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7.2.1.2 Albion neighbourhood plan code

7.2.1.2.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Albion neighbourhood plan area if:
(a) assessable development where this code is an applicable code identified in the assessment benchmarks column of a table of assessment for a neighbourhood plan (section 5.9);
(b) impact assessable development.
(2) Land in the Albion neighbourhood plan area is identified on the NPM-001.2 Albion neighbourhood plan map and includes the following precincts:
(a) Station precinct (Albion neighbourhood plan/NPP-001);
(b) Albion village precinct (Albion neighbourhood plan/NPP-002);
(c) Corunna Street precinct (Albion neighbourhood plan/NPP-003);
(d) North precinct (Albion neighbourhood plan/NPP-004);
(e) Raceway precinct (Albion neighbourhood plan/NPP-005);
(3) When using this code, reference should be made to section 1.5, section 5.3.2 and section 5.3.3.

Note—The following purpose, overall outcomes, performance outcomes and acceptable outcomes comprise the assessment benchmarks of this code.

Note—This neighbourhood plan includes a table of assessment with variations to categories of development and assessment. Refer to Table 5.9.2.A, Table 5.9.2.B, Table 5.9.2.C and Table 5.9.2.D.

7.2.1.2.2 Purpose

(1) The purpose of the Albion neighbourhood plan code is to provide finer grained planning at a local level for the Albion neighbourhood plan area.
(2) The purpose of the Albion neighbourhood plan code will be achieved through overall outcomes including overall outcomes for each precinct of the neighbourhood plan area.
(3) The overall outcomes for the neighbourhood plan area are:
(a) Development demonstrates high-quality urban design that contributes to a strong sense of place and enables the creation of a higher density urban community with easy access to opportunities for living, working and playing.
(b) Development of medium and high density residential and mixed uses is concentrated in the Station, Albion village, Corunna Street, North and Raceway precincts and not in the surrounding residential or industrial areas.
(c) The form and scale of development in Albion is subservient to Bowen Hills and Fortitude Valley and maintains building heights sensitive to surrounding residential areas.
(d) Development provides high-quality streetscape outcomes and improves pedestrian access to the railway station.
(e) Development of a catalyst site, as identified on Figure a, provides a plaza (accessible 24 hours a day) of a minimum 2,000m2 with high-quality paving, landscaping, shade and outdoor furniture.
(f) Development improves facilities and community access to Breakfast Creek and the Brisbane River on Council-owned land in Argyle Street.
(g) Development maintains public view corridors as identified on Figure a:
(i) from Bartleys Hill Reserve lookout to the City Centre skyline, the Brisbane River and Mt Coot-tha (refer to Figure b for guidance); and
(ii) from Lapraik Street to the City Centre skyline and Taylor Ranges (including Mt Coot-tha and Enoggera Hill, refer to Figure c for guidance).
(h) Development is of a height, scale and form which is consistent with the amenity and character, community expectations and infrastructure assumptions intended for the relevant precinct or site and is only developed at a greater height, scale or form where there is both an economic need and the proposal addresses an identified lack of community facilities in the area.
(4) Station precinct (Albion neighbourhood plan/NPP-001) overall outcomes are:
(a) Development includes a mix of uses that capitalises on proximity to, and provides a high level of accessibility to, the railway station and Albion village.
(b) Development complements, extends and consolidates the suburban functions provided in Albion village, and may include a supermarket.
(c) Development improves connections for pedestrians and cyclists between the railway station, Albion village and surrounding residential and employment areas.
(d) Development adjacent to the railway station and rail corridor manages the amenity impacts of the railway through building design and placement of appropriate uses.
(5) Albion village precinct (Albion neighbourhood plan/NPP-002) overall outcomes are:
(a) Albion village continues as the core retail, food and drink outlet and entertainment precinct in the neighbourhood plan area.
(b) Infill development occurs between character and heritage buildings and complements their heritage values and setting.
(c) Development fronting Sandgate Road creates a continuous pedestrian environment and maintains the human scale of development along the street with higher building forms set back from the street front and positioned behind lower building forms.
(d) Development provides an arcade between Sandgate Road and Hudson Road to facilitate access to the Albion railway station.
(6) Corunna Street precinct (Albion neighbourhood plan/NPP-003) overall outcomes are:
(a) Development transitions the precinct to high density residential and mixed use and manages the amenity issues of pre-existing industrial activities in and nearby the precinct.
(7) North precinct (Albion neighbourhood plan/NPP-004) overall outcomes are:
(a) Development provides an urban common of approximately 4,000m2 in Burdett Street and improves pedestrian connections along Lever Street to the railway station.
(8) Raceway precinct (Albion neighbourhood plan/NPP-005) overall outcomes are:
(a) The Albion Park raceway facility remains, with only land surplus to the raceway function to redevelop as medium density residential development and commercial uses commensurate in scale and sensitive to nearby uses.

