalsavings,longtermemploymentopportunities,creatingpartneringopportunitiesandcreatinglongtermvalue.
Protecting ecological values and optimising resource use.
TheNorthshoreHamiltonUDAprotectsandmanagesnaturalsystems,habitatsandbiodiversity,andpromotestheinnovativeandefficientuseandmanagementofpreciousresourcessuchasmaterials,waterandenergytominimiseimpactsontheclimate.
1.4 Elements of the development scheme
TheNorthshoreHamiltonUDADevelopmentSchemeconsistsofthreecomponentsbeing:
the land use plan
the infrastructure plan
the implementation strategy.
ThelanduseplanregulatesorderlydevelopmentandarticulatesthepreferredformofdevelopmentintheUDA,itsprecinctsandsub-precincts.
Theinfrastructureplandetailsessentialinfrastructure.Theimplementationstrategyoutlinesproposedfinancingmechanismstodelivertheinfrastructure.
TheimplementationstrategyalsodescribeshowtheULDAwilldeliverthepurposeoftheActdrawingtogetherthecomponentsofthelanduseplanandinfrastructureplan.
2 Northshore Hamilton Urban Development Area Development Scheme
2.0 Strategic Context
2.1 LocationLocatedsixkilometresfromtheBrisbaneCBD,theNorthshoreHamiltonUDAcovers304hectaresofland,witha3.8kilometreriverfrontage.
TheNorthshoreHamiltonUDAincludeslandbetweenKingsfordSmithDriveandtheBrisbaneRiver,extendingfromBrettsWharftothewestandtheGatewayMotorwaytotheeast.TheboundariesoftheNorthshoreHamiltonUDAareshowninMap1.
TheNorthshoreHamiltonUDAisclosetosomeofBrisbane’smostimportanteconomicdrivers,includingtheBrisbaneAirportandAustraliaTradeCoast.
KeyfeaturesinandaroundtheNorthshoreHamiltonUDAinclude:
BrettsWharf
PortsideWharfcomplexincludingtheBrisbaneCruiseShipTerminal
EagleFarmandDoombenracecourses
RoyalQueenslandGolfClub
TheBrisbaneRiver
KingsfordSmithDriveandtheGatewayMotorway.
Map 1: Northshore Hamilton Urban Development Area
1. BrettsWharf2. Cruiseshipterminal3. Portsidewharfcomplex4. DoombenRacecourse5. BPfuelstorage6. RoyalQueenslandGolfCourse— UrbanDevelopmentAreaboundary
1
2
3
4
5
6
3Northshore Hamilton Urban Development Area Development Scheme
2.0Strategic Context
2.2 VisionTheNorthshoreHamiltonUDAisthemostsignificantwaterfrontdevelopmentopportunityinBrisbanesinceExpo88andSouthbank.TheNorthshoreHamiltonUDAislargerthantheBrisbaneCBD,anditsriverfrontageisgreaterthantheriveredgesofSouthbankandtheCBDcombined.Itpossessesremarkablelocationaladvantages,beingwithin6kmofthecity,withoutstandingviewsandadjoiningHamilton,oneofthemostsoughtafterresidentialaddressesinBrisbane.
Aswell,theregionaleconomicandtransportinfrastructureintheareaisdrivingintensificationandredevelopment.TheUDAalsositsattheheartofBrisbane’srapidlygrowinginnernortheastcorridor,anchoredbytheCBDandAustraliaTradeCoast,thecity’stwolargestconcentrationsofemployment.
Thefinalphasesoftheportrelocationhavebeenoccurringoverthepastfewyearswiththedryandliquidbulkexportfacilitiesexpectedtovacateoverthenext10years.TherelocationofportoperationsfromHamiltontoFishermanIslandwasfirstinvestigatedinthe1970swhenthevolumeofshipping,longerturnaroundtimesandincreasingsizeofvesselsnecessitatedthedevelopmentofadeepwaterport.ThisunderutilisedpartofBrisbanerepresentsauniqueopportunityforamajorbrownfieldregenerationprojectwhichmaximisesitslocationontheBrisbaneRiver.
Looking over the Northshore Hamilton UDA.
4 Northshore Hamilton Urban Development Area Development Scheme
2.0 Strategic Context
TheredevelopmentoftheUDApresentsanumberofchallenges,inparticulartheeffectivetransitionoftheareawhilehavingregardtotheon-goingportandindustrialactivitiesandthefutureamenityofnewresidents.Similarly,trafficimpactsassociatedwithKingsfordSmithDrivemustbeaddressedtocaterfortheanticipatedgrowthofbothNorthshoreHamiltonandtheAustraliaTradeCoast.NorthshoreHamilton,whileacomplexsitewithmanyconstraints,hasoverwhelmingscopetobeaworldclassdevelopmentthatcelebratesitslocationalongoneofSouthEastQueensland’smostoutstandingnaturalfeatures,theBrisbaneRiver.
The vision in detail
ThevisionfortheNorthshoreHamiltonUDArespondstotheseopportunities.
A vibrant Brisbane waterfront community
NorthshoreHamiltonwillbeavibrantengagingandmemorableurbancommunitythatcelebratesitswaterfrontlocation.Itwillbeconnectedbyahierarchyofinterlinkedpublicspaces,streets,parksandwalkways.TheBrisbaneRiverisanassettobeenjoyedbyall,accessibleandpublicinnature,andafocusforhighintensityresidentialandactivitycentredevelopment.ItwillincorporateuninterruptedriversidepedestrianaccesswithintheUDA.
Diverse commercial opportunities
NorthshoreHamiltonwillgenerateawiderangeofemploymentopportunitiesfromhome-basedbusinesstointernationalcorporateandcommercialoperations.ItwillbuilduponitsstrategiclocationandsupporttheestablishedfunctionsofAustraliaTradeCoast,theBrisbaneAirportandthePortofBrisbane.Commercialusesaswellasclean,hightechnologyindustryandresearchfacilitieswillsupportthesemajorregionaleconomicdrivers.Catalystworksandprojectswillstimulaterenewalandredevelopmentandenableanewcommunitytobecreatedthatrespectsthecurrentindustrialandportactivities.
An inner city Brisbane transit hub and transit oriented community
NorthshoreHamiltonwillbeakeyinnercitytransithubandtransitorientedcommunity,developedaccordingtoarangeofmeasuresthatpromotespublictransitovertheprivatecar.Thelandusepatternwillprovideforavarietyofmixedusesthatrespondeffectivelytolocalconstraintsandoptimiselocalamenity,enterpriseandcontainment.Connectionstosurroundingareasaresafe,accessibleandthereisastrongfocusonwalking,cyclingandfrequentandflexiblepublictransportalternatives.
A subtropical Brisbane city living environment
NorthshoreHamiltonwillincludedevelopmentthatrespects,reflectsandexpressesitssubtropical,Brisbanecitycontext.Itwillincludeamixofprotectedsunlitplacesforcoolermonths,openshadyplacesforwarmermonths,buildingsandlandscapesthatallowairmovementandpromotebreezesduringhumidmonths,andastrongpresenceofwater.
Privateandpublicgreenspaceswillincorporatelargeshade-treestoreflectBrisbane’ssub-tropicalcharacter.Developmentwillbesensitivetotheenvironmentbyensuringself-sufficiencythroughalternativesourcesofenergy,waterandwastedisposal.
A healthy and diverse community
NorthshoreHamiltonwillprovidearangeofhousingchoicestocaterforthechangingneedsofthelocalcommunitythroughamixofdensities,types,designsandpricepointsaswellashomeownershipandrentaloptions.
Specificinitiativeswilldeliverhousingforlowtomoderateincomehouseholdsthroughoutthecommunity.
AsociallydiversecommunitywillensureNorthshoreHamiltonbecomesatrulysustainableplace.
2.3 Structure planThestructureplan(refertoFigure1)fortheNorthshoreHamiltonUDAillustratesthefollowingkeyelements:
TheUDAwillincludeaseriesofmixeduseactivitynodeswhichwillcreateauniquewaterfrontexperience.
Thewesternactivitynodewillincludea‘catalyst’waterfrontdevelopmentwhichwillsupportawiderangeofuses.ItwillcomplementtheexistingPortsidedevelopmentandBrisbaneCruiseShipTerminal.
ThecentralactivitynodewillsupporthigherorderretailusesandwillbelocatedincloseproximitytoBarchamStreet.
Theeasternactivitynodeisthesmallestofthenodes.Itisproposedtobemoreorientatedtowardtourismrelatedusesandwillbenefitfromit’sproximitytoNorthshoreRiversidePark.Thisareahasbeenidentifiedasapotentialharbourdevelopment.
TheresidentialareasarepositionedonthewaterfronttotakeadvantageoftheexpansivestretchoftheBrisbaneRiverandviewstoBrisbanecity.
5Northshore Hamilton Urban Development Area Development Scheme
2.0Strategic Context
ThemixeduseareasinthenorthernandwesternsectionsoftheUDAwillbenefitfromahighlevelofcommercialexposuretoKingsfordSmithDrive.ThemixeduseareasontheeasternsectionoftheUDAcanbedevelopedforresidentialpurposesinthelongertermwhereitcanbedemonstratedthattherearenoadverseimpactsfromnearbyindustrialuses.
Themediumimpactemploymentareaallowsforamixtureofemploymentusesandstrictlycontrolsthefutureexpansionofthoseindustrieswhichhavethepotentialtoimpactfutureresidentialamenity.
TheexistingRoyalQueenslandGolfCourseconfigurationremains.
TheroadpatternhasastrongnorthtosouthfocuswhichterminatesattheBrisbaneRiver.AprimaryeasttowestspineofMacArthurAvenuelinksthethreeactivitynodes.
Theopenspacenetworkprovidesacontinuouspublicriveredgeandconnectsdeepintothesitewithaninternalnetworkoflinkedparklands.
TheUDAwillbeservicedbyanat-graderapidtransitsystem.Dedicatedfuturebusandheavyrailcorridoroptionsarepreservedwithintheurbanstructure.
Figure 1: Northshore Hamilton Urban Development Area structure plan
LEGEND
Mixed use centre
Mixed use
Residential medium intensity
Residential high intensity
Potential city cat / boat terminal
Potential heavy rail + station corridor
Rapid transit
Regional road connections
Medium impact employment
Royal Queensland Golf Course
Civic and open space
Activity nodes
Key connections
Key linkages
Key intersections
6 Northshore Hamilton Urban Development Area Development Scheme
3.0 Land Use Plan: Context
Figure 2: Components of the land use plan and their relationship
Vision
Broadoutcomesandstructureplan
UDA wide criteria
Maximumdevelopmentyieldanddevelopmentcontributions
Affordablehousing
Urbandesignandsustainability
Transport,access,on-siteparkingandservicing
Sustainabilityandtheenvironment
Communitywell-being
Lotdesign
Precincts
Precinctandzoningplan
Precincts
Precinctintent
Precinctoutcomes
Preferredlanduses
Levelofassessmenttable
Developmentrequirements
Sub-precincts (where applicable)
Sub-precinctcriteria
3.2.2 UDA vision
ThevisionfortheUDAspecifiesplanningoutcomeswhich:
(i) seektoachievefortheUDAthepurposesoftheAct
(ii) arethebasisfortherequirementsaboutthecarryingoutofdevelopmentfortheUDA.
TheUDAoutcomesarespatiallyrepresentedinFigure1:NorthshoreHamiltonUrbanDevelopmentAreastructureplan.
3.2.3 Development requirements
Thedevelopmentrequirementsareasfollows:
(i) mapsthatindicatethefuturedevelopmentofthefollowing:
thewholeUDA
designatedpartsoftheUDA(precincts)
designatedpartsofprecincts(sub-precincts)
(ii) criteriaforthewholeUDA(UDA-widecriteria)
(iii)zones,statementsofintent,outcomes,preferredlandusesanddevelopmentparametersforeachprecinct(precinctcriteria)andsub-precinct(sub-precinctcriteria)
(iv)tablesspecifyingthelevelofassessmentfordevelopmentforeachprecinct(levelofassessmenttable).
3.1 Purpose of the land use plan
ThepurposeofthelanduseplanistoregulateorderlydevelopmentandarticulatethepreferredformofdevelopmentwithintheUrbanDevelopmentArea(UDA),itsprecinctsandsub-precincts.
Figure2detailsthecomponentsofthelanduseplanandexplainstheirrelationshiptoeachother.
3.2 Development assessment procedures
3.2.1 Land use plan outcomes
Thedevelopmentscheme’slanduseplanseekstoachieveoutcomesfortheNorthshoreHamiltonUDAwhicharespecifiedinthefollowing:
(i) thebroadstatementsofplanningintentfortheUDAspecifiedinthevision
(ii) therequirementsaboutthecarryingoutofdevelopmentfortheUDA.
7Northshore Hamilton Urban Development Area Development Scheme
3.0Land Use Plan: Context
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-assessabledevelopmentwhichcomplieswithanyapplicabledevelopmentrequirementsisconsistentwiththelanduseplan.
Permissibledevelopmentisconsistentwiththelanduseplanwhere:
(i) thedevelopmentcomplieswiththerequirementsaboutthecarryingoutofdevelopmentfortheUDA,or
(ii) thedevelopmentdoesnotcomplywiththerequirementsaboutthecarryingoutofdevelopmentfortheUDAbut:
thedevelopmentdoesnotconflictwiththestructureplanorotherwisecompromisetheUDAplanningoutcomesinthevisionfortheUDA
therearesufficientgroundstoapprovethedevelopmentdespitethenoncompliancewiththeUDAdevelopmentrequirements.
Otherwisethepermissibledevelopmentisinconsistentwiththelanduseplanandmustberefused.
IdentificationofdevelopmentaspermissibledevelopmentdoesnotmeanthataUDAdevelopmentapproval(withorwithoutconditions)willbegranted.
PermissibledevelopmentrequiresaUDAdevelopmentapplicationtobelodgedwiththeUrbanLandDevelopmentAuthority(ULDA)forassessmentanddecision.Approvalisrequiredforpermissibledevelopmenttobeundertaken.
Prohibiteddevelopmentisinconsistentwiththelanduseplan.
ProhibiteddevelopmentmaynotbecarriedoutintheUDA.
Inthissection‘grounds’meansmattersofpublicinterestwhichincludethemattersspecifiedasthemainpurposesoftheActand:
superiordesignoutcomes
overwhelmingcommunityneed.
‘Grounds’doesnotincludethepersonalcircumstancesofanapplicant,ownerorinterestedthirdparty.
3.2.6 Sub-precinct development requirements
Permissibledevelopmentinasub-precinctmaynotoccurunlessadetailedplanforthesub-precinct(sub-precinctplan)hasbeenapprovedortheULDAadvisesthat,initsopinion,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
Inrespectofthefirstpermissibledevelopmentthatrequiresasub-precinctplan,aUDAdevelopmentapplicationrelatingtoalllandinthesub-precinctandasub-precinctplanmustbemade.
Anyvariationtoanapprovedsub-precinctplanwillrequireanewsub-precinctplanwhichmustbeaccompaniedbyaUDAdevelopmentapplication.
Asub-precinctplanmustdemonstratehowsub-precinctprinciplesandoutcomesareachievedandincludethefollowing:
(i) suchadditionalrequirementsfordevelopmentinthesub-precinct
(ii) suchothermattersspecifiedinaguidelineissuedbytheULDA.
Asub-precinctplanmustbeconsistentwiththevisionfortheUDA.
3.2.7 Consideration in principle
TheULDAmayaccept,forconsiderationinprinciple,aproposedUDAdevelopmentapplication(applicationforconsiderationinprinciple).
TheULDAwillconsidertheapplicationforconsiderationinprincipleandmaydecidethefollowing:
(i) whetheritsupportstheapplication,withorwithoutqualificationsthatmayamendtheapplication
(ii) whetheritopposestheapplication
(iii)whetheritcannotaccepttheproposaluntiladetailedassessmentismadeandthosedetailsshouldbethesubjectofaUDAdevelopmentapplication,or
(iv)whetherithasnoestablishedviewontheproposalandnoindicationofsupportoroppositioncanbegivenatthattime.
TheULDAwhenconsideringaUDAdevelopmentapplication:
(i) isnotboundbyanydecisionmaderegardinganapplicationforconsiderationinprinciple
(ii) maygivesuchweightasitconsidersappropriatetothedecisioninrespectoftheapplicationforconsiderationinprinciple.
8 Northshore Hamilton Urban Development Area Development Scheme
3.0
3.2.8 Land not included in a zone
Thissectionappliestolandwhichisnotshowninthelanduseplanasbeingincludedinazoneorprecinct(unallocatedland).
Wheretheunallocatedlandisadjoinedbylandincludedinthesamezoneorprecinct,theunallocatedlandisdeemedtobeincludedinthatzoneorprecinct.
Wheretheunallocatedlandisadjoinedbylandincludedindifferentzonesorprecincts,theunallocatedlandisdeemedtobeincludedinthosezonesorprecinctswiththecentrelineoftheunallocatedlandbeingtheboundarybetweenthezonesorprecincts.
3.2.9 Notification requirements
AUDAdevelopmentapplicationwillrequirepublicnotificationifthedevelopmentapplication:
(i) isaccompaniedbyasub-precinctplan
(ii) isforuse,sizeortypewhichintheopinionoftheULDAwarrantspublicnotification.
3.2.10Relationship with local government planning scheme and IPA
ThisdevelopmentschemereplacestheNorthshoreHamiltonInterimLandUsePlan(ILUP).
Unlessthisdevelopmentschemespecificallyappliesaprovisionoftheplanninginstrumentoraplan,policyorcodemadeundertheIntegratedPlanningAct1997(IPA)
oranotherAct,thedevelopmentschemeisinconsistentwiththeprovisionoftheplanninginstrumentorplan,policyorcode.
Thedevelopmentschemeprevailstotheextentofaninconsistencywithanyofthefollowinginstruments:
(i) aplanninginstrument
(ii) aplan,policyorcodemadeundertheIPAoranotherAct.
3.3 UDA ZonesLandwithinaUDAmaybeallocatedazone.
ThezonesthatmayapplywithinaUDAaregroupedinthefollowingfourcategories:mixeduse,residential,employmentandother.
Withineachofthesecategoriesthereareanumberofzones.ThezonesincludedintheNorthshoreHamiltonUDAaredescribedbelow.
Mixed use category
TheMixed Use Centre Zone catersforthewidestrange,highestorderandgreatestintensityofcommercial,retail,administrative,civic,community,indoorentertainmentandleisurefacilities,culturalactivitiesandmixedresidential.
TheMixed Use Zonecatersforarangeofcommercial,retail,administrative,civic,community,indoorentertainmentandleisurefacilities,culturalactivitiesandresidentialuses.
Residential category
TheResidential High Intensity Zonecatersforarangeofresidentialtypesincludingmultipleresidential,otherresidential(includingspecialneedsaccommodation).Thezonealsocatersforhousingthatisaffordable,accessibleandappropriate,reflectinglocalhousingneed.
Densitiesinthiszonewillgenerallybebetween60and100dwellingsperhectare.
Non-residentiallandusessuchaslocalshops,foodpremises,schools,childcarecentres,churchesandcommunityinfrastructurethatprovidesdirectsupporttoresidentialusesmaybesuitableinallresidentialzones.Non-residentialusescanonlybeestablishedwhereresidentialcharacterandamenityaremaintained,whentheusescaterfortheneedsoftheimmediatecommunityanddonotunderminetheviabilityofanycentres.Homebasedbusinessesmayoccurinallresidentialzoneswhereresidentialcharacterandamenityaremaintained.
TheResidential Medium Intensity Zonecatersforarangeofresidentialtypesincludinghouses,multipleresidential,otherresidential(includingspecialneedsaccommodation).Thezonealsocatersforhousingthatisaffordable,accessibleandappropriate,reflectinglocalhousingneed.
Densitiesinthiszonewillgenerallybebetween30and60dwellingsperhectare.
Employment category
TheMedium Impact Employment Zone catersforcommercial,serviceandlightindustryuseswhichservicethelocalpopulationandvisitorsandfacilitatetheexpansionofsmalltomediumscalebusinessactivities.TheMediumImpactEmploymentZonecanalsocaterforshowrooms(includingsupportingofficeandretail)anddisplayfacilities,servicesandtrades,suchasmechanicalworkshopsandservicestationsandfacilitiesrequiredbythetravellingpublicsuchasfoodpremises,visitoraccommodation,recreationandamusement.Non-commercialdevelopmentcanalsobeaccommodatedwheresuchdevelopmentcomplementstheintendedcommercial/enterprisecharacterofthelocality.
