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7.2.2.2 Bowen Hills neighbourhood plan code

7.2.2.2.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Bowen Hills neighbourhood plan area if:
(a) assessable development where this code is an applicable code identified in the assessment criteria column of a table of assessment for a neighbourhood plan (section 5.9); or
(b) impact assessable development.
(2) Land in the Bowen Hills neighbourhood plan area is identified on the NPM-002.2 Bowen Hills neighbourhood plan map and includes the following precincts:
(a) Residential village precinct (Bowen Hills neighbourhood plan/NPP-001);
(b) Light industry precinct (Bowen Hills neighbourhood plan/NPP-002);
(c) Mayne rail yards precinct (Bowen Hills neighbourhood plan/NPP-003);
(d) Open space precinct (Bowen Hills neighbourhood plan/NPP-004);
(e) Breakfast Creek wharf precinct (Bowen Hills neighbourhood plan/NPP-005);
(f) Ross Street precinct (Bowen Hills neighbourhood plan/NPP-006).

Editor's note—Part of the neighbourhood plan area is covered by the Bowen Hills priority development area which Economic Development Queensland is responsible for planning under the Economic Development Act 2012.

(3) When using this code, reference should be made to section 1.5, section 5.3.2 and section 5.3.3.

Note—This neighbourhood plan includes a table of assessment with level of assessment variations to those in sections 5.5, 5.6, 5.7, 5.8 and 5.10. Refer to Table 5.9.8.A, Table 5.9.8.B, Table 5.9.8.C and Table 5.9.8.D.

7.2.2.2.2 Purpose

(1) The purpose of the Bowen Hills neighbourhood plan code is to provide finer grained planning at a local level for the Bowen Hills neighbourhood plan area.
(2) The purpose of the Bowen Hills 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 Bowen Hills neighbourhood plan area are:
(a) Bowen Hills is a diverse and vibrant area, providing an integrated mix of living, employment and entertainment uses in order to minimise individual trip requirements and reduce dependence on the private motor vehicle.
(b) Development in Bowen Hills maintains the existing context of the area, recognises the physical dominance of the hill and protects significant views to the Herbert Taylor Range.
(c) Commercial and industrial development takes advantage of the area's strategic location, supporting City Centre uses.
(d) The pedestrian and cycle networks are enhanced to improve safety and connectivity to key nodes such as the hospital and major uses in the Newstead and Fortitude Valley area.
(e) Development of key sites including the Mayne rail yards, if redeveloped, is in accordance with a structure plan that delivers a high-quality mixed use environment which integrates with surrounding uses.
(f) 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, sub-precinct or site and is only developed at a greater height, scale and form where there is both a community need and economic need for the development.
(4) Residential village precinct (Bowen Hills neighbourhood plan/NPP-001) overall outcomes are:
(a) The precinct continues to be predominantly residential with alternative housing choices, including community housing encouraged to meet community needs.
(b) The existing rights of established community and business uses are recognised.
(c) Non-residential development is not consistent with the outcomes sought.
(d) Other than redevelopment for non-residential or mixed uses on existing non-residential sites, properties adjacent to Abbotsford or Breakfast Creek roads must mitigate the impacts of non-residential uses.
(5) Light industry precinct (Bowen Hills neighbourhood plan/NPP-002) overall outcomes are:
(a) This precinct is for a high-quality low impact industry area.
(b) Industrial uses have minimal impact and meet high environmental standards.
(c) Other non-industrial uses are limited to associated business and necessary support services for employees.
(d) Development provides a clean, attractive appearance with a high regard to site design and layout, in order to minimise impacts of operations on the surrounding environment.
(e) Progressive redevelopment improves the amenity of the area and opens up the creek frontage for public use.
(f) To facilitate an attractive creek corridor, high-quality development is located along this frontage.
(g) Development incorporating business premises in locations directly adjacent to the creek is consistent with the outcomes sought.
(6) Mayne rail yards precinct (Bowen Hills neighbourhood plan/NPP-003) overall outcomes are:
(a) The site is maintained by Queensland Rail and continues to operate for railway purposes until such a time as the use is no longer needed.
(b) Further development or redevelopment of the site is in accordance with a structure plan prepared in conjunction with Queensland Rail.
(c) Future redevelopment creates a mixed use environment incorporating commercial and low impact industry uses that supports the City Centre.
(d) Residential uses are limited to high amenity areas, such as close to Breakfast Creek.
(e) Areas adjacent to Breakfast Creek are opened up for public access and open space.
(f) Low rise development is integrated with this open space and the creek environment.
(7) Open space precinct (Bowen Hills neighbourhood plan/NPP-004) overall outcome is:
(a) The precinct includes the Booroodabin Bowls Club that is retained for sport and recreational uses.
(8) Breakfast Creek wharf precinct (Bowen Hills neighbourhood plan/NPP-005) overall outcomes are:
(a) This precinct is used as a convenience centre to provide convenience retail, small-scale businesses and a food and drink outlet that service the local community.
(b) Residential uses are appropriate if a reasonable standard of amenity is demonstrated.
(c) Future development focuses on Breakfast Creek and integrates with similar land uses across the creek.
(9) Ross Street precinct (Bowen Hills neighbourhood plan/NPP-006) overall outcomes are:
(a) A high-quality urban area is created comprising an integrated community of business and low impact and service industry employment uses located within dense medium-scale buildings and unified by a cohesive streetscape.
(b) Concentrated areas of small business, low impact industry and showroom functions consolidate and reinforce existing land use patterns.
(c) Low impact industrial and business clusters are retained and expanded, including vehicle sales and servicing, printing, publishing and recorded media; and business services, including business or professional advice.
(d) The dominant land use fronting Breakfast Creek Road remains as commercially oriented activities.
(e) Shops are not developed anywhere within the precinct.
(f) Development where fronting both Ross Street and Wickham Grove addresses both street frontages and provides high-quality street frontages.
(g) A building may be built to the street and side boundaries and footpath planting is preferred to setback planting.
(h) Progressive redevelopment improves the amenity of the area and opens up the creek frontage for public use.