7.2.1.2.3 Performance outcomes and acceptable outcomes

Table 7.2.1.2.3.A—Performance outcomes and acceptable outcomes

Performance outcomes
Acceptable outcomes
PO1
Development is of a height, scale and form that achieves the intended outcome for the precinct, improves the amenity of the neighbourhood plan area, contributes to a cohesive streetscape and built form character and is:
(a) consistent with the anticipated density and assumed infrastructure demand;
(b) aligned to community expectations about the number of storeys to be built;
(c) proportionate to and commensurate with the utility of the site area and frontage width;
(d) designed so as not to cause a significant and undue adverse amenity impact to adjoining development;
(e) sited to enable existing and future buildings to be well separated from each other and to not prejudice the development of an adjoining site.
AO1
Development complies with the number of storeys and building height in Table 7.2.1.2.3.B.

Note—Neighbourhood plans will mostly specify a maximum number of storeys where zone outcomes have been varied in relation to building height. Some neighbourhood plans may also specify height in metres. Development must comply with both parameters where maximum number of storeys and height in metres are specified.

PO2
Development maintains the public view corridors indicated on Figure a. To achieve this development must:
(a) provide slender building forms that retain views to the relevant feature beside and in between towers;
(b) ensure building placement on catalyst sites (indicated on Figure a) significantly maintains sight of the feature from the locations on Figure a.

Note—Development must demonstrate how impacts on view corridors have been managed by building design and placement by undertaking a view analysis, which includes a sketch or photo montage from the locations marked on Figure a. View analysis should demonstrate the development proposal, existing development and specified geographic features. Guidance about the public view corridors and the features is provided in Figure b and Figure c. On catalyst sites the view analysis must consider cumulative effects of site master planning. Three dimensional modelling must be submitted in a format suitable for confirmation of the outcomes of view analysis in Council’s Virtual Brisbane model.

AO2.1
Development complies with the number of storeys and building height in Table 7.2.1.2.3.B.

Note—Neighbourhood plans will mostly specify a maximum number of storeys where zone outcomes have been varied in relation to building height. Some neighbourhood plans may also specify height in metres. Development must comply with both parameters where maximum number of storeys and height in metres are specified.

AO2.2
Development on catalyst sites locate buildings to ensure that the view corridors to the identified features are not blocked by more than 75% for the site.

Note— Proposals must submit a view analysis of the public view corridors indicated on Figure a demonstrating the impact on the features in Figure b and Figure c. The impact on the feature is calculated on the width of the catalyst site only, as viewed from the locations indicated on Figure a. Three dimensional modelling must be submitted in a format suitable for confirmation of the outcomes of view analysis in Council’s Virtual Brisbane model.

Table 7.2.1.2.3.B—Maximum building height
Development
Building height in storeys
If in the Station precinct (Albion neighbourhood plan/NPP-001)
Development of a site less than 1,200m2
5
Development of a site 1,200m2 to less than 2,000m2
10
Development of a site 2,000m2 or greater
15
If in the Albion village precinct (Albion neighbourhood plan/NPP-002)
Development of the portion of a site within 20m of the property boundary to Sandgate Road
3
Development of a site less than 800m2
3
Development of a site or parts of a site where not within 20m of the property boundary to Sandgate Road and where a site of 800m2 or greater
5
Development of a site 800m2 to less than 1,200m2 where zoned Medium density residential
5
Development of a site 1,200m2 or greater where zoned Medium density residential
8
If in the Corunna Street precinct (Albion neighbourhood plan/NPP-003)
Development of a site less than 1,200m2
5
Development of a site 1,200m2 to less than 1,500m2
8
Development of a site 1,500m2 or greater
10
Development on a catalyst site as identified on Figure a
15
If in the North precinct (Albion neighbourhood plan/NPP-004)
Development of a site less than 800m2
3
Development of a site 800m2 or greater
6 storeys or 33m AHD, whichever is the lesser
If in the Raceway precinct (Albion neighbourhood plan/NPP-005)
Development of a site less than 800m2
3
Development of a site 800m2 to less than 1,200m2
8
Development of a site 1,200m2 or greater
10

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