Other category
TheCivic and Open Space Zone catersforafullrangeofpubliclyaccessibleoutdoorsportandrecreationuses,frominformalsportsoreventsonacasualbasisandthefacilitiesassociatedwiththesesuchaspicnicamenities,children’splayground,non-organisedsportingfacilities,outdoorculturalandeducationalactivities,publicswimmingpools,outdoorcourtsandparkland,andsportsgrounds.
Anystructuresinthecivicandopenspacezonewillonlyoccupyasmallpartofanysiteandmayincludefacilitiesforspectators,clubbuildingsandassociatedoff-streetparkingfacilities.
Land Use Plan: Context
9Northshore Hamilton Urban Development Area Development Scheme
3.0
sustainabilityandtheenvironment
communitywell-being
lotdesign
cleanindustry,researchanddevelopmentfacilities
harbour,foreshoreandmarinas.
3.5 Maximum development yield and development contributions
3.5.1 Context
ThedevelopmentschemeprovideshigherdevelopmentyieldinmanyoftheprecinctswithinthedeclaredUDAs.
WithintheNorthshoreHamiltonUDA,considerableinfrastructureinvestmentisrequiredtoenablehigherdevelopmentyieldacrosstheUDAabovethatcurrentlyallowedforundertheBrisbaneCityCouncilCityPlan2000.
TheinfrastructureworksrequiredtoservicethishigherdevelopmentyieldaregreaterthancanbefundedbyBrisbaneCityCouncil’s(BCC)standardinfillinfrastructurechargingregime.
Consequently,thecreationofahealthy,sustainableandwellservicedcommunityintheNorthshoreHamiltonUDAwillrequirepositiveinterventionbytheULDAinrelationtotheachievementofessentialinfrastructure,affordable,accessibleandappropriatehousingandecologicallysustainableoutcomes.
However,itisnotconsideredresponsibletousepublicmoneytopayfortheinfrastructurewhentheinfrastructureandassociatedhigherdevelopmentyieldwillresultinawindfallgaintoprivatelandowners.
Tofundtheseworks,andtoretainanincentiveforthelandownertodevelop,aportionoftheupliftoflandvaluegainedthroughthehigherdevelopmentyieldcreatedthroughthedevelopmentschemewillberequiredtobepaidasadevelopmentcontribution.
Inaddition,toachievesustainableandhealthyhighdensityoutcomes,proactiveinterventionwillberequiredintheprovisionofaffordablehousingandachievementofecologicallysustainableoutcomes.
Thecontributionarisingfromtheupliftoflandvalue,calledamajorinfrastructureandaffordablehousingdevelopmentcontribution,willbeappliedwithintheUDAstofundtheprovisionofmajorinfrastructure,affordablehousingandecologicalsustainability.
Forfairness,landownersthatdonotwanttodevelopabovecurrentpermittedBCCCityPlandensitiesshouldnotberequiredtopaythemajorinfrastructureandaffordablehousingdevelopmentcontribution.InthiscircumstanceonlythestandardBCCInfrastructureChargesSchedule(ICS)typechargewouldapply.However,the5%diversityrequirementundertheULDA’sAffordableHousingStrategywillstillapply.
3.4 Purpose of development criteria
ThefollowingdevelopmentcriteriaapplytoallUDAassessableandself-assessabledevelopmentintheNorthshoreHamiltonUDA.Totheextentthattheyarerelevant,theyaretobetakenintoaccountinthepreparationofUDAdevelopmentapplicationsandintheassessmentofthoseapplicationsbytheULDA.
InadditiontotheseUDA-widedevelopmentrequirements,landmaybesubjecttoprecinctspecificdevelopmentrequirementsandsub-precinctdevelopmentprinciples.Precinctsandsub-precinctsfortheNorthshoreHamiltonUDAareidentifiedinFigure6Precinctandzoningplan.
UDAwidedevelopmentcriteriashouldbereadinconjunctionwiththerelevantprecinctspecificdevelopmentrequirementsorsub-precinctdevelopmentprinciples.
Theinfrastructureplanandimplementationstrategymayincludefurtherinformationwhichshouldbetakenintoaccountindesignandprojectfeasibilityplanningfordevelopmentproposals.
TheNorthshoreHamiltonUDA-widedevelopmentcriteriacoverthefollowingtopics:
maximumdevelopmentyieldanddevelopmentcontributions
affordablehousing
urbandesign
transport,access,on-siteparkingandservicing
Land Use Plan: UDA-wide Development Criteria
3.5.2 Maximum development yield
Themaximumdevelopmentyieldallowableunderthisdevelopmentschemewillbethegreaterofthat:
(i) showninlanduseplan:precinctswhereaULDAdevelopmentagreementhasbeenenteredintowiththeULDAinaccordancewiththeinfrastructureplanandimplementationstrategy
(ii) asprovidedforundersection3.2.5whereaULDAdevelopmentagreementhasbeenenteredintowiththeULDAinaccordancewiththeinfrastructureplanandimplementationstrategy
(iii)showninmap2or
(iv)whereevidenceisprovidedthatthereisaBCCdevelopmentapprovalthathasnotlapsed(a“validapproval”)-thedevelopmentyieldpermittedbythevalidapproval.
3.5.3 Development contribution rate
Thedevelopmentcontributionrateincludedinadevelopmentagreemententeredintopursuanttosection3.5.2shall:
beataratedeterminedfortheUDAoraprecinctintheUDA
exceptasprovidedforinsection3.2.5,equatetoachargeappliedforeverysquaremetreofadditionalGFAinexcessofthatshownonMap2orpermittedunderavalidapproval
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applyinadditiontoanyotherinfrastructurecontributionrequiredunderthisdevelopmentschemeand
beapportionedtoinfrastructure,affordablehousingoutcomes(the“affordablehousingcontribution”)andecologicallysustainabledevelopmentoutcomes,asdeterminedbytheULDA.
3.5.4 Development agreement
Thedevelopmentagreemententeredintopursuanttosection3.5.2mayincludeamongstotherthingsprovisionsprescribing:
theamount,timingandbondingofmonetarycontributions
thearrangementsforprovidingabankguaranteesecuringpaymentofthemonetarycontribution
thearrangementsforcreditfortheprovisionofworksorproductinlieuofmonetarycontributions
mechanismstoensureanaffordableproductretainsitsaffordabilityoverthelongtermand
anyothermatterthattheULDAdeemsappropriateintheachievementoftheAct’spurpose.
3.5.5 Transitional provisions
Forthepurposesofcalculatingthetotaldevelopmentcontributiontobeincludedinadevelopmentagreemententeredintopursuanttosection3.5.2,theULDAmayadoptadevelopmentyieldgreaterthanthatshowninMap2,wherethelandownerpurchasedthepropertypriorto27March
2008(beingthedateofdeclarationoftheNorthshoreHamiltonUDA)onthebasisofareasonableexpectationthatahigherdevelopmentyieldthanthatshowninMap2wouldhavebeenapprovedbyBCC.
Insupportofaclaimunderthissection,alandowneristoprovideinformationthatdemonstratesahigherdevelopmentyieldwouldhavebeenachieved.Thisinformationmayinclude:
avaluationshowingthatthepurchasepricewasbasedonachievingahigherdevelopmentyield
adevelopmentfeasibilitypreparedatoraboutthetimeofpurchase,butpriorto27March2008,basedonthehigherdevelopmentyield
evidence,preparedpriorto27March2008,fromBCCthatahigherdevelopmentyieldwassupportedorhadalikelihoodofapprovalor
anyothermaterialthatsupportsalandowner’srequest.
Adevelopmentagreemententeredintopursuanttosection3.5.2,andincludingatotaldevelopmentcontributioncalculatedfromtheapplicationofthissection,mayalsoincludeprovisionsstatingthetotaldevelopmentcontributionwillreverttothatapplyingundersection3.5.3wheredevelopmenthasnotsubstantiallycommencedwithinthetimestatedinthedevelopmentagreement,suchtimebeingnotlessthanthreeyearsfromwhenthedevelopmentagreementwasenteredinto.
3.6 Affordable housingHousing diversity
Allresidentialdevelopment(includingresidentialcomponentsofamixedusedevelopment)mustdeliverhousingchoicetosuitavarietyofhouseholdsincluding:families,singles,couples,work-at-homeoccupiers,students,retirees,groupaccommodationhouseholdsandpeoplewithspecialneeds,byofferinguniversaldesignandavarietyinsize,configuration,cost,locationandtenure.
Exceptassetoutinsection3.5,allresidentialandmixedusedevelopmentsmusthaveaminimumof5%ofthegrossfloorareaofallresidentialdwellingsasaffordabletorentbyhouseholdsonthemedianhouseholdincomefortheBrisbaneCityCouncillocalgovernmentarea(the“affordablehousingcomponent”).
Whereanapplicantcannotdemonstratethatthisrequirementwillbeachievedbytheproposeddevelopment:
theapplicantwillneedtoenterintoadevelopmentagreementwiththeULDAbywhichtheapplicantagreestopaytotheULDAanequivalentmonetarycontributionpriortothedevelopmentapprovalforbuildingworkbeinggiven,or
ifasubsidyisproposedbytheapplicanttoachievetheaffordabilitycriteria,thesubsidymustbeprotectedbyalegalarrangementtotheULDA’ssatisfaction.
Thisresidentialdevelopmentistobeaccessible,appropriateanddesignedinaccordancewithuniversalandsustainabledesignprinciples1tomeetthechangingneedsofpeopleandhouseholdsovertime.
Theaffordablehousingcomponentofadevelopmentmustbedistributedthroughoutthedevelopmentand:
(i) befinishedtoasuitablestandardwithallreasonablefixturesservicesandappliances
(ii) achievehighqualitydesignoutcomestoavoididentifyingthemorsettingthemapartinthecommunity.
Development agreement – affordable housing
Thedevelopmentschememayincorporateprovisionsthat,whereaproponentelectstoutilisetheincreaseddensitypermittedbythedevelopmentscheme,apercentageoftheupliftoflandvaluemustbesharedwiththeULDAasadevelopmentcontribution.
ThiscontributionwillassisttheULDAto:
deliveressentialinfrastructure
provideaffordablehousing
achieveecologicallysustainabilityoutcomes.
1Referto“SmartandSustainableHomesDesignObjectives,DepartmentofPublicWorks(2008).Bookletavailablefromwww.build.qld.gov.au/smart_housing/pdf/design_objectives_08
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AdevelopmentagreementwillberequiredtobeenteredintowiththeULDAwhereadevelopmentproponentwishestoavailthemselvesofthehigherdevelopmentyield.
Adevelopmentagreementwillincludespecificprovisionsinrelationtoaffordablehousing.
Thedevelopmentagreementwillberequiredwhere:
ahousingdiversityrequirementleadstotheprovisionsofhousingproductthatrequireasubsidytomeettheaffordablehousingtarget
aproponentispermittedto‘convert’provisionofaffordablehousingproducttoacontributioninlieu
agreementisreachedwithaproponentto‘convert’amonetarycontributiontotheprovisionofproductinlieu.
Theprovisionsofadevelopmentagreementrelatingtotheprovisionofaffordablehousingmayincludeamongotherthings:
amount,timingandbondingofmonetarycontributions
provisionofmonetarycontributionsinlieuofbuiltproduct(refertoAppendixAoftheULDA’sAffordableHousingStrategyfordevelopmentagreementinclusions)
provisionofabankguaranteesecuringpaymentofthemonetarycontribution
provisionofbuiltproductinlieuofmonetarycontributions(refertoAppendixBoftheULDA’sAffordableHousingStrategyfordevelopmentagreementinclusions)
mechanismstoensureanaffordableproductretainsitsaffordabilityoverthelongterm.
Mechanisms to retain affordability
TheULDAisseekingtomaximiseaffordablehousingoutcomesintheUDAsoverthelongterm.
Affordablehousingproductdeliveredusingsomelevelofsubsidywillrequiremechanismstoensure:
affordablepurchaseproductisnotresoldprovidingawindfallgaintothefirstpurchaser
affordablerentalproductremainsaffordabletothetargetgroupforasignificantperiodoftime.
Thereareanumberofwaystoachievethisoutcome:
WheretheaffordablehousingproviderhasbeenapprovedfortheNationalRentalAffordabilityScheme(NRAS)theywillberequiredtoretainaffordabilityfor10yearsunderAustralianGovernmentprogramrequirements.
FormalmanagementagreementscanbemadewitheithertheDepartmentofCommunitiesoraregisteredcommunityhousingorganisation.
Establishmentofasharedequityarrangementwithanapprovedequitypartner.
Limitingthetradingofadwellingtoaparticulartargetandincomegroup
throughatitlecovenant.Thismeansthataffordableowneroccupiedunitsareonlyon-soldtoothereligiblebuyers,withtransferofownershipoccurringthroughacontrolledprocesswhichexcludeswills,privatesalesorbequests.
Placingacovenantandmanagementplanonthetitleofapropertywhichensuresitisrentedataffordablelevelstoanidentifiedtargetgroupfor15yearsormoreandmanagedbyaregisteredNotforProfitcommunityhousingorganisation.
ThepreferredmechanismwillbedeterminedonaprojectbyprojectbasisbetweentheULDAandthedevelopmentproponentatthetimeofdevelopmentapprovalandwillbesetoutintheDevelopmentAgreement.
Other matters
InadditiontotheaboveprovisionstheULDAwilldevelopadetailedimplementationplanfortheaffordablehousingstrategycoveringissuessuchas:
monitoringandevaluation
applyingtheaffordablehousingstrategywithinthedevelopmentassessmentprocess
universalandsustainabledesignguidelines
facilitatingaccesstoAustralianGovernmentandQueenslandGovernmentaffordablehousingprograms
rolesandresponsibilitiesofgovernment,registeredNotforProfithousing
organisationsandtheprivatesector
policyandprogramdevelopmentrequiredtosupportaffordablehousingdeliveryincludingaddressingprioritiessuchascovenantsandmanagementplansontitleandthepotentialfordevelopmentofasharedequityscheme.
Exemptions
Thefollowingdevelopmenttypesareexemptfromprovidingtheaffordablehousingcontributionsspecifiedabove:
developmentforthepurposeofaffordablehousing(includingsocialandcommunityhousing)anddevelopedby:
theQueenslandDepartmentofHousing
aregisteredcommunityhousingornon-profitorganisation
partofaconsortiumwitharegisteredcommunityhousingornon-profitorganisationfortheprovisionofaffordablehousingequivalenttothevalueoftheaffordablehousingcontribution
developmentforthepurposeofcommunityfacilitiesandservices
developmentbyagovernment,non-profitorcharitableinstitutionprovidingacommunitybenefit,or
developmentforthepurposeofapublicutilityinstallation.
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3.7 Urban design and sustainability
Theform,typeandarrangementofbuildings,streetsandpublicspaceswithintheNorthshoreHamiltonUrbanDevelopmentArea(UDA)mustdemonstrategoodurbandesignandsustainabilitybyaddressingeachoftheelementscontainedinthissection.
Allelementsofthissectionmustbeachievedtothegreatestextentpractical,havingregardtoeachoftheotherelements.
Placemaking
Developmentistocontributetoasenseofplaceby:
promotingplaceidentityanddistinctivecharacter
individuallyandcollectivelycreatinganattractiveandappealingplaceforresidents,workersandvisitors
contributingtopermeabilityofthesiteandthesurroundingarea
contributingtothelegibilityoftheUDA
contributingtoapublicrealmthatisinclusive,accessibleandsafe
creatingapositiverelationshipbetweenpublicandprivaterealms,inparticularatstreetandfirstfloorlevels
contributingtoawiderangeandrichvarietyofactivitiesanduses
providingopportunitiesforformalandinformalgatheringandinteraction
connectingwiththesurroundingareas
encouragingpedestrianandcycleuse
facilitatingpublictransportaccessanduse
helpingtobuildandsupportalocaleconomy
helpingattractandretainadiversepopulation.
Sub-tropical design
Developmentistobeclimaticallyresponsivebyemployingappropriatedesignprinciplesandstrategiesthatensure:
buildingsareorientatedtooptimiseseasonalsolargainandloss,takingintoconsiderationmajorsiteviewsandvistas
buildingformallowsforcrossventilationandsupportsanaturallyventilatedandcomfortableenvironment
weatherprotectionandsunshading(includingeavesandoverhangs)isincorporatedintofaçadesandroofformstoreducedirectsolarheatandproviderainprotectionappropriatetoeachfaçadeorientation
buildingdesignincorporateslightandshade,providingwelldetailedandarticulatedfaçades
outdoor/semi-outdoorlivingand‘indoortooutdoor’integrationisprovidedbytheuseofbalconies,courtyards,roofgardensandlargewindowscreatingopenfacades.
Community safety and well-being
CrimePreventionthroughEnvironmental
Design(CPTED)principlesshouldunderpinthedesignofalldevelopmentwithintheUDA.
Inparticular,regardshouldbegiventotheCrimePreventionthroughEnvironmentalDesign(CPTED)GuidelinesforQueensland.
Developmentistoincorporateappropriatesafetyfeaturesinlinewithcurrentstandardsandbestpracticeguidanceincludingfiresafety,emergencyvehicleaccessandfloodimmunity2.
Developmentmustpromotecommunityhealthandwell-beingthroughadesign3thatsupportsahealthandactivelifestyle.
Allbuildingsandpublicandprivatespaceswillbedesignedtobeinclusiveandaccessibleandtocomplywithrelevantstandards4.
Developmentadjacenttoanidentifiedpublicpassengertransportcorridormustbedesignedtoamelioratetherisksassociatedwithproximitytothiscorridor.
Developmentinoperationalairspacemustnotcauseapermanentortemporaryobstruction,orpotentialhazardtoaircraftmovements.
2RefertoStatePlanningPolicy1/03,sectionA4.2andtheStatePlanningPolicy1/03Guideline,Appendix5,TableA.TheDefinedFloodEvent(DFE)isthe1%AnnualExceedanceProbability(AEP)Flood.
3Forexample,thedesignprinciplesinthe“HealthbyDesignGuidelines”(NationalHeartFoundation,Victoria2004)
4IncludingforexampledisabilitydiscriminationlegislationandAustralianStandard1428;SmartandSustainableHomeDesignObjectives,DepartmentofPublicWorks(2008)
Character and culture
TohelpcreateplaceidentityandadistictivecharacterfortheUDA,developmentshouldseektoprotect,incorporate,re-useorre-interprettheheritage,character,culturalfeaturesandhistoryoftheUDAandsurroundingarea.
Building form
(a) General provisions
Buildingsaretobewellarticulatedwithexternalbalconies,doorsanddoorways,windows,shadeandscreeningdevices,outdoorplantingandmixedusetenancies.
TheuseofmaterialsanddesigndetailsaretocontributebothindividuallyandcollectivelytoadistinctiveNorthshoreHamiltoncharacter.
Residentialbuildingdesignistoensurevisualandnoiseprivacy,adequatebalconysize,adequatestoragespace,adequateroomsizes,functionalroomrelationship,andtheprovisionofuseableandwellconnectedcommonoutdoorspaces.
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(b) Ground level detail
Groundlevelbuildingelementsaretointroduceavarietyofdetailsandfinishes.
Entries
Frontentriestoallbuildingsaretobeemphasisedthrougharchitecturalandlandscapetreatment,pedestrianpathsandawningssoastobeobviouswithouttheneedforsignageandaddressrequirementsforactivefrontages.
Screeningandawnings
Buildingsaretorespondtolocalmicroclimaticconditionsbyincorporatingappropriateweatherprotection,screeningandshadingstructuresonthebuildingfacadestochannelbreezes,filtersunlight,blockoutnightlightingandproviderainprotection.
Atstreetlevel,awningsaretobeusedtoprovideallyearprotectionfromsunandrain.Inparticular:
awningstoprimaryactivefrontagesmustbecontinuousacrosstheentirestreetalignment,toaminimumwidthof3.0metresandextendoverthefootpathtowithin0.9metresofthestreetkerb
awningstosecondaryfrontagecommercialandmixedusebuildingsneednotnecessarilybecontinuousbutmustextendoverthefootpathtowithin0.9metresofthestreetkerbforthewidthofthebuilding’smainentry
buildingsoncornersshouldprovideanawningoverthemainentryoneachfrontage
forresidentialbuildingswhereawningsarenotprovided,streettreesaretoprovideprotectionfromclimaticconditionsandseparatepedestriansfromtrafficmovement.
Landscaping
LandscapingistocontributetothevisualamenityandliveabilityofNorthshoreHamilton.
Forresidentialdevelopment,landscapingmustconstitute30%ofthesiteareaandprovideonsiterecreationopportunities.