7.2.2.2.3 Assessment criteria

The following table identifies the assessment criteria for assessable development.
Table 7.2.2.2.3.A—Criteria for assessable development
Performance outcomes
Acceptable outcomes
General
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 with 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 to avoid 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 avoid affecting potential development of an adjoining site.

Note—Development that exceeds the intended number of storeys or building height can place disproportionate pressure on the transport network, public space or community facilities in particular.

Note—Development that is over-scaled for its site can result in an undesirable dominance of vehicle access, parking and manoeuvring areas that significantly reduce streetscape character and amenity.

AO1
Development complies with the number of storeys and building height in Table 7.2.2.2.3.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 a maximum number of storeys and height in metres are specified.

PO2
Bowen Hills provides a range of open space and recreational opportunities that meet the needs of the Bowen Hills community.
AO2.1
Development incorporates future parks into the design in accordance with Figure a.
AO2.2
Development provides open space linkages to parks and open space.
PO3
Land adjoining Breakfast Creek or Enoggera Creek is preserved for public use along the entire creek frontage.
AO3.1
Development preserves an open space corridor along the southern side of Breakfast Creek and Enoggera Creek extending from Breakfast Creek Road to Bowen Bridge Road in accordance with Figure a.
AO3.2
Development on a site adjacent to Breakfast Creek or Enoggera Creek provides an open space corridor with a minimum width of 10m of land which is measured from the top of the revetment wall or the high water mark.
PO4
Development on a site adjoining Breakfast Creek or Enoggera Creek addresses the creek and open space adjacent to the creek.
AO4.1
Development ensures that a building elevation facing the open space corridor is attractively designed to ‘front’ the creek rather than backing on to it.
AO4.2
Development ensures that the building design provides opportunities for passive surveillance through the orientation of windows and balconies towards the open space corridor.
AO4.3
Development involving a basement wall fronting the creek which is more than 1m above the finished ground storey is appropriately screened using a variety of landscape treatments to achieve an attractive frontage to the open space corridor.
If in the Ross Street precinct (Bowen Hills neighbourhood plan/NPP-006)
PO5
Development size and bulk maintain a human scale.
AO5
Development has a maximum plot ratio of 125% of the site area.
PO6
Development for a building facing Breakfast Creek Road has a distinctive facade, demonstrating architectural creativity and individuality of design.
AO6
No acceptable outcome is prescribed.
PO7
Development provides setbacks which:
(a) are relative to building height and street reserve width;
(b) do not result in a building that is of an overbearing scale to pedestrians;
(c) if involving a new building which may be built to the street and side boundaries, provides footpath planting in preference to setback planting.
AO7
Development involving building levels up to
3 storeys or 9m may be built to boundary with any additional storeys set back no less than 6m.
If in the Residential village precinct (Bowen Hills neighbourhood plan/NPP-001)
PO8
Development site and bulk reflect the character and low rise nature of the precinct.
AO8
Development has a maximum plot ratio of 120% of the site area where in the High density residential zone.
Table 7.2.2.2.3.B—Maximum building height
Development
Building height
(number of storeys)
If in the Residential village precinct (Bowen Hills neighbourhood plan/NPP-001)
Development of a site in the Neighbourhood centre zone
2
Not specified
4
Not specified

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View the high resolution of Figure a–Open space, access and circulation (PDF file size is 249Kb)

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