Fornon-residentialandmixedusedevelopment,landscapingmustbedesignedandlocatedtoprovideapositivevisualandamenitycontributiontothepublicrealm.
Ingeneral,landscapingistobedesignedandlocatedsothatit:
addressesstreetsandopenspacesandcontributestotheamenityofthepublicrealm
doesnotunderminepersonalandpropertysecurityofthesurveillanceoffootpathsandpublicopenspace
doesnotencroachintopedestrianandcyclepathwaysorobscurevisibilityofpathusers
deterscrimeandvandalism
respondstomicroclimaticopportunities.
Fencesandwalls
Exceptforspecificfeaturewallsassociatedwithspecificuses,fencesorwallstogroundfloorresidentialusesmustbevisuallypermeable.50%permeabilitygenerallyprovidesanappropriatelevelofvisualpermeability.
Storageandbinareas
Externalstorageandbinareasmustbecontainedwithinthebuildingsand/ormustnotbevisiblefromthepublicrealm.
Buildingdesignandexternalstorageandbinareasmustfacilitatetheefficientsortinganddisposalofwastetomaximiserecyclingopportunities.
Windowstoretailtenancies
Windowsillstoretailtenanciesshouldbewithin100-300millimetresabovethecorrespondingfootpathlevel.Floorlevelsbehindthewindowscanbehigherthanthisonslopingfootpaths.
Useofreflectiveglassinwindowsisnotappropriate.
(c) Upper level detail
Theupperlevelelementsofbuildingsmustincorporateappropriateelementssuchasoverhangsandsunshadingtodetailthetopofthebuildingagainsttheskyline.
Balconies
Coveredbalconiesareencouragedinalllocationstoreflectasub-tropicalcharacterandprovideexternalspacesthatcanbeused
underavarietyofweatherconditions.
Residentialbuildingsmustcontaingenerousbalconiesattachedtomajorinternallivingareasoverlookingstreetsandpublicspacesprovidingsurveillanceandconnectionwiththestreet.
Commercialandmixedusebuildingsshouldalsofeaturebalconiesthatoverlookstreetsandpublicspacesprovidingsurveillanceandconnectionwiththestreet.
Inalllocations,balconiesmustbeappropriatelylocatedand/orscreenedtomaximiseprivacybetweenbuildingsandortothepublicrealm.
Roofform
Roofsaretobeappropriatelydesignedtoensureplantandequipmentisintegratedwiththeoverallroofdesign.
Variedroofforms,buildingheightsandmassingofelementsisencouraged.
(d) Building arrangement
Highrisebuildingsaretoemployappropriatekeymassingtechniquestoachievedistinctlower,middleanduppersectionssoasto:
maintainastrongrelationshipwiththestreetbyframingandactivatingthepublicrealmandentrancespaceswhilereinforcingthestreethierarchy
deliveravarietyofsetbacksonthegroundfloortocreateplazas,outdoordiningareasoropenvistas
createinternalcommunalopenspaces
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andcourtyardsinbothresidentialandcommercialdevelopments
reducethevisualbulkofthebuilding
provideroofformsthataremorevisibleandaccentuatedsoastoenliventheskylineoftheNorthshoreHamiltonUDA.
Whereresidentialusesarelocatedabovepodiums,itisexpectedthatthetowerfootprintswillbesmallertoprovideroof-spaceforterraces,roofgardensetc.
(e) Building frontages
BuildingsintheUDAmustcontributetoanactiveandsafepublicrealm.
Map3identifiesthedifferentfrontageswithintheNorthshoreHamiltonUDAanddescribestheirroleforcontributingtoanactiveandsafepublicrealm.
Fornortheasternfacingblocks30%ofthefrontagesshouldbetoamaximumofthreestoreystoensureadequatesolaraccessisachievedatstreetlevelandovershadowingisminimised.RefertoMap4.
Primaryactivefrontages
Primaryactivefrontagesarethegroundlevelfacadeswhichfacethestreet.WithintheUDAthesefrontagesaregenerallyconcentratedaroundthethreeactivitycentresandplazas.
Buildingsonprimaryactivefrontagesmust:
activatethestreetforextendedhoursofthedayandnightbybuildinguptoornearthestreetedge,generallyparalleltothestreetalignmentandsupportingamixofuses
bevisuallyandphysicallypermeablecontainingmanywindowsandentrances
reinforcethepriorityofthepedestrianbyaddressingthestreet,havingstronglyexpressedpedestrianentrances,minimisingthenumberandsizeofvehicleaccesspointsandusingappropriatestreettreatments.Ifvehicleaccesspointsareunavoidable,theyshouldbeintegreatedintothebuildingdesigntominimisetheirimpactonthesafetyandamenityofthepublicrealm
contibutetocomfortforpedestriansbydeliveringcontinuousawningsprovidingshelteroverfootpaths
incorporatecarparkingwhichiseitherlocatedbelowgroundlevelornotvisiblefromthepublicrealm
provideopportunitiestooverlookthestreet,increasesurveillanceandreinforcetheactivefrontage,particularlyfromupperfloors.
Secondaryactivefrontages
Buildingsonsecondaryactivefrontagesneednotbeactivatedbyretailandcommercialusesbutmust:
addressthestreetandpublicrealmprovidingcasualsurveilance
providefacadesthatcontainwell-detailedandarticulatedaccesspointsatfrequentintervalsalongpedestriannetworks,anddonotincludeblankwalls
provideawningslocatedatkeyentrypoints.
Otherfrontages
Buildingsonotherfrontagesmust:
addressthestreetandpublicrealmbutmayhaveawidervarietyofsetbackstoallowforprivacytobemaintainedbetweenstreetanddwellingandcaterforcourtyards,balconiesanddeepplantingareas
locatebasements,whereprovided,withinbuildingfootprintsandsetbackfromstreetalignmentstoallowareasfordeepplanting
emphasiseentriesthrougharchitecturalandlandscapetreatment,pedestrianmovementpaths,awningsandheight.
Buildings and public realm relationships
ThepublicrealmwillprovideanetworkofdestinationspacesandgreenlinkswhichprovidevistasandconnectionstotheBrisbaneRiverandotheropenspaceconsistentwiththestructureplan.
Thepublicrealmwillcreateasenseofplacereflectingthecharacterofthelocationandthecontextofitshistoryanduses.
Materialandplantselectionforthepublicrealmwillbeappropriatetothelocationandrelativetothesenseofplace.
Shadetreeswillbeestablishedalongstreetsandwithinpublicandprivatespacesincludingon-streetcarparkingareas.
Privateandpublicrealmswillbeclearlydelineatedbutintegrated.
Buildingsandthepublicrealmwillhaveanappropriateclimate-basedorientationanddesign,ensuringshadeisprovided,breezescanbesharedandsunlightreachesinternalandexternalspaces.
Setbacksandintegrationwiththepublicrealmwillprovideforthemovementofpedestriansandstandingareasforpublictransportstops.
Continuousawningsindefinedlocationswillbeusedtoprovideprotectionfromtherainandsunandwillbeintegratedwithstreetplantings.
Atgroundlevel,buildingsandthepublicrealmshallbedesignedtooverlapandintegrateshopping,diningandotheroutdooractivities.
Yearroundweatherprotectionwillbelocatedalongallbuildingsthatarebuilttotheboundaryofthepublicrealm.
Balconieswillbeprovidedtoenablesurveillanceandconnectionwiththepublicrealm.
Buildingandlandscapematerialswillbedurableandofahighquality.
Private open space
(a) Common areas
Commonprivateopenspacemustbeprovidedinallresidentialdevelopmentsand:
provideforamixtureofoutdoorusesandactivities
bepositionedforgoodsolarorientation
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landscapedappropriatelyforasubtropicalenvironment
minimisewateruse
respectprivacyofusersandresidents,includingthoseonneighbouringproperties.
(b) Balconies and other private open space
Allresidentialunitsmustincorporategenerousbalconiesorprivateopenspace,attachedtomajorinternallivingareasandprovidingroomforoutdoorprivateactivityandfurnishingssuchasatable,chairs,planting,aBBQandshade.Balconiesshouldbesizedproportionatelytotheunitsizeandmustnotbelessthan9m2withaminimumdimensionofthreemetres.However,itisconsidereddesirablethat16m2ofprivateopenspaceorbalconybeachievedforalldwellingunits.
Balconiesmustbeappropriatelylocatedand/orscreenedtomaximiseprivacybetweenbuildingsand/orthepublicrealmwithoutcompromisingCPTEDprinciples.
Groundfloorprivateopenspacemustprovideprivacybutstillallowoverlookingtothestreettopromotecasualsurveillance.Fencesshouldbenohigherthan1500mmandaretobevisuallypermeable.
Lighting
Externallightingshouldbedesignedtolightupthebuilding,particularlyentrancesandvegetatedareas,withoutoverspillingintootherbuildingsorthesky.
Externalmaterialsshouldnotcauseunreasonableglare.
Riverwalk
Theriverwalkwillprovidecontinuouspublicspaceattheriver’sedge.ItwillprovidebothalinkingfunctionaswellasbeingakeylineardestinationfortheUDA.
Thedesignoftheriverwalkmustensurethatthepublicspacewillbeaccessibletoallusersofthearea,andmustcreateacharacterthatconnectstothewater’sedge.
Theriverwalkmust:
provideacontinuouspedestrianandcyclistpath
ensurethatpedestriansandcyclistsareseparated
provideshadeamenityatappropriatelocationsalongtheriverwalk’spath
providerespiteareasawayfromthemovementarea
providenodalareasattheendofstreetalignments
provideadequateseatingandlighting.
ThedesignoftheriverwalkshouldbesimilarinnaturetootherriverwalksinBrisbane5.
Figure3showsapossibleriverwalkoutcomefortheNorthshoreHamiltonUDA.
5Thedesign,constructionandqualityoftheriverwalkshouldbegenerallyconsistentwithBrisbaneCityCouncil’sPublicRiversideFacilitiesDesignManualandAUSTROADSStandardsparts13and14.
Figure 3: Indicative riverwalk
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3.8 Transport, access, on-site parking and servicing
Public transport
TheNorthshoreHamiltonUDAprecinctsmustbedevelopedatadensitythatcanbeservicedbyabusrapidtransitservice.Floorspacelimitationshavebeenincludedineachprecincttoachievethis.Sub-precinctplansaretoincorporateprovisionstogiveeffecttothepublictransportoptionsindicatedonthestructureplan(refertoFigure1).
Priorityshouldbegiventopedestrian,cycleandpublictransportmodes,overprivatevehicleuse.
Transport corridors
Developmentdoesnotunreasonablyconstrainfutureprovisionofpublictransportinfrastructure(includingrail,lightrail,road,buswayandcyclewayinfrastructure)anddoesnotadverselyimpactonthefunctionoroperationofexistingorfuturepublictransportcorridorsincludingrail,lightrailorbuswaycorridors6.
6Astheplanningforthefutureprovisionofinfrastructureisongoing,theULDAmayobtainadvicefromanypublicsectorentityresponsiblefortheplanningfororprovisionoftheinfrastructureastowhethertheproposeddevelopmentislikelytoconstraintheprovisionoffuturepublictransportinfrastructureoradverselyimpactonthefunctionoroperationofanyexistingorproposedpublictransportcorridors.TheAuthoritymayhaveregardtoanysuchadviceindecidingthedevelopmentapplications.
Car parking
On-sitecarparkingareas,loadingbaysandserviceareasareeitherintegratedwithinorunderbuildingsandsleevedbyactivefrontages,orarelocatedawayfromthepublicrealmbehindbuildings.
Theuseoflargeblankscreenstomaskloadingareasisnotappropriate.
Vehicleserviceareacross-oversandcarparkingmustnotdetractfromthecharacterofactiveedgesandthepublicrealm.
Co-locationofusesandsharingofcarparkingspacesisencouragedtomaximiseefficiency.
Developmentisrequiredtoprovidecarparking(unlessotherwisespecifiedinasub-precinct)inaccordancewiththefollowingrates7identifiedinTable1:Carparkingrates.
Wherearequestismadetoprovidecarparkingatarateexceedingthatprescribedfortheprecinct,therequestmustbeaccompaniedbyastrategytomaximiseuseofpedestrian,cycleandpublictransportopportunitiesoverprivatevehicleuse.
Wherepossible,undergroundcarparkingareasaretobenaturallyventilated.Ventilationgrillsandstructuresshouldbeintegratedintothebuildingdesign,locatedawayfromtheprimarystreetfacadeandorientedawayfromwindowsofhabitableroomsandprivateopenspace.
7Whereuseisnotspecifiedabove,carparkingwillbeprovidedgenerallyconsistentwiththeratesrequiredintheplanningschemeforBrisbaneCityCouncil
Table 1: Car parking rates
LandUse Interimperiod
(priortotheprovisionoffirstfixedpublictransportservice)
Longterm
(aftertheprovisionoffirstfixedpublictransportservice)
Commercial 1spaceper50m2GFA
50%tobeprovidedonsite
50%tobeprovidedinasharedcentrallylocatedandmanagedinterimcarparkingfacility
1spaceper100m2
Residential 1.5spacesperdwellingunit(includesvisitorparking)
66%tobeprovidedonsite
33%tobeprovidedinasharedcentrallylocatedandmanagedinterimcarparkingfacility
1spaceperdwellingunit(includesvisitorparking)
Retail 1spaceper30m2GFA
30%tobeprovidedonsite
70%tobeprovidedinasharedcentrallylocatedandmanagedinterimcarparkingfacility
1spaceper100m2
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Circulation
Developmentistosupportincreasedaccessibility,permeabilityandmovementforpedestriansandcyclistsandappropriatemovementbyvehicles,includingemergencyvehiclesandpriorityforpublictransport.
Pedestrianandcyclewaypaths8andhighqualitycyclingfacilitiesaretobeincorporatedinnewroadswithintheUDA.
Developmentistobedesignedtoincludesafeandhighlyvisibleconnectionstopedestrianandcyclenetworksthroughbuildingsiting,landscapedesignelementsandtreatments.
End of trip facilities
Endoftripfacilitiesforpedestriansandcyclistsaretobeprovidedaspartofdevelopmentfornon-residentialusesincludingsecure,undercoverbicyclestoragefacilities,showersandlockers.SuchfacilitiesaretobeprovidedtoastandardconsistentwithAS2890.3.
Bicyclefacilitytargetsforapartmentsare:
residents–tohavesecurespaceperdwellingaccordingtoAS2890.3
visitors–tohavesecurespaceper400m2accordingtoAS2890.3.
8SeeforexampleAustroads-GuidetoTrafficEngineeringPracticeStandardsforPedestrianandCyclePathways.
Bicyclefacilitytargetsforsitesotherthanapartmentsare:
workers–tohavesecurespaceper200m2netlettablearea(NLA)accordingtoAS2893.0
visitors–tohavesecurespaceper1000m2NLAaccordingtoAS2893.0
Bicyclefacilitytargetsforsitesotherthanapartmentsare:
workers–tohavesecurespaceper200m2NLAaccordingtoAS2893.0
visitors–tohavesecurespaceper1000m2NLAaccordingtoAS2893.0
3.9 Sustainability and the environment
Safety and risk
Thefollowingexistingactivitieshavethepotentialtoadverselyimpactdevelopment.Theseactivitiesandtheirimpactareasare:
fuelstoragefacilities(Map8)
asphaltandconcretebatchingplants(Map9)
chromeplatingfacility(Map10)
marineindustryactivities(Map11)
aircraftoperations9.
Developmentwithintheimpactareasforthelistedactivitiesmustdemonstratehowthedevelopmentwillnotbeadverselyaffected
9TheimpactareasassociatedwithaircraftoperationsidentifiedunderSPP1/02DevelopmentintheVicinityofCertainAirportsandAviationFacilitiesandtheBACMasterplan.
bythepotentialenvironmentalimpactsassociatedwiththeabovementionedongoingactivities10.
Contaminated land
Developmentmustensurethatalllandandgroundwaterwillbefitforpurpose.
RemediationwillmeetEnvironmentalProtectionAgency(EPA)guidelinesfortheassessmentandmanagementofcontaminatedlandinQueensland.
Acid sulfate soils (ASS)
Thefollowingsiteworkswilltriggeranacidsulfatesoilinvestigation:
Developmentareasbelow5mAustralianHeightDatum(AHD)involvingthedisturbanceofgreaterthan100m3ofsoil
Developmentareasbelow5mAHDrequiringtheplacementofgreaterthanorequalto500m3offillmaterialinlayerofgreaterthanorequalto0.5minaveragedepth
Developmentareasbetween5mAHDand20mAHDrequiringthedisturbanceofgreaterthanorequalto100m3ofsoilbelow5mAHD.
Acidsulfatesoilswillbetreatedinaccordancewithcurrentbestpracticein
10ApplicantsarerequiredtoprepareasafetyandriskassessmentreportfordevelopmentwithintheimpactareaasindicatedonMaps8-11.Thesafetyandriskreportmustdetailallproposedbuildings,plantingsandotherphysicalmeasures,andoperationalandmanagementmeasurestomitigatepotentialimpactsofthelistedactivities.
Queensland11.
General noise requirements
Thedesign,sitingandlayoutofdevelopmentmustaddressnoiseimpactsandwherenecessaryincorporateappropriatenoisemitigationmeasures.
Developmentachievesacceptablenoiselevelsfornoisesensitiveusesinaffectedareas12.
Anacousticreportwillberequiredtoevaluateandaddresspotentialnoiseimpactsandrecommendappropriatenoisemitigationmeasures.
General air quality
Developmentwilllimitexposureandriskassociatedwithpollutantsthatcouldhaveapotentiallyadverseaffectonhumanhealth.
Developmentforindustrialuseswillbeinaccordancewithbestpracticeairqualityguidelinesandstandards13.
Water management
Developmentistodemonstrate,tothegreatestextentpossible,currentbestpracticeWaterSensitiveUrbanDesign(WSUD)andIntegratedWaterCycleManagement(IWCM)principlesforAustralia.
11ConsiderationshouldbegiventoStatePlanningPolicySPP2/02PlanningandManagementInvolvingAcidSulfateSoilsandtheQueenslandAcidSulfateSoilsTechnicalManual.
12RefertoEnvironmentalProtection(Noise)Policy200813RefertoBrisbaneCityCouncil’sAirQualityPlanning
SchemePolicyandtheQueenslandEPAGuidelinesonOdourImpactAssessmentfromDevelopments.
Land Use Plan: UDA-wide Development Criteria
18 Northshore Hamilton Urban Development Area Development Scheme
3.0
Biodiversity and habitat
Developmentmustnotadverselyaffectsignificantvegetation.
Developmentistobesetbacktenmetresfromthehighwatermarkexceptwherestatedotherwiseinprecinctsandsub-precincts.
On-sitestormwatermanagementmeasuresmustensurewaterqualitymaintainsaquaticecosystemvalues.
Energy efficiency
Developmentistopromoteenergyefficiencybyencouraging:
alternativeenergysupplythroughtheuseofrenewableenergysources
passivethermaldesignofbuildings
energyefficientplantandequipment
useofnaturallightandenergyefficientlighting.
Lifecycle costs and material
Developmentistoencouragesustainablefeaturesandsmartdesigntoreduceconstructionandoperatingcosts.
Developmentistoencouragetheefficientuseofresourcesandwasteminimisation.
3.10 Lot designLotsmusthaveanappropriateareaanddimensionforthesitingandconstructionofthebuildings,theprovisionofoutdoorspace,therelationshiptoadjoiningdevelopmentandpublicrealm,safeandconvenientvehicleaccess,servicingandparking.
Lotfrontagesmustaddressstreetsandcivicandopenspace.Thisistofacilitatepersonalandpropertysecurity,surveillanceoffootpathsandpublicopenspaceandtodetercrimeandvandalism.
Lotsizesanddimensionsmustenablebuildingstobesitedto:
protectnaturalandculturalfeatures,includingsignificantvegetation
addresssiteconstraintsincludingslope,soilerosion,floodinganddrainage14
retainspecialfeaturessuchastrees
ensurethatlotsarenotsubjecttounreasonablerisk,hazard,noiseimpactsorairqualityimpacts
ensurereasonablebuffersbetweenexistingorpotentialincompatiblelanduses
maximisesolarorientationbenefitstoassistenergyratingtargets.
14HavingregardtoStatePlanningPolicy1/03:MitigatingtheadverseimpactsofFlood,BushfireandLandslide.
3.11 Clean industry, research and technology facilities
Cleanindustry,researchandtechnologyfacilitieswillbedevelopedaccordingtothefollowingprinciples:
buildingsmustcontributetothefuturecharacterandimageoftheprecinct.Eachbuildingmustbedesignedtoahighcommercialstandard
buildingswithmorethanonefrontagemustaddressbothstreets
officesandadministrationcomponentsmustaddressthestreet,andbedesignedasanintegralpartoftheoverallbuilding
designmustbecontemporaryinstyletocreateaninterestingcharacter
entrypointsmustbehighlyvisibleandlegible
carparking,loadingareaandstorageareasmustnotbevisiblefromroadfrontages.Highqualityanddenselyplantedlandscapeareasmustscreentheseareas.
3.12 Harbour, foreshore and marinas
Whereproposed:
aharbourmustenhancetheappearanceandfunctionofthewaterfrontland
harboursandmarinasmustcontributetoanefficientmarinetransportnetworkwithintheBrisbaneRiverandatbroaderspatialscales
harboursmustprovidesafepublicaccessalongtheforeshoreandtomaritimefacilities
harboursandmarinasmustbebuiltinaccordancewithrelevantengineeringstandardsandwillnotpresentahazardtomaritimenavigation
harboursandmarinasmustbedesigned,constructedandoperatedtoavoid,minimiseandmitigateadverseimpactsoncoastalprocessesandcoastalenvironmentalvalues
publicaccessmustbemaintained.
Figures4and5showarangeofpossibleharbouroutcomesfortheNorthshoreHamiltonUDA.
Land Use Plan: UDA-wide Development Criteria
19Northshore Hamilton Urban Development Area Development Scheme
3.0
Tidalworks(includingprescribedtidalwork)willbeassessedinaccordancewiththefollowing:
thePrescribedTidalWorkCodeincludedintheCoastalProtectionandManagementRegulation2003
theEnvironmentalProtectionAgency’soperationalpolicyfortheBuildingandEngineeringStandardsforTidalWorks
AS4997-2005GuidelinesfortheDesignofMaritimeStructures.
Theserequirementsdonotapplytoworkscarriedoutonstrategicportland.
Figure 4: Indicative Northshore Urban Village harbour
Figure 5: Indicative marina
Land Use Plan: UDA-wide Development Criteria
20 Northshore Hamilton Urban Development Area Development Scheme
3.0
Figure 6: Zoning and precinct plan
6
21 3
5
4
8
7
10
95 5
LEGEND
ZonesResidential high intensity zone
Medium impact employment zone
Civic and open space zone
Mixed use centre zone
Mixed use zone
Residential medium intensity zone
Precincts
1 Brett’s Wharf
2 Harbour Road
3 Northshore Urban Village
4 Northshore Park
5 Waterfront Residential
6 Northshore Central
7 Business Enterprise Park
8 Northshore Links
9 Northshore Harbour
10 Royal Queensland Golf Course
Introduction
TheNorthshoreHamiltonUDAisdividedintotenprecinctsand14sub-precincts.LandwithintheUDAisalsoallocatedazone.
Thelocationandboundariesoftheprecinctandsub-precinctsareshowninFigure6:Zoningandprecinctplan.
Thezonesareexplainedindetailsection3.3ofthelanduseplan.
Land Use Plan: Precincts
21Northshore Hamilton Urban Development Area Development Scheme
3.0Land Use Plan: Precincts
Precinct 1: Bretts Wharf
Precinct intent
TheareaborderedbyKingsfordSmithDrive,theBrisbaneRiverandtheHarbourRoadPrecinctwillconsolidateasaresidentialareaofvaryingdensities.ItistheentrypointtotheNorthshoreHamiltonUDAandfunctionsastheriverarrivalaccessforvisitorstravellingfromtheBrisbaneAirporttotheCBD.ItisincloseproximitytoRacecourseRoadandtotheBrettsWharfCityCatterminal.BuildingheightsandsetbackstotheBrisbaneRiverwillbestrictlycontrolledtorespecttheexistingresidentialamenityassociatedwiththisprecinct.
Themaximumresidential15GFAforthisprecinctwillbeintheorderof40,000m2.
ThemaximumretailGFAfortheprecinctwillbeintheorderof1,500m2.
Precinct outcomes
TheprecinctisidentifiableastheentrypointtotheNorthshoreHamiltonUDA.
NewdevelopmentwillbeconsistentwithexistingsetbackstotheBrisbaneRiverwithinthisprecinct.
Heightswillrangefromthreetotenstoreys.
NewdevelopmentwillnotprejudicethefreeflowoftrafficonKingsfordSmithDrive,includingfutureroadwidenings.
15ThemaximumGFAforthissub-precinctincludesexistingGFA.
AvistaattheendofRacecourseRoadistobeestablishedthroughanyredevelopment,creatingastrongvisualandphysicalrelationshipwiththeBrisbaneRiver.
PublicaccessalongtheBrisbaneRiverwillbemaintainedandenhanced.
Preferred land uses
Precinctwide
communityfacility
market.
Intheresidentialmediumintensityzone
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
homebasedbusiness
house
multipleresidential
officenotexceeding250m2GFApertenancy
otherresidential
serviceindustrynotexceeding250m2GFApertenancy
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
visitoraccommodation.
Inthecivicandopenspacezone
outdoorsportandrecreation
park.
103
Figure 7: Precinct 1
Figure 8: Precinct 1 – building heights plan
22 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 1: Bretts Wharf 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:
salesofficeanddisplayhomeor
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Materialchangeofusefor:
extractiveindustry
generalindustry
heavyindustry,or
lightindustry.
Inthecivicandopenspacezoneonlymaterialchangeofusefor:
house
multipleresidential
otherresidential,or
relocatablehomeandcaravanpark.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
23Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heights
refertoFigure8:Precinct1-buildingheightsplan
3–10storeys.
Setbacks Brisbane River (setbackfromthehighwatermark)20metresforbuildingsgreaterthanthreestoreys.Consistentwithadjoiningwaterfrontdevelopmentforbuildinguptothreestoreys.FrontageThreemetrestoKingsfordSmithDrive(afterroadwideningprovisions).Threetofivemetreselsewhere.
Edge treatments
refertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.
Connections
refertoMap5:Keyconnections
AstrongvisualandphysicalconnectionwillbeprovidedattheendofRacecourseRoadtotheBrisbaneRiver.
Road widening KingsfordSmithDriveroadwideningasperBrisbaneCityCouncilrequirements.FutureaccesstodevelopmentsiteswillnotbeobtaineddirectlyoffKingsfordSmithDrive.
Car parking RefertoUDA-widedevelopmentcriteriaundersection3.8.
Land Use Plan: Precincts
24 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 2: Harbour Road
1020
Figure 9: Precinct 2
Figure 10: Precinct 2 – building heights plan
Precinct intent
TheareaborderedbyKingsfordSmithDriveandtheBrettsWharfPrecinctwillconsolidateasamixeduseareaincorporatingarangeofresidential,commercialandsmallerretailuses.CommercialdevelopmentwillactasanappropriateinterfacetotheKingsfordSmithDrivecorridor.DevelopmentwillpromotestrongconnectionsfromtheadjoiningBrettsWharfandNorthshoreUrbanVillagePrecincts.
ThemaximumresidentialGFAforthisprecinctwillbeintheorderof44,000m2.
ThemaximumcommercialGFAfortheprecinctwillbeintheorderof40,000m2.
ThemaximumretailGFAfortheprecinctwillbeintheorderof4,500m2.
Precinct outcomes
FuturedevelopmentoftheprecinctwillcreateastrongbuiltformentrystatementfromKingsfordSmithDrive.
MediumdensitycommercialbuildingswillfrontKingsfordSmithDrive,creatingastrongbuiltedgewithhighqualitylandscaping.
Higherdensityresidentialbuildingswillintegratewithneighbouringcommercialdevelopmentbywayofanactiveurbanrealmatgroundlevel.
AnewroadconnectionistobeestablishedonKingsfordSmithDrivewithawideroad
reservewhichpreservestheopportunityforafutureat-gradepublictransportcorridor.
Theprecinctwillhavehighexposuretoarangeofpublictransportoptions.
Theprecinctwillcontainhighqualityurbanpublicspacesandstreetscapes.
Preferred land uses
communityfacility
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
homebasedbusiness
indoorsportandrecreation
market
multipleresidential
office
otherresidential
serviceindustrynotexceeding250m2GFApertenancy
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
showroom.
Land Use Plan: Precincts
25Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 2: Harbour Road 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:
salesofficeanddisplayhomeor
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Allotherdevelopmentnotspecifiedin
Column1,Column2orColumn3B.
Materialchangeofusefor:
extractiveindustry
generalindustry
heavyindustry
lightindustry,or
house.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
26 Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heights
refertoFigure10:Precinct2-buildingheightsplan
10-20storeys.
Setbacks FrontagesThreemetrestoKingsfordSmithDrive(afterroadwideningprovisions).Threetofivemetreselsewhere.Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuidings.18metresbetweenresidentialandcommercialbuildings.
Edge treatments
refertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.
New and upgraded roads
refertoMap7:Proposednewroadsandroadupgrades
AnewroadconnectionisestablishedtoKingsfordSmithDrivewitharoadreservewidthwhichpreservesafutureatgradepublictransportcorridor.
Road widening KingsfordSmithDriveroadwideningasperBrisbaneCityCouncilrequirements.FutureaccesstodevelopmentsiteswillnotbeobtaineddirectlyoffKingsfordSmithDrive.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.Asashorttermoption,thebalanceofthestageddevelopmentareaortheadjoiningCaltexsitemaybeutilisedasaninterimcarparkarea.
Land Use Plan: Precincts
27Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 3: Northshore Urban Village
Figure 11: Precinct 3
Precinct intent
TheNorthshoreUrbanVillagePrecinctwillformoneofaseriesofactivitynodeswithintheUDA.Itwillprovideforavarietyofmixedusesandbuiltformoutcomes.ItwillbuildupontheestablishedBrisbaneCruiseShipTerminalwithbothdensityandheightdefiningtheprecinct.Theprecinctwillcontainareasoffestivalandlimitedsubsistenceretail(withasupermarketofupto1,500m2GFAforthetotalprecinct),offices,communityusesandmediumtohighdensityresidentialdevelopment.Theareawillbehighlyservicedbypublictransport,pedestrianandcycleconnectionsandwillcontainawaterfrontopenspaceareathatmarksthecommencementofapublicriverlinearpark.
Thisprecinctiscomprisedoffoursub-precincts.
Precinct outcomes
TheprecinctwillformthewesternactivitynodeoftheNorthshoreHamiltonUDA.
RemoraRoadisframedbyanentryparkandastrongbuiltedge.
MacarthurAvenuewillbeestablishedasthemainstreet,connectingPortsidewithadedicatedpublictransportcorridor.
ApublicparkadjoiningtheBrisbaneRiver,attheheartoftheretailarea,willbeafocalpoint.
Amixtureofintegrateduseswillprovideavarietyofexperiencesforshopping,entertainmentandleisureactivities.
Buildingswillsupporthighandmediumdensityresidentialliving.
PublictransportwillbeprovidedthroughacombinationofCityCatservicesandat-graderapidtransitwhichwillutiliseafuturededicatedpublictransportcorridorpreservedalongMacarthurAvenue.
Theprecinctwillbenefitfromriverandcityviews.ParticularfocuswillbegiventoensuringasafepublicedgetothewaterfrontbasedonCPTEDprinciples.
Allbuildingswilladdressstreets,includingresidentialbuildingswhichwillprovideentrancestogroundfloorunits.
Theprecincthasthelong-termpotentialforaharbourtobeincorporatedinthesouth-easterncorner.DevelopmentmustnotprejudicenavigationalsafetyandeffectiveoperationoftheexistingBrisbaneCruise
ShipTerminalandportactivities.
Preferred land uses
ThepreferredlandusesforPrecinct3(unlessotherwisespecifiedinasub-precinct)are:
Precinctwide
communityfacility
market.
Inthemixedusecentrezone
childcarecentre
communityfacility
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
homebasedbusiness
indoorentertainment
indoorsportandrecreation
medicalcentre
multipleresidential
office
otherresidential
serviceindustrywherenotexceeding250m2GFApertenancy
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
shoppingcentrenotexceeding1,500m2GFA
touristfacility
visitoraccommodation.
Inthecivicandopenspacezone
outdoorsportandrecreation
park.
Land Use Plan: Precincts
28 Northshore Hamilton Urban Development Area Development Scheme
3.0
Sub-precinct criteria
Figure 12: Precinct 3 - sub-precinct plan
FIGURE 13: Precinct 3 - building heights plan
Sub-precinct 3 (a): Remora Road
Sub-precinctprinciples
TheRemoraRoadentrywillbedefinedbytheparkandbuildingsfrontingthestreet.Itwillcontainamixtureofresidentialandcommercialuses.Particularemphasismustbeplacedonthedeliveryofhighqualitybuiltform,addressingthestreetedgeandthecreationofawalkablehighamenitystreetscape.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof24,000m2.
ThemaximumcommercialGFAforthesub-precinctwillbeintheorderof5,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof1,400m2.
Sub-precinct 3 (b): Central transport
Sub-precinctprinciples
Thissub-precinctwillcontainamixtureofhighdensityresidentialandcommercialbuildingswithstrongretailedgesinthesouthernarea.Densities,heightsandgroundflooractivationwillincreasetowardsMacarthurAvenueandadjacenttofuturepublictransportinfrastructure.Anewentryroadrunningnorth/southwillconnectKingsfordSmithDrivewithakeypublictransportdestinationandtheBrisbaneRiver.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof70,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof6,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof1,800m2.
Sub-precinct 3 (c): Cruise ship terminal
Sub-precinctprinciples
Thissub-precinctmayseetheestablishmentofasecondcruiseshipberthingfacility.Thesub-precinctwillhaveexcellentpedestrianconnectionsandwillseektoincorporaterestaurants,entertainmentandtouristrelatedusestocreateatrulyvibrantarea.Builtedgeswillfrontstreetsandopenspace.Anydevelopmentwillpromotesafetyandsecurityforalluserswhencruiseshipsareberthed,withappropriateareasforwharfoperationsandstevedoring,passengers,visitorsandservicevehicles16.Thissub-precinctwillalsocontainmediumtohighdensityresidentialforms,takingadvantageofthesignificantamenityandoutlookprovidedbytheBrisbaneRiver.
TherelationshipbetweentheexistingandfuturedevelopmentinthissubprecinctwithfuturedevelopmentinSub-precinct3(d)RiverPark,iscriticaltoensureaconsolidatedretailcentreisdeliveredandtheNorthshoreHamiltonUrbanVillageprecinctisreinforcedasanimportantactivitycentre.
Themaximumresidential17GFAforthissub-precinctwillbeintheorderof125,000m2.
16FuturedevelopmentmustcomplywiththerequirementsoftheMaritimeTransportOffshoreFacilitiesSecurityAct2003(CWLTH).
17ThemaximumGFAforthissub-precinctincludesexistingGFA.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof10,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof16,000m2.
Sub-precinctoutcomes
Aneast/westactiveretaillinkmustbeestablishedbetweentheexistingportsideretailareatoconnecttoSub-precinct3(d)RiverParkasindicatedMap3:Activefrontages.
East/westpedestrianandcyclistconnectionsmustbeestablishedalongtheriver’sedgewithcontinuousretailfrontagesasindicatedonMap3:ActivefrontagesandMap5:Keyconnections.
Continuousawningsmustbeprovidedalongthefootpathofthemajorretaillink/street.
Commercialorresidentialusesabovetheretailusesmustoverlookthestreetsandaccesstothesebuildingsmustbeviawelldefinedentrancesatgroundlevel.
Visualandphysicalnorth/southconnectionstotherivermustbeestablished.
Provisionofappropriateaccesstoretailfrontagesatalltimesincludingduringcruiseshipberthing.
Sub-precinct 3 (d): River Park
Sub-precinctprinciples
Thissub-precinctrepresentsakeyretail,leisureandattractorareafortheNorthshoreHamiltonUDA.Macarthur
3(a)3(b)
3(c)
3(d)
15
23
8
12
3
Land Use Plan: Precincts
29Northshore Hamilton Urban Development Area Development Scheme
3.0
Avenuewilldevelopasthemainstreet,withstrongconnectionstotheBrisbaneRiver.Asignificantriverparkwilldefinetheareaestablishingatrulypublicedge,whichconnectswiththelinearopenspacesystemalongtheBrisbaneRiver.HeightsanddensitiesareconcentratedinthisareatoestablishitasakeyactivitynodefortheNorthshoreHamiltonUDA.
Thesub-precincthasthelong-termpotentialforaharbourtobeincorporated.Developmentwillnotprejudicenavigationalsafetyandtheeffectiveoperationoftheexistingcruiseshipberthingfacilityandportactivities.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof100,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof27,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof7,000m2.
Sub-precinctoutcomes
Aneast/westactiveretaillinkmustbeestablishedasindicatedonMap3:Activefrontages.
East/westpedestrianandcyclistconnectionsmustbeestablishedalongtheriver’sedgewithcontinuousretailfrontagesasindicatedonMap3:ActivefrontagesandMap5:Keyconnections.
Continuousawningsmustbeprovidedalongthefootpathsofthemajorretaillink/street.
Commercialorresidentialusesabovetheretailusesmustoverlookthestreetsandaccesstothesebuildingsmustbeviawelldefinedentrancesatgroundlevel.
Buildingheightswillrangefrom15–23storeys,withlowerbuildingslocatedtowardstheBrisbaneRiver.
AdestinationparkwillbeestablishedasindicatedonMap6:Openandcivicspace.
Provisionofappropriateaccesstoretailfrontagesatalltimesincludingduringcruiseshipberthing.
Land Use Plan: Precincts
30 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 3: Northshore Urban Village Precinct 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:
salesofficeanddisplayhome,or
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinctplan,or
where,intheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
Materialchangeofusefor:
extractiveindustry
generalindustry
heavyindustry
lightindustry,or
house.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
31Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heightsrefertoFigure13:Precinct3-buildingheightsplan
3–23storeys
Setbacks Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.FrontagesCommercialandRetail:0metreswithuptofivemetresetbackatgroundforpublicactivatedspaces.Residentialandcommunityuses:threetofivemetreswithuptofivemetressetbackatgroundforpublicactivatedspaces.ThreemetrestoKingsfordSmithDrive(afterroadwideningprovisions)Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.
Active frontagesrefertoMap3:Activefrontages
Primary–75%activeedge–morethan15premisesevery100metres.Secondary–40%activeedge–atleastfivepremisesevery100metres.
Edge treatments refertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.
ConnectionsrefertoMap5:Keyconnections
North/southconnectionsthroughRemoraRoadParktotheexistingcruiseshipterminalmustbepromoted.ThepublicrealmareabetweentheriverparkprecinctandthefuturepublictransportnodeonthenorthernsideofMacArthurAvenueisavitallinkinestablishingafunctionalandsustainableactivitycentre.Thelinear,riversideopenspacemustbemaintainedandpromoted.
Open and civic space refertoMap6:Openandcivicspace
Networkpark.Destinationpark.Connectingpark.Civicspace.
New and upgraded roads refertoMap7:Proposednewroadsandroadupgrades
Newroads.Existingroadupgrade.Minorimprovements.
Road widening KingsfordSmithDriveroadwideningasperBrisbaneCityCouncilrequirements.FutureaccesstodevelopmentsiteswillnotbeobtaineddirectlyoffKingsfordSmithDrive.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.Asashorttermoption,vacantlandinRemoraRoadcouldbeconsideredasaninterimcarparkarea.
Land Use Plan: Precincts
32 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 4: Northshore Park
Precinct outcomes
Theprecinctwillbeidentifiedasaprimaryeconomicandofficebasedemploymentarea.
Residentialusesaretobepredominantlyfocusedtowardsthesouthernpartoftheprecinct,adjoiningtheNorthshoreCentralprecinct.
TheprecinctmustestablishadefinedcommercialbuiltfrontagetoKingsfordSmithDrive.
TheprecinctincludesanewconnectionroadlinkingtheUDAwithKingsfordSmithDrive.
Afuturepublictransportcorridor,linkingtheprecinctwiththeBrisbanerailwaynetwork,ispreserved.
Highqualitypublictransport,cycleandpedestrianconnectionswillbeprovided.
Communityusesmaybeincludedwithinthisprecinct,tosupporttheadjoiningactivitycentres.
Alargepublicparkwillcaterfortheneedsoffutureresidentsandworkers.ThisparklandcanincorporatethefutureprovisionofacentralenergyplanttoservicetheUDA.
Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.
Preferred land uses
Thepreferredlandusesforprecinct4(unlessotherwisespecifiedinasub-precinct)are:
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
office
serviceindustrywherenotexceeding250m2pertenancy
shop–wherelocatedatgroundlevelandnotexceeding250m2GFApertenancy.
Land Use Plan: Precincts
Figure 14: Precinct 4
Precinct intent
TheNorthshoreParkprecinctislocatedadjoiningKingsfordSmithDrivetoprovidehighprofileaddressesforcorporateandgovernmentoffices.TheprecincttakesadvantageoffutureconnectionsanditsstrategiclocationtoothercentressuchasAustraliaTradeCoastandtheBrisbaneAirport.Thefocusofthisprecinctwillbeprimarilycommercialdevelopmentinthenorthandresidentialdevelopmentinthesouth.TheabilitytoconnecttheNorthshoreHamiltonUDAwiththeBrisbanerailnetworkhasbeenpreservedaspartoffutureplanningforthisprecinct.Highqualityrecreationalparklandwillbeprovidedinthisprecinctwhichwillservicefutureresidentsandworkers.
Thisprecinctiscomprisedofthreesub-precincts.
33Northshore Hamilton Urban Development Area Development Scheme
3.0
Sub-precinct criteria
Figure 15: Precinct 4 – sub precinct plan
Figure 16: Precinct 4 - building heights plan
Sub-precinct 4 (a): Kingsford Smith Drive
Sub-precinctprinciples
Thissub-precinctwillprovideastrongedgetoKingsfordSmithDrive.Integratedbuiltandlandscapedtreatmentsmustpromotethecreationofastreetwithstrongpedestrianoutcomes.Commercialuseswithinthissub-precinctshouldmaximisetheopportunityforexposureonamainroutelinkingtheBrisbaneCBDtotheairport.Limitedresidentialusesmaybesupportedinthissub-precinctwhereitcanbedemonstratedthatahighlevelofresidentialamenitywillbeachieved.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof24,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof117,500m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof1,000m2.
Preferredlanduses
ThepreferredlandusesinSub-precinct4(a)KingsfordSmithDrive(inadditiontothosestatedinprecinct4)are:
showroom.
Sub-precinct 4 (b): Central Park
Sub-precinctprinciples
Thissub-precinctwillincludealargecentrallybasedparklandareawhichwillfacilitatelocalsportsandactivitytooccur.Whereappropriatecommunityfacilitiescouldbeincorporatedintothisarea.
AsubstationwillberequiredtoallowforthedistributionofenergywithintheUDA.TheparkhasthepotentialtoincorporateacentralenergyplantthatwillprovideanalternativeenergysourcefortheUDA.Anyfuturecentralenergyplantmustensureanappropriatelevelofamenitytoparkusers.
Preferredlanduses
ThepreferredlandusesinSub-precinct4(b)CentralPark(inadditiontothosestatedinprecinct4)are:
Indoorsportandrecreation
outdoorsportandrecreation
park
utilityinstallation.
8
8
12
3
4(a)
4(b)
4(c)
Land Use Plan: Precincts
Sub-precinct 4 (c): Curtin Avenue South
Sub-precinctprinciples
Thissub-precinctisintendedtoaccommodateamixtureofcommercialandresidentialuses.Itwillrepresentatransitionareabetweentheresidentialusestothesouthwiththecommercialusestothenorth.Thissub-precinctwillbenefitfromitslocationbetweenthetwomajoractivitynodesfortheUDA.AssuchafuturepublictransportcorridorlinkingtheUDAwiththeBrisbanerailwaynetwork,willbepreserved.Anyfuturerailstationinthissub-precinctwillintegratewithothermodesoftranport.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof100,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof7,500m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof500m2.
Preferredlanduses
ThepreferredlandusesinSub-precinct4(c)CurtinAvenueSouth(inadditiontothosestatedinprecinct4)are:
communityfacility
multipleresidential.
34 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 4: Northshore Park 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:
salesofficeanddisplayhome,or
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
Allotherdevelopmentnotspecifiedin
Column1,Column2orColumn3B.
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinctplan,or
where,intheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
Materialchangeofusefor:
extractiveindustry
generalindustry
heavyindustry
lightindustry,or
house.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
35Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heightsrefertoFigure16:Precinct4-buildingheightsplan
3–12storeys
Setbacks FrontagesKingsfordSmithDrive:threemetres(afterroadwidening).Commercialandretail:0metreswithuptofivemetresetbackatgroundlevelforpublicactivatedspaces.Residential:threetofivemetres.Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Significant vegetation10metresfromthehighwatermark.
Active frontagesrefertoMap3:Activefrontages
Primary–75%activeedge–morethan15premisesevery100metres.Secondary–40%activeedge–atleastfivepremisesevery100metres.
Edge treatments refertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.
ConnectionsrefertoMap5:Keyconnections
North/southconnectionsthroughprecincttocentralparklandareaandBrisbaneRiver.East/westconnectionstoadjoiningNorthshoreCentralandNorthshoreUrbanVillageactivitynodes.
Open and civic space refertoMap6:Openandcivicspace
Networkpark.Destinationpark.Civicspace.
New and upgraded roads refertoMap7:Proposednewroadsandroadupgrades
Newroads.Existingroadupgrade.
Road widening KingsfordSmithDriveroadwideningasperBrisbaneCityCouncilrequirements.FutureaccesstodevelopmentsiteswillnotbeobtaineddirectlyoffKingsfordSmithDrive.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.
Land Use Plan: Precincts
36 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 5: Waterfront Residential
Thisprecinctiscomprisedofthreesub-precincts.
Precinct outcomes
Theprecinctwillcontainmulti-unitdwellingsandapartmentsinmediumtohighdensityforms.Theprecinctadjoiningthegolfcoursecanaccommodatelowerdensityresidentialforms.
Residentialdesignmustbeofahighstandard,providingadequatesafety,privacy,comfortandresponsivenesstoBrisbane’ssubtropicalclimate.
Theprecinctmustaccommodatehighqualityparklandandpassiverecreationalareas.
Otheruses,suchassmallscaleshops,restaurantsandshorttermaccommodation,willsupportandrespectthepredominantresidentialamenityofthearea.
Allbuildingsmustaddressstreets,includingresidentialbuildingswhichmustprovideentrancestogroundfloorunits.
Opportunitiesformaximisingriverandcityviewsareencouragedthroughoutthisprecinct
Buildingedgetreatments,includinghighqualityprivateopenspacestrips,mustreinforcestreetscapes.
Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.
Preferred land uses
Thepreferredlandusesforprecinct5(unlessotherwisespecifiedinasub-precinct),are:
communityfacility
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
homebasedbusiness
multipleresidential
otherresidential
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy.
Sub-precinct criteria
Figure 18: Precinct 5 - sub-precinct plan
Figure 19: Precinct 5 - building heights plan
Sub-precinct 5 (a): Riverfront Residential West
Sub-precinctprinciples
Developmentwithinthissub-precinctmustseektosharetheviewsoftheBrisbaneRiverandthecity.Buildingformsmustfrontallstreetswithbacksofbuildingslocatedcentrallywithinblocks.Theriverfrontresidentialareawillincorporatesignificantgreenspaceandurbanopenspaces,increasingtheassociationwiththeriverandprovidingsubstantialreliefwithinahighdensityenvironment.Builtedgesto
5(a)
5(b)5(c)
10
15
155
Land Use Plan: Precincts
Figure 17: Precinct 5
Precinct intent
TheWaterfrontResidentialPrecincthasbeenpositionedtotakeadvantageofthesignificantamenityprovidedbytheBrisbaneRiver.ItwillbethefocusformediumtohigherdensityresidentialformsthatfronttheBrisbaneRiverandprovideastrongedgetoMacarthurAvenue.
TheeasternareasoftheWaterfrontResidentialPrecinctwillcontainmediumandlowerdensityformsofresidentialdevelopment.Althoughpredominantlyresidentialinnature,othersuitableusessuchasshops,restaurantsandshort-termaccommodationwillbeencouragedinappropriatelocationswhereitcanbedemonstratedthattheywillnotprejudicethefunctionoftheadjoiningactivitynodes.Generouspublicspacealongtheriverwillensurethatitremainsanassetenjoyedbyallresidents,workersandvisitors.
37Northshore Hamilton Urban Development Area Development Scheme
3.0
MacarthurAvenueandthestreetfrontingtheriverarecriticaltothecreationofadefinedurbanenvironment.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof47,500m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof500m2.
Sub-precinct 5 (b): Riverfront Residential Central
Sub-precinctprinciples
Developmentwithinthissub-precinctshouldseektosharetheviewsoftheBrisbaneRiverandthecity.Buildingformsmustfrontallstreetswithbacksofbuildingslocatedcentrallywithinblocks.Theriverfrontresidentialareawillincorporatesignificantgreenspaceandurbanopenspaces,increasingtheassociationwiththeriverandprovidingsubstantialreliefwithinahighdensityenvironment.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof100,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof1,000m2.
Sub-precinct 5 (c): Riverfront Residential East
Sub-precinctprinciples
Thissub-precinctcanaccommodateamixtureofresidentialformsthattakeadvantageoftheamenityprovidedbyadjoiningopenspaceandtheBrisbaneRiver.Lowdensityresidentialbuildingformswillbeappropriateadjoiningthegolfcourse.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof105,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof1,000m2.
Preferredlanduses
ThepreferredlandusesinSub-precinct5(c)RiverfrontResidentialEast(inadditiontothosestatedinprecinct5)are:
house.
Land Use Plan: Precincts
38 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 5: Waterfront Residential 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:
salesofficeanddisplayhome,or
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinctplan,or
whereintheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
Materialchangeofusefor:
extractiveindustry
generalindustry
heavyindustry,or
lightindustry.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
39Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heightsrefertoFigure19:Precinct5-buildingheightsplan
5–15storeys
Setbacks FrontagesRetail:0metreswithuptofivemetresetbackatgroundforpublicactivatedspaces.Residential:threetofivemetres.Tower separation18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Brisbane River Setback(fromthehighwatermark)20metresforallbuildings.Significant Vegetation10metresfromthehighwatermark.
Edge treatmentsrefertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.
ConnectionsrefertoMap5:Keyconnections
North/southconnectionsthroughtheeasternriverparktothewetlandparkintheNorthshoreLinksPrecinctmustbepromoted.Connectionsmustbereinforcedonthenorth/southstreetstopromoteaccessibilitytotheriver’sedge.East/westconnectionsalongthelinear,riversideopenspacemustbemaintainedandpromoted.
Open and civic space refertoMap6:Openandcivicspace
Networkpark.Destinationpark.Connectingpark.Civicspace.
New and upgraded roads refertoMap7:Proposednewroadsandroadupgrades
Newroads.Existingroadupgrade.Minorimprovements.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.
Land Use Plan: Precincts
40 Northshore Hamilton Urban Development Area Development Scheme
3.0
Figure 20: Precinct 6
Precinct intent
TheNorthshoreCentralPrecinctislocatedinthecentreoftheNorthshoreHamiltonUDAandwillbeakeyfocalpointofactivity.
Itwillprovideforavarietyofmixedusesandbuiltformoutcomes.Itwillcomplimenttheotheractivitynodesandwillincludehigherorderretailuses(includingadistrictsizedsupermarket)commercial,communityusesandmediumtohighresidentialdevelopment.
Itsproximitytopublictransport,openspaceandtheBrisbaneRiverwillmakeitanattractivelocationforbusinesseslookingforahighlevelofintegrationwithotheruses.Generouspublicspacealongtheriverwillensurethatitremainsanassetenjoyedbyallresidents,workersandvisitors.
Precinct 6: Northshore Central
Theprecincthasthelongtermpotentialforaharbourtobeincorporatedinthesouth-easterncornerwhereitdoesnotprejudicenavigationalsafety.
Thisprecinctiscomprisedoftwosub-precincts.
Precinct outcomes
TheprecinctwillbecomeidentifiableasaneconomicandofficebasedemploymentcentrefortheNorthshoreHamiltonUDA.
Higherorderretailandresidentialuses,inappropriatelocations,willbeintegratedandprovideactivitytothearea.
TheprecinctwillestablishadefinedbuiltfrontageandstrongconnectionstoMacArthurAvenue,BarchamStreetandtheBrisbaneRiver.
Increaseddensitiesarepromotedadjoiningfuturepublictransportinfrastructure.
Theareawillestablishhighqualityurbanpublicspacesandstreetscapesthatpromotepedestrianactivityandaccess.
Futuremarinadevelopmentisconsideredappropriateinthislocation.
Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.
Preferred land uses
Thepreferredlandusesforprecinct6(unlessotherwisespecifiedinasub-precinct)are:
childcarecentre
communityfacility
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
homebasedbusiness
indoorentertainment
indoorsportandrecreation
medicalcentre
multipleresidential
office
otherresidential
serviceindustrynotexceeding250m2
GFApertenancy
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
shoppingcentre
touristfacility
visitoraccommodation.
Land Use Plan: Precincts
41Northshore Hamilton Urban Development Area Development Scheme
3.0
Sub-precinct criteria
Figure 21: Precinct 6 - sub-precinct plan
Figure 22: Precinct 6 - building heights plan
Sub-precinct 6 (a): Barcham Street
Sub-precinctprinciples
Thissub-precinctwillincludeavibrantmixofrestaurants,cafes,convenienceretailandadistrictsizesupermarketfortheUDA.Itwillincludeavarietyofbuildingformsandheightsandwillhaveahighqualitypublicrealm.Thesub-precinctwillbehighlyservicedbypublictransportandapedestrianfriendlyenvironment.
Largefloor-plateretailwillbesleevedbysmallscaleshops,foodpremisesandbusinessestoensureactivityandvisualinterestonstreetsandtocivicandopenspace.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof40,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof30,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof30,000m2.
Preferredlanduses
ThepreferredlandusesinSub-precinct6(a)BarchamStreet(inadditiontothosestatedinprecinct6)are:
educationalestablishment
shoppingcentre.
6(a)
6(b)
23
8
128
121515
Land Use Plan: Precincts
Sub-precinct 6 (b): Macarthur Central
Sub-precinctprinciples
Thissub-precinctwillhaveastrongrelationshipwiththeBrisbaneRiverandMacArthurAvenueasthemainstreetwithintheUDA.Itwillaccommodatehighdensitybuiltformwitharangeofmixusesincludingretail,commercialandresidential.Thesub-precinctwillbehighlyservicedbypublictransportandcontainawaterfrontopenspaceareaforeventsanddestinationactivitiesalongthepublicriverlinearpark.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof35,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof43,000m2.
ThemaximumretailGFAfortheSub-precinctwillbeintheorderof10,000m2.
42 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 6: Northshore Central level of assessment table
Column 1Exempt development
Column 2 UDA self assessable development
Column 3 – UDA assessable development
Column 3APermissible development
Column 3BProhibited development
AlldevelopmentspecifiedinSchedule1.
Materialchangeofusefor:
salesofficeanddisplayhome,or
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinctplan,or
where,intheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
Materialchangeofusefor:
extractiveindustry
generalindustry
heavyindustry
lightindustry,or
house.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
43Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heightsrefertoFigure22:Precinct6-buildingheightsplan
8–23storeys
Setbacks FrontagesCommercialandretail:0metreswithuptofivemetresetbackatgroundforpublicactivatedspaces.Residential:threetofivemetres.Tower separation12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.Significant vegetation10metresfromthehighwatermark.
Active frontagesrefertoMap3:Activefrontages
Primary–75%activeedge–morethan15premisesevery100metres.Secondary–40%activeedge–atleastfivepremisesevery100metres.
Edge treatmentsrefertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.
ConnectionsrefertoMap5:Keyconnections
North/southconnectionsthroughBarchamStreetspinetoadjoiningNorthshoreParkprecinct.Connectionsmustbereinforcedonthenorth/southstreetstopromoteaccessibilitytotheriver’sedge.East/westconnectionsalongthelinear,riversideopenspacemustbemaintainedandpromoted.
Open and civic space refertoMap6:Openandcivicspace
Networkpark.Destinationpark.Connectingpark.Localpark.Civicspace.
New and upgraded roads refertoMap7:Proposednewroadsandroadupgrades
Newroads.Existingroadupgrade.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.
Land Use Plan: Precincts
44 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 7: Business Enterprise Park
Precinct intent
Thisareawillcontinuetobedominatedbyindustrialuseshoweverthereisthepotentialforfuturecommercialdevelopmenttooccurinthisarea.Intensificationofexistingandnewheavyorhighlyincompatibleindustrieswillnotbesupported.
AppropriateformsofnewdevelopmentcouldincludecleanerindustryandresearchandtechnologyfacilitiesassociatedwiththeSmartStateStrategy18.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof360,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof750m2.
Precinct outcomes
Thissub-precinctwillbepromotedovertimetocleaner,moreurbancompatibleindustries.
Industriesandbusinesseswithinthissub-precinctwillhaveacleanandhighamenityimage.
Siteplanning,buildingandoperationalparametersmustbeofahighstandardtoensureminimalenvironmentalimpactsonsurroundinguses.Industrialusesmustnotpresentsignificantriskstopeople,propertyandtheenvironment.
18RefertoTheSmartStateStrategy–Queensland’sSmartFuture2008-2012atwww.smartstate.qld.gov.au/strategy/index.shtm
Levelsofemissionsmustbesensitivetosurroundinguses.Theinterfaceareasbetweentheindustrialareaandadjoiningsensitivereceptorswillbeappropriatelymanaged.
TheGovernment’sSmartStateStrategywillbepromoted.
Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.
Preferred land uses
Thepreferredlandusesforprecinct7(unlessotherwisespecifiedinasub-precinct)are:
IntheMediumimpactemploymentzone:
foodpremiseswherelocatedatgroundlevelnotexceeding250m2GFApertenancy
lightindustry
office
researchandtechnologyfacility
serviceindustry
servicestation
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
showroom.
IntheCivicandopenspacezone:
outdoorsportandrecreation
park.
3
Figure 24: Precinct 7 - building heights plan
Land Use Plan: Precincts
Figure 23: Precinct 7
45Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 7: Business Enterprise Park level of assessment table
Column 1Exempt development
Column 2 UDA self assessable development
Column 3 – UDA assessable development
Column 3APermissible development
Column 3BProhibited development
AlldevelopmentspecifiedinSchedule1. EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Materialchangeofusefor:
communityfacilities
extractiveindustry
generalindustry
heavyindustry
house
multipleresidential
otherresidential,or
relocatablehomeandcaravanpark.
1Asrequiredfortheprecinctorpreviouslyapproved.
Development parameters
HeightsrefertoFigure24:Precinct7-buildingheightsplan
3storeys
Setbacks FrontagesKingsfordSmithDrive:threemetres(afterroadwidening).Commercial:0tothreemetres.Industrial:3-5metres.Significant vegetation10metresfromthehighwatermark.
ConnectionsrefertoMap5:Keyconnections
North/southconnectionstoNorthshoreLinksPrecinctandBrisbaneRiver.PossiblefutureconnectiontoGatewayMotorway.
New and upgraded roads refertoMap7:Proposednewroadsandroadupgrades
Newroads.Existingroadupgrade.
Carparking RefertoUDAwidedevelopmentcriteriaundersection3.8.
Roadwidening KingsfordSmithDriveRoadasperBrisbaneCityCouncilrequirements.FutureaccesstodevelopmentsiteswillnotbeobtaineddirectlyoffKingsfordSmithDrive.
Land Use Plan: Precincts
46 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 8: Northshore Links
Precinct outcomes
Businessesmustbelocatedwithinhighqualitylandscapedenvironments.
Physicalconnectionsandvisualaccesstoopenspaceareasmustbepromoted.
Buildingsmustaddressroadfrontagesincorporatinghighqualitylandscapedareasandbuildingentrances.
Whereappropriate,residentialformsofdevelopmentarepredominantlyfocusedtowardsthesouthernpartoftheprecinct,adjoiningtheWaterfrontResidential,NorthshoreCentralandNorthshoreHarbourprecincts.
Anenvironmentalwetlandparkwillbelocatedinthenorth-eastcornerofthisprecinctwhichwillprovideimportantwaterstoragecapacityfortheUDA.Thiswillpromotetheretainedmangrovevegetationaswellasfocusingoneducationalopportunitiesassociatedwithwaterquality,floodcatchmentsandnaturaltidalecosystems.
Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.
Highqualitypublictransport,cycleandpedestrianconnectionswillbeprovidedinthisprecinct.
Preferred land uses
Thepreferredlandusesforprecinct8(unlessotherwisespecifiedinasub-precinct)are:
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
lightindustry
office
researchanddevelopmentfacility
serviceindustry
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy.
Land Use Plan: Precincts
Figure 25: Precinct 8
Precinct intent
TheNorthshoreLinksPrecinctwillprovideamoreopen,park-likesettingsuitableforbusiness,hightechnologyindustryandresearchfacilities.
Intheshorttermitshighqualityopenspaceenvironmentwillprovideanappropriatebufferandtransitionfromtheindustrialareatothenorth.Overtime,asenvironmentalconditionsimprovethroughindustrialtechnologicalimprovements,othermixeduseforms,suchasresidential,maybeappropriateinthisprecinctwhereitcanbesufficientlydemonstratedthatriskhazard,airquality,odourandnuisanceimpactscanbeappropriatelymitigated.
Thisprecinctiscomprisedoftwosub-precincts.
47Northshore Hamilton Urban Development Area Development Scheme
3.0
Sub-precinct criteria
Figure 26: Precinct 8 - sub-precinct plan
Figure 27: Precinct 8 - building heights plan
Sub-precinct 8 (a): Macarthur North
Sub-precinctprinciples
Thissub-precinctwillbecriticalinprovidingatransitionzonefromtheBusinessEnterprisePrecinctthroughtotheMacarthurSouthSub-precinct.Knowledge,researchanddevelopmentindustriesandbusinessesareencouragedinthisarea,reflectingthechangeinnaturefromtheexistingindustrialuses.Theeasternportionofthesub-precinctshouldtakeadvantageofthesignificantamenityprovidedbytheRoyalQueenslandGolfClubandopenspacesystem.Acomprehensivedevelopmentadjoiningtheenvironmentalwetlandparkmustincorporateawelldesignedbuiltoutcomesurroundingacentralopenspacearea.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof22,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof64,500m2.
Preferredlanduses
ThepreferredlandusesinSub-precinct8(a)MacarthurNorth(inadditiontothosestatedinprecinct8)are:
communityfacility(whereassociatedwiththeenvironmentalwetlandpark).
8(a)
8(b)
53
55
12
Sub-precinct 8 (b): Macarthur South
Sub-precinctprinciples
Businessuseswillbepromotedinthemediumterm.Overtime,asenvironmentalconditionsimprove,residentialformsofdevelopmentmaybeconsideredappropriateinthesouthernpartofthissub-precinctwhereitcanbesufficientlydemonstratedthatmattersrelatingtoriskhazard,airquality,odourandnuisanceimpactscanbeappropriatelymitigated.Developmentatthesouthernpartofthissub-precinctmustensurethatitprovidesahighqualityinterfacewiththewaterfrontresidentialprecinct.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof80,000m2.
ThemaximumcommercialGFAforthissub-precinctwillbeintheorderof80,000m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof400m2.
Preferredlanduses
ThepreferredlandusesinSub-precinct8(b)MacarthurSouth(inadditiontothosestatedinprecinct8)are:
multipleresidential(whereitcanbesufficientlydemonstratedthatmattersrelatingtoriskhazard,airquality,odourandnuisanceimpactscanbeappropriatelymitigated).
Land Use Plan: Precincts
48 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 8: Northshore Links 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:
salesofficeanddisplayhome,or
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Alldevelopmentwithinasub-precinctunless:
inaccordancewithanapprovedsub-precinctplan,or
where,intheopinionoftheULDA,asub-precinctplanisnotrequiredasthedevelopmentwillnotcompromisetheprinciplesandoutcomesofthesub-precinctandwillnotunreasonablyprejudicetheopportunitiesforthedevelopmentoftheremainingareainthesub-precinct.
Materialchangeofuse:
extractiveindustry
generalindustry
heavyindustry,or
house.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
49Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heights
refertoFigure27:Precinct8-buildingheightsplan
3–12storeys
Edge treatments
refertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.
Setbacks FrontagesCommercial:0tothreemetres.Residential:threetofivemetres.Tower separation 12metresbetweencommercialbuildings.18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Significant vegetation10metresfromthehighwatermark.
Connections
refertoMap5:Keyconnections
North/southconnectionstoBusinessEnterprisePrecinctandBrisbaneRiver.East/westconnectionstoadjoiningNorthshoreCentralPrecinct.Openspaceconnectionsbetweenwetlandparkandriversideparkland.
Open and civic space
refertoMap6:Openandcivicspace
Destinationpark.Connectingpark.Localpark.
New and Upgraded Roads
refertoMap7:Proposednewroadsandroadupgrades
Newroads.Existingroadupgrade.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.
Land Use Plan: Precincts
50 Northshore Hamilton Urban Development Area Development Scheme
3.0
Figure 28: Precinct 9
Figure 29: Precinct 9 - building heights plan
Precinct 9: Northshore Harbour
Precinct intent
TheNorthshoreHarbourPrecinctisthesmallestofthecentreswithintheUDA.ItwillprovideforavarietyofmixedusesandbuiltformoutcomesandwillhaveastrongrelationshipwiththeexistingNorthshoreRiversideParklocatedattheendofMacArthurAvenue.
DuetoitsstrongrelationshipwiththeBrisbaneRiverandtheadjoiningpark,thereisanexcellentopportunitytoincorporateaharbourstyledevelopmentasalongertermoption.Marinadevelopmentinthisprecinctwillbesupportedaswellascomplementaryusessuchascafes,restaurantsanddestinationactivities.Theprecinctwillhaveagenerouspublicspacealongtheriverwhichwillensurethatitremainsanassetenjoyedbyallresidents,workersandvisitors.
ThemaximumresidentialGFAforthissub-precinctwillbeintheorderof12,500m2.
ThemaximumretailGFAforthissub-precinctwillbeintheorderof2,000m2.
Precinct outcomes
TheprecinctwillfunctionasadestinationcentrecapitalisingontheadjoiningBrisbaneRiverandRiversidePark.
Smallscaleretailuses,inappropriatelocations,areintegratedandprovideactivitytotheprecinct.
TheprecincthasadefinedbuiltfrontageandstrongconnectionstoMacArthurAvenue,NorthshoreRiversideParkandtheBrisbaneRiver.
Increaseddensitiesarepromotedadjoiningfuturepublictransportinfrastructure.
Theprecinctcontainshighqualityurbanpublicspacesandstreetscapesthatpromotepedestrianactivityandaccess,particularlyalongtheBrisbaneRiver.
Futuremarinadevelopment,includingthelong-termpotentialforaharbour,isconsideredappropriateinthisprecinct.
Preferred land uses
Thepreferredlandusesforprecinct9are:
Precinctwide
communityfacility
foodpremiseswherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
market
touristfacility.
IntheMixedusecentrezone
civicandopenspacezone
homebasedbusiness
indoorentertainment
multipleresidential
office
otherresidential
shopwherelocatedatgroundlevelandnotexceeding250m2GFApertenancy
visitoraccommodation.
IntheCivicandopenspacezone
outdoorsportandrecreation
park.
153
Land Use Plan: Precincts
51Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 9: Northshore Harbour 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:
salesofficeanddisplayhome,or
homebasedbusiness.
EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Materialchangeofusefor
extractiveindustry
generalindustry
heavyindustry
lightindustry,or
house.
1Asrequiredfortheprecinctorpreviouslyapproved.
Land Use Plan: Precincts
52 Northshore Hamilton Urban Development Area Development Scheme
3.0
Development parameters
Building heights
refertoFigure29:Precinct9-buildingheightsplan
3–15storeys
Setbacks FrontagesCommercialandretail:0metreswithuptofivemetressetbackatgroundforpublicactivatedspaces.Residential:threetofivemetres.Tower separation18metresbetweenresidentialbuildings.18metresbetweenresidentialandcommercialbuildings.Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.
Active frontages
refertoMap3:Activefrontages
Primary–75%activeedge–morethan15premisesevery100metres.
Edge treatments
refertoMap4:Edgetreatments
Dominantbuiltformtobeatthecornersindicatedonedgetreatmentplan.30%offrontagesamaximumofthreestoreyswhereindicated.
Connections
refertoMap5:Keyconnections
Connectionsmustbereinforcedonthenorth/southstreetstopromoteaccessibilitytotheriver’sedge.East/westconnectionsalongthelinear,riversideopenspacemustbemaintainedandpromoted.ThisincludesastrongconnectionfromtheprecincttotheadjoiningNorthshoreRiversidePark.
Open and civic space
refertoMap6:Openandcivicspace
Networkpark.Connectingpark.Civicspace.
New and upgraded roads
refertoMap7:Proposednewroadsandroadupgrades
Newroads.Existingroadupgrade.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.
Land Use Plan: Precincts
53Northshore Hamilton Urban Development Area Development Scheme
3.0
Figure 30: Precinct
Figure 31: Precinct 10 - building heights plan
Precinct 10: Royal Queensland Golf Club
Precinct intent
ThisprecinctcontainstheRoyalQueenslandGolfClubwhichisintendedtoremaininitscurrentform.Theexistingmangrovelinesdrainagesystemontheprecinct’swesternboundaryistobeprotected.
Precinct outcomes
Thegolfcourseusewillcontinue.
Significantvegetationistoberetainedunlessthereisademonstratedpublicbenefit.Ifpublicbenefitisdetermined,considerationwillbegiventominimisationoflossandmanagementofimpacts.
Preferred land uses
Thepreferredlandusesforprecinct10are:
club
foodpremisesnotexceeding250m2GFApertenancy
indoorsportandrecreation
outdoorsportandrecreation
shopnotexceeding250m2GFApertenancy.
3
Land Use Plan: Precincts
54 Northshore Hamilton Urban Development Area Development Scheme
3.0
Precinct 10: Royal Queensland Golf Club level of assessment table
Column 1Exempt development
Column 2 UDA self assessable development
Column 3 – UDA assessable development
Column 3APermissible development
Column 3BProhibited development
AlldevelopmentspecifiedinSchedule1. EnvironmentallyrelevantactivitiesforwhichacodeofenvironmentalcompliancehasbeenmadeundertheEnvironmentalProtectionRegulation1998.
Materialchangeofusefora“preferredlanduse”wherenotinvolvingbuildingworkandcomplyingwiththeapplicable1carparkingratios.
OperationalworkinaccordancewiththeagreedstandardsasstatedinaUDAdevelopmentapproval.
AllotherdevelopmentnotspecifiedinColumn1,Column2orColumn3B.
Materialchangeofusefor:
extractiveindustry
generalindustry
heavyindustry,or
lightindustry.
1Asrequiredfortheprecinctorpreviouslyapproved.
Development parameters
Building heights
refertoFigure31:Precinct10-buildingheightsplan
Threestoreys
Setbacks Brisbane River(setbackfromthehighwatermark)20metresforallbuildings.Significant vegetation10metresfromthehighwatermark.
Car parking RefertoUDAwidedevelopmentcriteriaundersection3.8.
Land Use Plan: Precincts
55Northshore Hamilton Urban Development Area Development Scheme
3.0Land Use Plan: Maps
0.35
0.50
0.75
1.50
LEGEND
Plot ratio
Map 2: Northshore Hamilton UDA plot ratios under Brisbane City Council’s Brisbane City Plan 2000
56 Northshore Hamilton Urban Development Area Development Scheme
3.0 Land Use Plan: Maps
Map 3: Active frontages
Primary frontages
Secondary frontages
Indicative new road layout
Active frontages
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3.0
Dominant built form at corners
30% of frontage a maximum of 3 storeys
Indicative new road layout
Edge treatments
Map 4: Edge treatments
Land Use Plan: Maps
58 Northshore Hamilton Urban Development Area Development Scheme
3.0
Map 5: Key connections
Key pedestrian connections
Proposed City Cat terminal
Indicative new road layout
LEGEND
Land Use Plan: Maps
59Northshore Hamilton Urban Development Area Development Scheme
3.0
Map 6: Open and civic space
400m network parks
Desination parks
Local parks
Connecting parks
Civic
Indicative new road layout
Open + civic space plan
Land Use Plan: Maps
60 Northshore Hamilton Urban Development Area Development Scheme
3.0
Map 7: Proposed new roads and road upgrades
LEGEND
Existing road with minor improvements
Existing road/ alignment retained and upgraded
Indicative new road layout
Land Use Plan: Maps
61Northshore Hamilton Urban Development Area Development Scheme
3.0
Map 8: Fuel storage facilities
Impact area
LEGEND
Fuel storage facilities
Land Use Plan: Maps
62 Northshore Hamilton Urban Development Area Development Scheme
3.0
Map 9: Asphalt and concrete batching plants
Impact area
Zone 1: All development
Zone 2: All development above 40m AHD
LEGEND
Asphalt and concrete batching plants
Land Use Plan: Maps
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3.0
Map 10: Chrome plating facility
Impact area
LEGEND
Chrome plating facility
Land Use Plan: Maps
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3.0 Land Use Plan
Map 11: Marine industry activities
Marine industry activities
LEGEND
Marine operations
Impact area
Land Use Plan: Maps
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4.0Infrastructure Plan
ListedbelowistheinfrastructurerequiredtobedeliveredinordertoachievetheULDA’svisionfortheNorthshoreHamiltonUDA.
ThefundingmechanismstoachievethedeliveryofthisinfrastructurearedetailedinChapter5.0ImplementationStrategy.
Proposed catalyst infrastructure
Infrastructure Description of works
Roadandstreetimprovements RemoraRoadupgradeincludingroadconstruction,drainageworks,intersectionupgradeandlandscapingtreatment.
MacArthurAvenuepartupgradeincludingroadconstruction,drainageworks,streetlighting,landscapingtreatmentandroadsidebusstopinfrastructure.
NewKingsfordSmithDrivelinkroad(adjoiningtheHarbourRoadPrecinct)includingroadconstruction,drainageworks,intersectionworks,streetlightingandlandscapingtreatment.
Parklandworks ConstructionofnewwaterfrontparkandupgradetoRemoraRoadpark.
Proposed infrastructure improvements
Infrastructure Description of works
Roadandstreetimprovements MacArthurAvenue(progressiveupgrade).
NewKingsfordSmithDrivelinkroad(adjoiningNorthshoreParkPrecinct).
TheodoreStreetwideningandnewBarchamStreetlinkroadtoNorthshoreCentralPrecinct.
CullenAvenueextensionlinkingGatewayMotorwaywithNorthshoreParkPrecinct.
Proposed water and sewer infrastructure
Infrastructure Description of works
Waterandsewer WaterandsewernetworkswithintheUDAwillbeupgradedatthetimeofdevelopmentsbeingundertaken.
Proposed community facilities, transport and affordable housing
Infrastructure Description of works
Transport Investigationsfordedicatedrapidtransitsystem.
Ferryterminals.
Communityfacilities Multi-purposecommunityfacility.
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5.0 Implementation Strategy
5.1 IntroductionAsdescribedinearliersectionsofthedevelopmentscheme,thepurposeoftheULDAActistofacilitate:
(i) theavailabilityoflandforurbanpurposes
(ii) theprovisionofarangeofhousingoptionstoaddressdiversecommunityneeds
(iii)theprovisionofinfrastructureforurbanpurposes
(iv)planningprinciplesthatgiveeffecttoecologicalsustainabilityandbestpracticeurbandesign
(v) theprovisionofanongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds.
ThemissionformulatedbytheULDAtoachievethepurposesoftheActistocreatevibrantinclusivecommunitiesandto:
CreatesustainableworldclassprecinctsallQueenslanderscanbeproudof.Theseoutstandingnewurbancommunitieswillincorporatebestpracticeurbandesignprinciplesandarangeofaffordablehousingoptions.
Inachievingthatvision,thevaluestheULDAseektoexhibitinitsachievementofthatoutcomeare:
boldleadership
collaborationandpartnership
creativityandinnovation
sustainability
integrity.
Consequently,theimplementationstrategyandactionsoftheULDAneedtoaddressaspectsbroaderthantheAct’spurposesandneedtoaddress,notonlywhatistobeachieved,butalsohowitistobeachieved.
Inmanyaspectsthisimplementationstrategywillbealivingdocument,respondingtocircumstancesastheyarise,learningfromthelessonsastheUDAdevelopsandadoptinginnovationarisingfromtechnologicalchangeandinnovationfromindustry.
However,thefollowingsectionprovidesaframework,indicatingtheimplementationstrategyelements,desiredoutcomesandplannedactionsformulatedatthistimetogiveeffecttotheAct’spurposesandtheULDA’smission.
ThekeyelementsdeterminedasessentialintheachievementoftheULDA’smissionareindicatedbelowanddetailedinthefollowingsections:
urbanlandavailabilityfordevelopment
housingoptions
ecologicalsustainability
bestpracticeurbandesign
urbaninfrastructureprovision.
Allelementsineachsectionmustbeachievedtothegreatestextentpracticalhavingregardtoeachoftheotherelementsoftheimplementationstrategy.
However,theULDAalsorecognisesthatthereareotheraspectstothecreationofdevelopmentintheUDAthatbearrecognition.Inparticularleadershipandplacemaking.
Leadership
TheULDAhasbeenprovidedwithanActthatallowsfora‘blankslate’approachtourbandevelopment.ThisblankslateallowstheULDAtotryalternativemethodsofdeliveringsuccessfulurbandevelopmentoutcomes.
TheULDArecognisesthatwhileithastheabilitytohaveadirectimpactonoutcomeswithintheUDA,italsohasthepotentialtohaveanindirectoutcomebywayofdemonstrationoftheimpactofalternativeapproaches.
Consequently,ifsuccessful,theprocesses,provisionsorsystemsputinplacemaybesuitableforadoptionbyotherauthoritiesintheState.
Place making
TheULDArecognisesthatthecreationofsuccessfulurbanspacesstartswithestablishingavisionfortheUDAwhichismeaningful,respectsthelocationandsite’scharacteristicsandislikelytofindacceptancebythewidercommunity,andinparticularthedevelopmentcommunitysothatdevelopmentoccurs.Thelanduseplanandinfrastructurestrategyprovidethemainmeansofachievinggoodurbanspaces.
However,theULDArecognisesthatthereareother,moresubtleaspectsthatneedtobeconsideredtocreatetrulyspecialplacesthatdonotneatlyfitintothefollowingstructure,namely:
thearrangementandtypeofuseswithinspaces
theroleofthecommunityinthedevelopmentandchangeofspacesovertime
eventmanagementtoenlivenandactivatespaces.
TheseaspectsarenotaddressedinthissectionbutwillbeinstitutedaspartoftheULDA’sactivitiesastheUDAdevelops.
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5.0Implementation Strategy
5.2 Urban land availability for development
Thedevelopmentscheme,tobesuccessfulandachievetheULDA’saims,needstoleadtodevelopmentontheground,ratherthanbejustaplanningdocument.Forlandownersandthedevelopmentindustry,thedevelopmentscheme’sprovisionsneedtocreateanenvironmentwherecommerciallyviabledevelopmentprojectsarefostered.
AmeasureofthissuccesswillbethewillingnessofprivateindustrytoseektodevelopsiteswithintheUDA.
Element Measure Actions
Urbanlandavailabilityfordevelopment
DevelopmentoccurswithintheUDA.
Adevelopmentschemethat:
includesdevelopmentrequirementsthatallowacommercialoutcome
providecertaintyofdevelopmentpotential(usesandyield)
respondstochangesinmarketconditions
allowsforalternativedesignsolutions.
Aninfrastructurestrategythat:
ensuresnecessaryinfrastructureisco-ordinatedandconstructedtofacilitatedevelopment
doesnotrequiredevelopmentcontributionsthataresohighthatlandownershavenoincentivetoredeveloptheirproperties
hasachargingregimethatbalancesupfrontcostswithpaymentsovertime,andrecognisestheimportanceoftimeofpaymentstotheindustry
hasatransparentandeasilycalculabledevelopmentcontributionschedule.
Anapprovalsystemthat:
minimisestimedelaytothedeveloper
highlightsearlythelevelofdetailrequiredforaspecificdevelopmentapplication
allowsforconsiderationofalternativesolutionsinanexpeditiousmanner
allowsadevelopmentproponenttobeprovidedwithadegreeofcertainty,earlyintheprocesssothatadevelopmentproposalwillbeacceptable
providesconsistencyfromthepre-lodgementprocess,throughapprovaltoprojectcommencement.
TheULDAwillseektofacilitatedevelopmentinspecificareasby:
workingwithlandownerstofindsolutionstospecificissues
buildingcatalystinfrastructurewhereitwillleadtoearlydevelopmentwithinaprecinct
brokeringdiscussionswithgovernmentagencieswhererequiredtofacilitateresolutionofissues
workingwithgovernmentagenciestobringlandtothemarketwherethelandissurplustotheirrequirements
undertakingstudiestoaddressareawideissues.
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5.0 Implementation Strategy
5.3 Housing optionsTherehasbeenadeclineinhousingaffordabilityinQueenslandwhichhasbeenexacerbatedbyincreasesininterestratesandstronggrowthintheeconomyuntilmarketeventsin2008.DeclininghousingaffordabilityisparticularlypronouncedintheinnersuburbsofBrisbaneasaresultofinnerurbangentrification.
TheULDAActspecificallystatesthatoneofthemainpurposesoftheAuthorityistofacilitatetheprovisionof‘anongoingavailabilityofaffordablehousingoptionsforlowtomoderateincomehouseholds’.
Consequently,theULDAseekstoachievethedevelopmentofdiverseandinclusivecommunitiesbyimprovinghousingdelivery,affordability,designandchoiceandspecificallytheULDAwillseektoincreasetheprovisionofaffordable,appropriateandaccessiblehousingforlowtomoderateincomeearners.
Ameasureofthissuccesswillbe:
achievingaminimumof15%ofalldwellingsbuiltintheUDAsasaffordabletopeopleonlowtomoderateincomes
achievingamixofincomes,tenuresandpricepointsinallUDAsandwithinanumberofprecinctswithintheUDAsincludingsocial,affordablerentalandaffordableowneroccupierhousing.
Elements Measure Actions
Housingoptions Achievingaminimumof15%ofalldwellingsacrosstheUDAsasaffordable.
Achievingadiversityinhousingoptions.
ImplementthefollowingstrategiestodeliveraffordablehousingintheUDAs:
Developmentcontribution:sharingupliftoflandvalue
InprivatedevelopmentintheUDAswherethereissignificantupliftoflandvaluearisingfromthedevelopmentscheme,adevelopmentcontributiontowardsaffordablehousingwillberequired(refertoinfrastructurestrategy).
Developmentcontributions:housingdiversityrequirements
Inallresidentialdevelopmentsthroughappropriatedesign,reductioninunitandlotsizes,andchangestobuildingpractices,residentialproductwillberequiredtoprovidediversehousingoptions.
Inaddition,aminimum5%ofresidentialproductwillberequiredtobeaffordabletorentbythetargetmarket,i.e.abletoberentedspendingnomorethan30%ofgrosshouseholdincomeforhouseholdsearningthemedianlevelincomeintheBCCstatisticaldistrict.
FacilitatingNotforProfithousing(NFP)
Thiswilloccurthroughensuringatimelydevelopmentapprovalprocessandinsomecircumstancesreducedrequirementsthroughthedevelopmentscheme.
ULDAdevelopmentactivites
TheULDAActallowstheULDAtodevelopland.SurplusincomegeneratedfromtheseactivitieswillbeutilisedforthepurposesoffundingtheongoingoperationsoftheULDAandtodeliveradditionalaffordablehousingoutcomes.
Provisionofsocialhousing(subjecttoDoHfunding):
TheprovisionofsocialhousinginallUDAswhichisfundedbytheDepartmentofHousing(DoH)andmanagedbythedepartmentoraNotforProfit(NFP)communityhousingorganisationandmeetstheneedsofthelowestincomeandhighestneedhouseholdsonthehousingregister.
Facilitatingsocialhousing
TheULDAisworkingcloselywithDoHtofacilitatetheprovisionofsocialhousingthroughtheirstandardpurchaseprogram.
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5.0Implementation Strategy
5.4 Ecological sustainability
Theprovisionsofthelanduseplanandinfrastructureplanreflectanecologicalsustainablebalancethatintegrates:
protectionofecologicalprocessesandnaturalsystemsatlocal,regional,stateandwiderlevels
economicdevelopment
maintenanceofthecultural,economic,physicalandsocialwellbeingofpeopleandcommunities.
Element Measure Actions
Ecologicalsustainability
Theecologicalsustainabilityprincipleswithinthelanduseplanareenforced.
PreparationofadditionalguidelinestopromoteandfacilitateincorporationofecologicalsustainableprinciplesinprojectswithintheUDA.
Thedevelopmentindustryisencouragedtobetterthelanduseplan’sprovisionsandobtainanexemptionfromthepaymentofthecomponentoftheupliftoflandvalueidentifiedtobeappliedtoecologicalsustainability.
ExpenditureofthefundscollectedfromtheupliftoflandvaluecomponentonecologicalsustainabilityprojectswithintheUDA.
EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingecologicalsustainableoutcomestobeinstitutedintheUDA.
DocumentationandpromotionofecologicalsustainableexamplesdevelopedwithintheUDA.
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5.0 Implementation Strategy
5.5 Best practice urban design
Thelanduseplanandinfrastructureplanhavebeenpreparedtoresultinurbandesignoutcomesofahighstandard.
Ameasureofthissuccesswillbetheacceptancebytheindustryandcommunityoftheresultingbuiltform.
Element Measure Actions
Bestpracticeurbandesign
Builtformoutcomeisacceptedbytheindustryandcommunity.
ThevisionfortheUDAanditsprecincts,andtheprinciplescontainedwithinthestructureplanareprotectedthroughthedevelopmentapprovalprocess.
Thedevelopmentrequirementsarecontinuallyassessedandreviewedfortheirrelevanceandappropriateness.
Designinnovationandalternativeoutcomesareencouragedwithanincentiveprogramtobedevelopedtorewardexcellenceindesign.
ULDAreviewpanelsprovideamulti-disciplinaryreviewofdevelopmentproposals.
EstablishmentofacloseworkingrelationshipwithtertiaryinstitutionsandprivateindustrytoidentifyprojectsdemonstratingsuperiordesignoutcomestobeinstitutedintheUDA.
DocumentationandpromotionofgooddesignoutcomesdevelopedwithintheUDA.
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5.0Implementation Strategy
5.6 Urban infrastructure provision
Funding principles to facilitate development
PrudentinvestmentininfrastructureisnecessarytofacilitatetheincreaseindevelopmentintensityrequiredtodeliverthevisionfortheUDA.
Contributionstowardsthedeliveryofthisinfrastructurewillbesharedasthefundingoftherequiredinfrastructureisnotcommerciallyviableforanyonedeveloper,ownerorgovernmententityduetothefragmentationoflandownershiportheoverallsizeablecostsofsomeoftheinfrastructureworks.
Theuseofpublicfundsastheprimarysourceoffundingtopayforthenecessaryinfrastructure,resultinginasignificantincreaseindevelopmentyieldandhenceawindfallgaintoprivatelandowners,isnotconsideredappropriate.
Consequently,redevelopmentofareaswithintheUDAarenotlikelytooccurunlessaspecificinfrastructurefundingpackagecanbedeveloped,whichisacceptabletolandowners,theindustryandgovernment.
Theoverarchinginfrastructurefundingprinciplesproposedtofacilitateredevelopmentare:
(i) infrastructurefundingwillbebasedonensuringthatthevisionoftheUDAcanbeachieved
(ii) infrastructureandactivitieswillbefundedinafairandequitablemannerandwillbebasedonthemostappropriatemechanism.Theseinclude:
usercharges
specialratesandcharges
stateandfederalfunding
conditionsfortheprovisionofinfrastructure
stateinfrastructureagreementsand
negotiatedinfrastructureagreements
(iii)whereinfrastructurecanbefairlyapportionedtousers,infrastructurechargesaspertheIntegratedPlanningAct1997.willbeused.Impactmitigationpaymentsmaybeimposedifunanticipateddevelopmentoccurs
(iv)specialratesandchargeswillbeusedgenerallyformaintaininginfrastructureandforinfrastructure/projects/activities/serviceswherethereisadirectnexusbetweendevelopmentwithintheUDAandtheitem(s)thatarebeingcharged.Insomeinstancesspecialratesandchargeswillbeusedforestablishingstrategicinfrastructureandservices
(v) landvalueupliftwillbecapturedandexpendedoninfrastructureandprojectsthatareofastrategicnatureandhaveacommunitybenefit.Thismayincludepartfundingsomeoftheitemscapturedundertheinfrastructurechargesscheduleorspecialratesandchargesorinfrastructurenotincludedinthesechargingmechanisms.Thiscould
includefundingaffordablehousing,shortfallsorgapsinfundingrequiredforinfrastructureprovisionand/orstrategicprojectsofabroadnatureforcommunityassetsandhighlevelsharedinfrastructure.
Financing of works
Networkinfrastructure
ThefundingofnetworkinfrastructurewillbeachievedthroughanInfrastructureContributionSchedule(ICS).
TheICSwillcoverthefollowingitems:
water
sewer
waterways
transport
communityfacilities.
ThemethodologytocalculatetheratesfortheseitemswillbeconsistentwiththeIntegratedPlanningAct1997methodology.
Thesecontributionswillberequiredtobepaidpriortodevelopmentcommencing.
Majorinfrastructureandaffordablehousing
Themajorinfrastructureworks,affordablehousingandecologicallysustainableoutcomeswillbefundedbywayofthesharingofthelandvalueupliftarisingfromtheULDA’sdevelopmentscheme.ToensuretransparencyandsimplicitythelandvalueupliftwillbeataratedeterminedfortheUDAoraprecinctwithintheUDAandequatetoachargeappliedforeverysquaremetreof
additionalGFAinexcessofthatshownonMap2orinadevelopmentapproval.
Thisratewillbedeterminedbyconsideringvariousdevelopmentscenariosanddevelopingabusinessmodel,usingstandardindustryassumptionsandusingthisinformationtothendeterminetheresiduallandvalue.
Thecontributionwillapplyaspersection3.5.3ofthelanduseplan.
Localareaimprovementworks
Inadditiontomajorinfrastructureandaffordablehousing,theULDAwillidentifykeyinfrastructureconsiderednecessarytoinitiatetheredevelopmentoftheUDA.Thismayincludeworkssuchasneworupgradedstreetsandroads,improvedroadconnectionsandimprovedpublictransportaccess.
TheinfrastructureplaninthedevelopmentschemeidentifiesthoselocalareaworksthatareproposedtobeconstructedbytheULDAwithinthefirstfiveyearstocatalysedevelopment(thecatalystworks).
Infrastructurecontributions
ChargesforinfrastructurewillbedeterminedandreviewedfromtimetotimeandbepublishedintheULDA’sinfrastructurecontributionsframework.
Wherespecialratesandchargesareproposedconsultationwiththelocalcommunitywillassistindeterminingthecontributionareaandscopeandscaleofworks.
72 Northshore Hamilton Urban Development Area Development Scheme
6.0 Schedules
Schedule 1: Exempt development
Building work
CarryingoutbuildingworkassociatedwithamaterialchangeofusethatisaUDAexemptdevelopment.
Minorbuildingworkordemolitionwork.
Material change of use of premises
Makingamaterialchangeofuseofpremisesimpliedbybuildingwork,plumbingwork,drainageworkoroperationalworkiftheworkwassubstantiallycommencedbytheState,oranentityactingfortheState,before31March2000.
Makingamaterialchangeofuseofpremisesforaclass1or2buildingundertheBuildingCodeofAustralia(BCA),partA3iftheuseisforprovidingsupportservicesandshorttermaccommodationforpersonsescapingdomesticviolence.
Reconfiguring a lot
ReconfiguringalotundertheLandTitleAct1994,iftheplanofsubdivisionnecessaryforthereconfigurationis:
(a) abuildingformatplanofsubdivisionthatdoesnotsubdividelandonorbelowthesurfaceoftheland
(b) fortheamalgamationoftwoormorelots
(c) forincorporation,undertheBodyCorporateandCommunityManagementAct1997,section41,ofalotwithcommonpropertyforacommunitytitlesscheme
(d) fortheconversion,undertheBodyCorporateandCommunityManagementAct1997,section43,oflesseecommonpropertywithinthemeaningofthatActtoalotinacommunitytitlesscheme
(e) inrelationtotheacquisition,includingbyagreement,undertheAcquisitionofLandAct1967orotherwise,orlandby:
(i) aconstructingauthority,asdefinedunderthatAct,forapurposesetoutinparagraph(a)ofthescheduletothatAct,or
(ii) anauthorisedelectricityentity
(f ) inrelationtolandheldbytheState,orastatutorybodyrepresentingtheStateandthelandisbeingsubdividedforapurposesetoutintheAcquisitionofLandAct1967,schedule,paragraph(a)whetherornotthelandrelatestoanacquisition
(g) forthereconfigurationofalotcomprisingstrategicportlandasdefinedintheTransportInfrastructureAct1994
(h) fortheTransportInfrastructureAct1994,section240
(i) inrelationtotheacquisitionoflandforawaterinfrastructurefacility.
Subdivisioninvolvingroadwideningandtruncationsrequiredasaconditionofdevelopmentapproval.
Operational work
CarryingoutoperationalworkassociatedwithamaterialchangeofusethatisUDAexemptdevelopment.
Clearingofvegetation:
(a) otherthansignificantvegetationasdefinedinSchedule2
(b) carriedonby,oronbehalfofBrisbaneCityCouncilorapublicsectorentity,wheretheworksbeingundertakenareauthorisedunderastatelaw
(c) inaccordancewiththeconditionsofaUDAdevelopmentapprovalforamaterialchangeofuseorreconfiguringalot.
73Northshore Hamilton Urban Development Area Development Scheme
6.0Schedules
Tidalworks:
(a) thatwillbeusedforportauthorityoperationsormarineoperationsincludingnavigationandsafetyby,fororsafeguardedbyQueenslandTransportoraportauthority,or
(b) forcreatingorchangingtheconfigurationorcharacteristicsofanavigationalchannel.
Fillingorexcavation:
(a) toadepthofoneverticalmetreorlessfromgroundlevelonlandtothatisnotreferredtoinBrisbaneCityPlan’sAcidSulphateSoilCode,WetlandCodeand/orWaterwayCodeandwherethesiteisnotlistedontheContaminatedLandRegisterorEnvironmentalManagementRegister,or
(b) wheretopdressingtoadepthoflessthan100verticalmillimetresfromgroundlevelonlandthatisnotreferredtoinBrisbaneCityPlan’sWetlandCodeand/orWaterwayCode.
Erectingnomorethanonesatellitedishonapremises,wherethesatellitedishhasnodimensiongreaterthan1.8metres.
Placinganadvertisingdeviceonpremises.
Operationalwork(includingmaintenanceandrepairwork)iftheworkiscarriedoutbyoronbehalfofapublicsectorentityauthorisedunderastatelawtocarryoutthework.
Plumbing or drainage work
Carryingoutplumbingordrainagework.
All aspects of development
Allaspectsofdevelopmentapersonisdirectedtocarryoutunderanotice,orderordirectionmadeunderastatelaw.
Allaspectsofdevelopmentincludingmaintenancethatareincidentaltoandnecessarilyassociatedwiththegolfclubactivitiesandoperations.
Allaspectsofdevelopmentincludingmaintenancethatareincidentaltoandnecessarilyassociatedwithapark.
AllaspectsofdevelopmentforanactivityauthorisedunderthePetroleumAct1923orthePetroleumandGas(ProductionandSafety)Act2004(orotherthananactivityrelatingtotheconstructionandoperationofanoilrefinery).
AllaspectsofdevelopmentundertakenbytheState,orastatutorybodyrepresentingtheState,forthepurposesofsocialhousing.
Allaspectsofdevelopmentincludingmaintenancethatareincidentaltoandnecessarilyassociatedexistingwithportfacilities.
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Developmentforautilityinstallation,beinganundertakingforthesupplyofwater,hydraulicpower,electricityorgas,ofanydevelopmentrequiredforthepurposeofthatundertakingbywayof:
(a) developmentofanydescriptionatorbelowthesurfaceoftheground
(b) theinstallationofanyplantinsideabuildingortheinstallationorerectionwithinthepremisesofageneratingstationofanyplantorotherstructuresorerectionsrequiredinconnectionwiththestation
(c) theinstallationorerectionofanelectricitydistributionorsupplynetwork(andanycomponentsofsuchanetwork)whichoperatesatvoltagesuptoandincluding33kilovolts,excludingnewsubstations
(d) theinstallationorerectionofanewelectricaltransmissionlineonlandonwhichsuchalinehasalreadybeenerectedandwhichisidentifiedasafuturelineonPlanNo:A4H303666-PowerlinkElectricityNetworkandPlanNo:7775-A4/A-Energex110kVFeederNetwork
(e) theaugmentationofaPowerlinksubstationidentifiedonPlanNo:A4-H-303666-PowerlinkElectricityNetworkandofanyEnergexsubstationexistingasatthedatethisclausetookeffect
(f ) theplacingofpipesabovethesurfaceofthegroundforthesupplyofwater,theinstallationinawaterdistributionsystemofboosterstationsandmeterorswitchgearhouses-anyotherdevelopmentnotspecificallyreferredtoaboveexceptwhereitinvolveserectionofnewbuildingsorreconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance
(g) anyotherdevelopmentnotspecificallyreferredtoaboveexceptwhereitinvolveserectionofnewbuildingsorreconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance.
Thisexemptiondoesnotapplyforautilityinstallation,whereitinvolves:
(i) theerectionofnewbuildings
(ii) powergenerationplantwhereburning100kgormoreoffuelanhour
(iii)reconstructionoralterationofexistingbuildingsthatwouldmateriallyaffecttheirdesignorexternalappearance
(iv)wastehandling,treatmentanddisposalfacility.
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Allaspectsofdevelopmentinvolvingtheconstruction,maintenanceoroperationofroads,buswaysandrailtransportinfrastructure,andthingsassociatedwithroads,buswaysandrailtransportinfrastructurebyoronbehalfof,orundercontractwiththeULDA,BrisbaneCityCouncilortheQueenslandGovernment.
Thingsassociatedwithroads,buswaysandrailtransportinfrastructureincludebutarenotlimitedto:
activitiesundertakenforroadconstruction
trafficsignsandcontrols
depots
roadaccessworks
roadconstructionsitebuildings
drainageworks
ventilationfacilities,includingexhaustfansandoutlets
restareafacilitiesandlandscaping
parkingareas
publicpassengertransportinfrastructure
controlbuildings
tollplazas
railtransportinfrastructure.
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Schedule 2: DefinitionsRetail
Bulklandscapesupplies
Fastfoodpremises
Foodpremises
Gardencentre
Hardwareandtradesupplies
Market
Outdoorsalesorhireyard
Producestore
Roadsidestall
Servicestation
Shop
Shoppingcentre
Showroom
Warehouse
Wholesaleplantnursery
Rural
Agriculture
Animalkeepingandhusbandry
Aquaculture
Forestry
Winery
Service, community and other
Carpark
Cemetery
Childcarecentre
Communityfacility
Crematorium
Educationalestablishment
Emergencyservices
Environmentallyrelevantactivities
Funeralparlour
Hospital
Landing
Marina
Placeofassembly
Utilityinstallation
Sport, recreation and entertainment
Club
Indoorentertainment
Indoorsportandrecreation
Outdoorsportandrecreation
Park
Tourism
Touristfacility
Visitoraccommodation
Administrative terms
Affordablehousing
Authority
Basement
Buildingheight
Busrapidtransit
Cleanindustry
Developmentscheme
Fillingorexcavation
Groundlevel
Grossfloorarea
Highwatermark
Mezzanine
Minorbuildingordemolitionwork
Noisesensitiveuse
Plotratio
Podium
Privateopenspace
Publicbenefit
Publicrealm
Rootzone
Setback
Significantvegetation
Sitecover
Storey
Sub-precinctplan
Tidalworks
Landvalueuplift
Urbandesign
Use definitions
Commercial
Homebasedbusiness
Medicalcentre
Office
Salesofficeanddisplayhome
Veterinaryclinic
Veterinaryhospital
Industrial
Extractiveindustry
Generalindustry
Heavyindustry
Lightindustry
Researchandtechnologyfacility
Serviceindustry
Residential
House
Multipleresidential
Otherresidential
Relocatablehomeandcaravanpark
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Use definitions(c) Office
Premisesusedprimarilyforadministration,clerical,technicalorprofessionalactivities,whereanygoodsormaterialsmade,soldorhiredonthepremisesareancillarytotheprimaryactivity.
(d) Sales office and display home
Premises,includingacaravanorrelocatablehomestructure,usedforthepromotionand/orsaleoflandand/orbuildingswithinanestate,wheresuchpremisesarelocatedwithintheestatewhichisproposedtobepromotedorsold.
(e) Veterinary clinic
Premisesusedfortheveterinarycare,surgeryandtreatmentofanimals,whetherornotprovisionismadefortheovernightshortstayaccommodationoftheanimalsonthepremises.Thetermdoesnotincludeanimalkeepingandhusbandryorveterinaryhospital.
(f ) Veterinary hospital
Premisesusedforthetreatmentofsickorinjuredanimalswheresuchanimalsareaccommodatedovernight,orforlongstayperiodsonthepremises.Thetermdoesnotincludeanimalkeepingandhusbandryorveterinaryclinic.
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:
fuelburning
boatmaintenance
batteryrecycling
watertreatment
beverageproduction
bottlingandcanning
concretebatching
tyreretreading
metalforming
edibleoilprocessing
seafoodprocessing
milkprocessing.
(c) Heavy industry
Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoodsortreatingwasteofsignificantimpactswhicharelikelytobenoxiousand/orhazardousandrequireisolationorsignificantbufferingfromotherbuildingsanduses.Theuseincludesbutisnotlimitedtothefollowing:
alcoholdistilling
boilermaking
metalrecovery
sugarmillingorrefining
meatprocessing
crushing,millingandgrinding
rendering
pet,stockoraquaculturefoodmanufacturing
textilemanufacturing
tyremanufacturing
chemicalmanufacturing,processingormixing
chemicalstorage
cokeproducing
gasproducing
paintmanufacturing
crudeoilorpetroleumproductstorage(excludingservicestations)
oilrefiningorprocessing
fuelgasrefiningorprocessing
Commercial
(a) Home based business
Houseormultipleresidentialunitusedforanoccupationorbusinessactivityasasecondaryusewhere:
thefloorareausedspecificallyforthehomebusinessdoesnotexceed50m2
anyvisitoraccommodationdoesnotexceed4visitors
thereisnohiringoutofmaterials,goods,appliancesorvehicles
thereisnorepairing,servicing,cleaningorloadingofvehiclesnotnormallyassociatedwithahouse
themaximumheightofanewbuilding,structureorobjectdoesnotexceedtheheightofthehouseandthesetbackisthesameas,orgreaterthan,buildingsonadjoiningproperties.
(b) Medical centre
Premisesusedforthemedicalcareandtreatmentofpersonsnotresidentonthesite.Thetermincludesmedicalcentres,dentalclinics,pathologylabs,naturopathclinics,chiropracticclinics,naturalmedicinepractices,counsellingrooms,psychiatricandpsychologicalconsultingrooms,premisesusedfornursingservices,andthelike.Thetermdoesnotincludehome-basedbusinesses,hospitals,retirementvillagesoragedcarefacilities.
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metalworks,surfacecoatingandfoundry
mineralprocessing
batterymanufacturing
manufacturingofplastic,plaster,pulporpaper
sawmillingorwoodchippingorchemicallytreatingtimberchemicaloroilrecycling.
Thisusedoesnotincludeanyotherindustrialusesorservicestation.
(d) Light industry
Premisesusedformaking,assembling,dismantling,breakup,servicing,storing,repairinggoods,ortreatingwasteofasmallscaleandlowimpactsimilartothoseactivitiessetoutbelowandancillaryactivitiesthatsupporttheindustrialusesuchasadministrationofficesorsalesanddisplayareasforproducts.Theuseincludesbutisnotlimitedtothefollowing:
printing
allindustrialactivitiesnotenvironmentallyrelevantactivities,exceptwheredefined.
(e) Research and technology facility
Premisesusedforscientificortechnologicalresearchdevelopmentortesting.
(f ) Service industry
Premisesusedforasmallscale,lowimpactindustrialactivitywhichisintendedto
provideservicestothegeneralpublicorissimilartothoseactivitiessetoutbelowandancillaryactivitiesthatsupporttheindustrialusesuchasadministrationofficesorsalesanddisplayareasforproductsmanufactured,assembledorfinishedonthesiteincluding:
makingofthefollowing:
artificialflowers
bread,cakesandpastry
dentalprostheses
fashionaccessories
garments
jewellery
opticalgoods,beingspectaclesandthelike
softfurnishings
toys.
assemblingthefollowingfromcomponentsmanufacturedelsewhere:
aidsandappliancesforpeoplewithadisability
audio-visualequipment
barbeques
blinds
furniture
portabledomesticelectricalappliances
domesticlightfittingsandaccessories
scientificinstruments
sportsequipment,otherthanammunition,vehiclesandwatercraft
televisionandvideoequipment.
repairingandservicingthefollowing:
blinds
camerasorotherphotographicequipment
canvasgoods,tentsandcampingsoftgoods
computersandcomputerequipment
electronicinstrumentsandequipment
garments
mowers,includingmotormowersandportablegardeningequipment
opticalgoods,beingspectaclesandthelike
domesticelectricalappliances
powerandothertools
scientificinstruments.
providingthefollowingservices:
bookbinding
carwashing
documentduplicatingorcopyingorphotocopying
engravingbyhand
laboratoryfacilities
locksmithservices
photographicfilmprocessing
pictureframing
planprinting
restorationofsmallarticlesofapersonalordomesticnature,worksofart
studiofacilitiesforfilm,theatreortelevision.
Thetermdoesnotincludeanyotherindustrialuse.
Residential
(a) House
Premisesusedforresidentialpurposeswherefreestandingonitsownlotusedasoneselfcontaineddwelling.
(b) Multiple residential
Premisesusedforresidentialpurposesiftherearetwoormoredwellingunitsonanyonelot.MultipleresidentialdwellingunitsmaybecontainedononelotoreachdwellingunitmaybecontainedonitsownlotsubjecttoCommunityTitleSchemes.Thetermmultipleresidentialdoesnotincludeahouse,asdefinedherein.
(c) Other residential
Premisesusedfortheaccommodationandcareofagedandretiredpeople,smallgroupsofdisadvantagedpersonsorpersonswhoarebeingnursed,requireongoingsupervision/support,orareconvalescing.Thistermmayincludebutisnotlimitedtoancillarydiningandrecreationfacilities,administrationoffices,laundries,kitchens,ancillarymedicalfacilitiesandresidentialaccommodationformanagementandstaff.
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(d) Relocatable home and caravan park
Premisesusedfortheparkingorlocationofrelocatablehomes,caravans,selfcontainedcabins,tentsandsimilarstructuresforthepurposeofprovidingresidentialaccommodation.
Thetermincludesancillaryfacilitiessuchasamenities,laundries,kitchens,akioskandrecreationfacilityresidentialaccommodationforpersonsassociatedwiththedevelopment.Italsoincludesamanager’sofficeandresidence.
Retail
(a) Bulk landscape supplies
Premisesusedforthebulkstorageandsaleoflandscaping,gardeningorruralmaterialsandsuppliesincludingsoil,soiladditives,gravel,seeds,fertilisers,pottingmix,mulch,agriculturalchemicalsandfertilisersandirrigationsupplies,wherethemajorityofmaterialssoldfromthepremisesarenotinpre-packagedform.Thetermalsoincludesthecultivationofplantsforsaleonthesitewhereancillarytotheotherlandscapesupplies.
(b) Fast food premises
Premisesusedforthepreparationandsaleoffoodtothepublicgenerallyforimmediateconsumptionoffthepremises.Thetermmayincludedrivethroughfacilitiesandancillaryfacilitiesfortheconsumptionoffoodonthepremises.
(c) Food premises
Premisesusedforthepreparationandsaleoffoodanddrinktothepublicforconsumptiononoroffthesite.Thetermincludesacafé,restaurant,coffeeshop,bistro,tearoom,milkbar,snackbar,kioskandtake-away,butdoesnotincludefastfoodpremisesasseparatelydefined.
(d) Garden centre
Premisesusedforthedisplayandretailsaleofgardeningandlandscapeproductsandsupplies.Thetermincludesthepropagationandsaleofplantsandthesaleofseeds,pots,gardeningtools,pre-packagedlandscapingproducts(suchasfertilisers,pottingmix,mulchandstones)outdoorfurnitureandlighting,letterboxes,gardenornamentationandliteratureongardening.Theusemayincludeanancillarycoffeeshoporcafé.
(e) Hardware and trade supplies
Premisesusedforthedisplay,saleandhireofhardwareandtradesupplieshouseholdfixtures,timber,tools,paint,wallpaper,plumbingsuppliesandthelike.
(f ) Market
Premisesusedforthedisplayandsaleofgoodstothepubliconaregularbutinfrequentbasis,wheregoodsareprimarilysoldfromtemporarystructuressuchasstalls,boothsortrestletables.Theuseincludesancillaryfoodandbeveragesales
andancillaryentertainmentprovidedfortheenjoymentofcustomers.
(g) Outdoor sales or hire yard
Premisesusedforthedisplay,sale,hireorleaseofanyconstructionorindustrialplantandequipment,agriculturalmachinery,motorvehicles,boats,trailers,otherdemountableortransportablestructuresandthelike,tothepublic,wheretheuseisconductedwhollyorpredominantlyoutdoors.Thetermincludestheancillarymaintenanceandrepairofanyoftheitemstobesold,hiredorleasedandtheancillarysaleorhireofportabletools,machineryorequipment.
(h) Produce store
Premisesusedforthedisplayandsaleofgoodswhicharenormallyusedincarryingoutagriculturaluses,includinganimalfodder,chemicalfertilisersforprimaryproduction,seeds,bulkveterinarysupplies,saddlery,otherstockandpetsupplies,smallscalefarmandgardenequipment,andthelike.
(i) Roadside stall
Premisesusedforthedisplayandretailsaleofagriculturalproductsgrownonthepremisesoronadjoininglandwhichisownedoroccupiedbythestalloperator.Thestallistobenogreaterthan50m2ingrossfloorarea.
(j) Service station
Premisesusedfortheretailsaleoffuel
includingpetrol,liquidpetroleumandautomotivedistillatetorefuelmotorvehicles.
(k) Shop
Premisesusedforthedisplay,saleorhireofgoodstothepublic.Thetermincludestheincidentalstorageofgoodsonthepremisesandtheancillaryorincidentalpreparationoffood.Italsoincludeshairdressing,minorappliancerepairs,alterations,retaildrycleaning,liquorstore,departmentstore,discountdepartmentstore,discountvarietystoreandbettingagencies.Thetermdoesnotincludethetypesofrepairsasseparatelydefinedbylightindustry.
(l) Shopping centre
Premisesusedfordisplay,saleorhireofgoodscomprisingtwoormoreindividualtenancies,comprisingprimarilyshopsandwhichfunctionasanintegratedcomplex.
(m) Showroom
Premisesusedforthedisplayandsaleofgoodsprimarilyofabulkynatureandofasimilarorrelatedproductline,wherethegrossfloorareaexceeds250m2,includingbutnotlimitedtolargeelectricalgoods,furniture,floorcoverings,toys,bulkstationerysupplies,motorvehicles,motoraccessories,caravans,boats,sportingequipmentandapparel,computerhardwareandsoftware,buildingandconstructionsupplies,pools,spasandcampingequipment.Thetermincludestheancillary
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andincidentalsaleofsparepartsforsuchgoods.
(n) Warehouse
Premisesusedforthestorageofgoodswhetherornotinabuilding,includingself-storagefacilitiesorstorageyards.
(o) Wholesale plant nursery
Premisesusedforthepurposeofgrowingplants,shrubs,treesorothervegetationforwholesalepurposes.
Rural
(a) Agriculture
Premisesusedforcommercialpurposesforthe:
growingandharvestingoftrees,crops,pastures,flowers,fruit,turf,vegetablesandthelikeforcommercialorbusinesspurposes.Thedefinitionincludesthestorageandpackingofproducegrownonthesubjectsiteandtherepairandservicingofmachineryandotherancillaryactivities,or
breeding,keeping,rearing,training,boardingorstablingofanimals.
(b) Animal keeping and husbandry
Premisesusedforthekeeping,depasturing,grazingorstablingofanyanimal,bird,insectandreptile.Thetermincludestheuseoflandforkeeping,breeding,stabling,trainingorboardinganimals.
(c) Aquaculture
Premisesusedforthecultivationoflivefisheriesresources(wheresuchresourcesaredefinedintheFisheriesAct1994).
(d) Forestry
Premisesusedforthemanagement,planting,growingorharvestingoftreesasacommercialforestryproduction,includinginaplantationornativeforest.Thetermmayincludetheancillaryuseofthepremisesfor:
theonsiteprocessingandremovalofeithernativeorexotictreespeciesfortheprimarypurposeofproducingandextractingfibreornonfibreproductsandservices
themanagement,harvestingandprimaryprocessingofthetreesgrownuponthelandtoproduceproductssuchaspulp,piles,poles,posts,sawlogs,see,leaforbark
theancillarystorageofmilledorprocessedtimer
limitedimpactsecondaryprocessingsuchasportablesawmillingandkilndrying.
(e) Winery
Premisesusedforthepurposeofmanufacturingandretailingwine.Thetermalsoincludesancillaryusesthatsupporttheprimaryfunctionofthepremises.
Service, community and other
(a) Car park
Premisesusedfortheparkingofmotorvehicleswheresuchparkingisnotancillarytosomeotherdevelopmentonthesamesite.
(b) Cemetery
Premisesusedfortheintermentofthedead.Thetermdoesnotincludeacrematoriumorfuneralparlour.
(c) Child care centre
Premisesusedforthemindingorcare,butnotresidenceofchildrengenerallyunderschoolage.Theuseincludesbutisnotlimitedtoakindergarten,crècheorearlychildhoodcentre.
(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
AsdefinedintheEnvironmentalProtectionAct1994.
(i) Funeral parlour
Premisesusedforarrangingandconductingfunerals,memorialservicesandthelike,butdoesnotincludeburialandcremation.Thedefinitionincludesthestorageandpreparationofbodiesforburialorcremationandincludesamortuaryandfuneralchapel.Thetermdoesnotincludeacemeteryorcrematorium.
(j) Hospital
Premisesusedforthemedicalorsurgicalcareortreatmentofpersonsaccommodatedonthepremisestoreceivethiscareortreatment.
Theuseincludescareortreatmentofpersonssuchasemergencypatientsorout-patientsnotresidingonthepremises.
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(k) Landing
Structureformooringorlaunchingboatsand/orforpassengerstoembarkanddisembark.
(l) Marina
Asharedlandingstructureintendedtoaccommodatemultiplevessels.Thetermincludesanyland-basedbuildingsorworksusedinassociationwiththemarinaorintherepairandmaintenanceofboatsandfacilitiesservicingtheseactivities.
(m) Place of assembly
Premisesusedforworshipandactivitiesofareligiousorganisation,communityorassociation.
(n) Utility installation
Premisesusedforthepurposeofprovidingutilityortelecommunicationsservices,whichdoesnotfallwithintheScheduleofFacilitiesandAreasundertheTelecommunicationsAct1997.Thetermmayincludebutisnotlimitedto:
atelecommunicationstowermorethan5minheight
anequipmentshelterofmorethan7.5m2inareaand3minheight.
Sport, recreation and entertainment
(a) Club
Premisesusedbypersonsassociated(whetherincorporatedornot)forsocial,literary,political,sporting,athleticorothersimilarpurposestowhichthegeneralpublicmayalsoresortandwhichis,orintendstobe,subjecttoaclublicenceundertheLiquorAct1992.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,golfcoursesanddrivingranges,outdoorcourtsandsportsgrounds,andthelike.Thetermalsoincludestheprovisionofaclubhouseandotherancillaryfacilities.
(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%ofitscombinedannualgrossincomeonrentor35%ofitscombinedannualgrossincomeonhomeownership.
Affordablehousingencompasses:
privaterentalhousingandhomepurchaseoptions(includinghousingaimedatthefirsthomeownersmarket)
socialhousing(includingpublicandcommunityhousing).
(b) Authority
TheUrbanLandDevelopmentAuthority.
(c) Basement
Astoreyeitherbelowgroundlevelorwheretheundersideoftheceilingprojectsnomorethanonemetreabovegroundlevel.
(d) Building height
Themaximumverticaldistancebetweenthenaturalgroundlevelandtherooforparapetatanypointbutnotincludinganantenna,aerial,chimney,flagpoleorthelike.
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(e) Bus rapid transit
Non-railbased,distinctive,highpassengercapacityvehiclewhichcanoperateinsharedright-of-waywithgeneralroadtrafficoronitsownright-of-way.
(f ) Clean industry
Industrialusesthathaveminimalair,noiseorwasteemissions.
(g) Development scheme
AsdefinedintheUrbanLandDevelopmentAuthorityAct2007.
(h) Filling or excavation
Operationalworkforfillingorexcavatingthatmateriallyaffectspremisesortheiruse.
(i) Ground level
Thelevelsonasitewhichprecededevelopmentexcludinganysiteworksthataresubjecttoarelateddevelopmentapproval,unlessapprovedbytheULDAorestablishedaspartofareconfigurationofthelandprecedingdevelopment.
(j) Gross floor area
Thetotalfloorareaofallstoreysofabuilding,includingmezzanines,measuredfromtheexternalwallsorthecentreofacommonwall,excludingareasusedfor:
buildingservices
groundfloorpubliclobby
apublicmallinashoppingcomplex
theparking,loadingandmanoeuvringofmotorvehicles
privatebalconieswhetherroofedornot.
(k) High water mark
Referstotheordinaryhighwatermarkatspringtides.
(l) Mezzanine
Anintermediatefloorwithinaroom.
(m) Minor building or demolition work
internalbuildingordemolitionwork
externalbuildingworkupto25m2forroofsoverexistingdecksorpavedareas,sunhoods,carportsandthelike
buildingworkupto10%ofapprovedGFAorlawfullyexistingGFAatthetimeofcommencementofthisdevelopmentscheme
raisingahousewheretheresultantheightdoesnotexceed8.5m,or
externaldemolitionofpost-1946additions,alterations,extensionsoroutbuildingsorpre-1946freestandingoutbuildingsattherearofthebuilding.
(n) Noise sensitive use
Meansanyofthefollowing:
house,multipleresidential,otherresidential
chidcarecentre,communityfacility,hospitalorplaceofassembly
park.
(o) Plot ratio
Theratiobetweenthegrossfloorareaofabuildingandthetotalareaofthesite.
(p) Podium
Acontinuousprojectingbaseofabuilding.
(q) Private open space
Anoutdoorareafortheexclusiveuseofoccupants.
(r) Public benefit
Referstoanoutcomethatbenefitsthewidercommunityratherthanlocal,sitespecificorlandownershipdesires.
(s) Public realm
Referstospacesthatareusedbythegeneralpublicincludingstreets,squares,parksandenvironmentalareas.
(t) Setback
Theshortestdistancemeasuredhorizontallyfromtheoutermostprojectionofthebuildingorstructuretotheverticalprojectionoftheboundarylot.
(u) Significant vegetation
Vegetationwhetherlivingordeadincludingtheirrootzone1that:
maintainsbiodiversity
preservesnaturallandforms
contributestothecharacterofthelandscape
hasculturalorhistoricalvalue
hasamenityvalue.
SignificantvegetationintheUDAincludes:
allmarineplantsalongtheBrisbaneRiverandinandadjacenttotheinternaldrainagesystem
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinHamiltonPark
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinHerculesStreetPark
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinTheodoreStreetPark
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedinRoyalQueenslandGolfClub
1Thezoneofthesoilandrootsdescribedbytheverticalprojectionofthefoliagelimitofthetreetothedepthofonemetreandincludingbuttressrootsonandabovethesoilsurface.
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alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot3SP104140
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot736SL3919
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot863SL4592
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot1RP852694
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot796SP163872
alltreesgreaterthan60cmindiameterandonemetreabovethegroundlevelwherelocatedonLot16RP898828.
Notethetermalltreesdoesnotincludespecieslistedaspestvegetation.
(v) Site cover
Theproportionofthesitecoveredbybuildingsincludingroofoverhangs.
(w) Storey
Meansaspacewithinabuildingwhichissituatedbetweenonefloorlevelandthefloorlevelnextabove,orifthereisnofloorabove,theceilingorroofabove.Thisdoesnotmean:
aspacethatcontainsonly:
aliftshaft,stairwayormeterroom
abathroom,showerroom,laundry,toiletorothersanitarycompartment
accommodationintendedfornotmorethan3vehicles
acombinationoftheabove,or
amezzanine.
(x) Sub-precinct plan
Refertosub-precinctdevelopmentrequirementsinsection3.2.6ofthelanduseplan.
(y) Tidal works
AsdefinedintheCoastalProtectionandManagementAct1995.
(z) Uplift of land value
TheincreaseindevelopmentyieldorlandvaluearisingfromtheULDAdevelopmentscheme.
(aa) Urban design
Referstotheholisticdesignofurbanenvironments,includingtheoveralltownscape,individualbuildings,streetnetworks,streetscapes,parksandotherpublicspaces.
July 2009
GS0
9007
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