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7.2.3.6 Chermside centre neighbourhood plan code

7.2.3.6.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Chermside centre 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 Chermside centre neighbourhood plan area is identified on the NPM-003.6 Chermside centre neighbourhood plan map and includes the following precincts:
(a) Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001):
(i) Core sub-precinct (Chermside centre neighbourhood plan/NPP-001a);
(ii) Gympie Road sub-precinct (Chermside centre neighbourhood plan/NPP-001b);
(iii) Mixed use sub-precinct (Chermside centre neighbourhood plan/NPP-001c);
(iv) Playfield Street sub-precinct (Chermside centre neighbourhood plan/NPP-001d).
(b) Residential north precinct (Chermside centre neighbourhood plan/NPP-002):
(i) High density residential sub-precinct (Chermside centre neighbourhood plan/NPP-002a);
(ii) Wheller Gardens sub-precinct (Chermside centre neighbourhood plan/NPP-002b).
(c) Residential south precinct (Chermside centre neighbourhood plan/NPP-003);
(d) Community use and sports precinct (Chermside centre neighbourhood plan/NPP-004);
(e) Hospital precinct (Chermside centre 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— This neighbourhood plan includes a table of assessment. Refer to Table 5.9.16.A, Table 5.9.16.B, Table 5.9.16.C and Table 5.9.16.D.

7.2.3.6.2 Purpose

(1) The purpose of the Chermside centre neighbourhood plan code is to provide finer grained planning at a local level for the Chermside centre neighbourhood plan area.
(2) The purpose of the Chermside centre 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) The Chermside centre develops as a principal regional activity centre, accessible by high-quality public transport and serves as a focal point for employment, administration, cultural, entertainment, retail and service activities on the north side of Brisbane.
(b) Development is consolidated around key activity nodes being the Prince Charles Hospital, Chermside Shopping Centre and the Gympie Road transit corridor, supporting major activity generators in these areas and using high levels of accessibility.

Editor's note—The Gympie Road transit corridor refers to the Northern Busway.

(c) Development enhances activation of Gympie Road bus station entry points and their immediate surrounds.
(d) Vehicle entrances, servicing and parking are designed and located to facilitate safe pedestrian movement.
(e) Higher density development requires larger sites that will be achieved through lot amalgamation.
(f) Development incorporates cross block links and arcades to improve pedestrian and cycle connections to key destinations.
(g) Development integrates with a network of high-quality, accessible open space and ensures the ecological values of Downfall Creek are maintained. A system of green-space areas, streetscapes and community facilities meet the needs of existing and future residents.
(h) Development within precincts respects adjoining heritage.
(i) 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 an economic need for the development.
(4) Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001) overall outcomes are:
(a) Development achieves a mix of centre uses that attract business and lifestyle opportunities needed to support a principal regional activity centre.
(b) Development provides active frontage uses at ground storey that encourage pedestrian activity and tenancies including shops, food and drinks outlets, health care services and indoor sport and recreation.
(c) Development does not impact on road upgrades or the construction of the Gympie Road transit corridor and associated infrastructure.
(d) Development addresses flooding and overland flow impacts associated with Somerset Creek, a tributary of Downfall Creek (including piped sections).
(e) Development adjoining Downfall Creek provides strong connections to this open space network through building design that addresses the parkland.
(f) Development in the Core sub-precinct (Chermside centre neighbourhood plan/NPP-001a):
(i) of the existing Chermside Shopping Centre provides a greater mix of uses, including commercial development;
(ii) reinforces the intent of the sub-precinct as a Major Centre capitalising on proximity to high-quality public transport;
(iii) ensures that arcades through Chermside Shopping Centre improve access to existing and planned public transport, the community hub north of Hamilton Road, the Downfall Creek open space network and Hamilton Road/Thomas Streets;
(iv) for entertainment uses, including taverns and nightclub entertainment facilities, are consistent with the outcomes sought for this sub-precinct only;
(v) locates residential uses at its northern end and are designed to mitigate higher levels of ambient noise.
(g) Development in the Gympie Road sub-precinct (Chermside centre neighbourhood plan/NPP-001b):
(i) reinforces Chermside as a Major Centre with more-intense development where amalgamation of sites and the minimum site area identified in Table 7.2.3.6.3.B can be achieved;
(ii) provides centre activities with a strong focus on office and shop uses fronting Gympie Road;
(iii) locates a residential use on an upper level where designed to mitigate and avoid adverse noise and air-quality impacts;
(iv) creates gateway statements for Chermside centre through landmark building sites to identify the regional significance of the centre;
(v) provides cross block links, arcades and pedestrian paths where identified, to improve access to the Core sub-precinct (Chermside centre neighbourhood plan/NPP-001a), the Mixed use sub-precinct (Chermside centre neighbourhood plan/NPP-001c) and the Wheller Gardens sub-precinct (Chermside centre neighbourhood plan/NPP-002b);
(vi) fronting Gympie Road limits direct access points by providing parking and delivery access from side streets. Where this is not possible, access is obtained through adjoining properties via access easements.
(h) Development in the Mixed use sub-precinct (Chermside centre neighbourhood plan/NPP-001c):
(i) is primarily residential with active frontage uses located on lower levels;
(ii) for commercial and business activities that are allied with the hospital are consistent with the outcomes sought for this sub-precinct including health care services, research and technology uses and short-term accommodation;
(iii) provides active frontage uses to promote pedestrian activity in Kidston Terrace, Norman Drive, Wallace Street, Thomas Street and Hall Street which are key streets for pedestrian movement between the hospital, Gympie Road and Chermside Shopping Centre;
(iv) west of Gympie Road provides cross block links to improve north–south connectivity for pedestrians and cyclists accessing Hamilton Road and John Patterson Park. To the east of Gympie Road, an arcade will improve accessibility between Thomas Street and Gympie Road;
(v) provides a building height transition adjacent to the heritage-listed part of the Wheller Gardens sub-precinct to match the scale of the heritage area.
(i) Development in the Playfield Street sub-precinct (Chermside centre neighbourhood plan/NPP-001d):
(i) integrates with the pedestrian and cycle network and maximises access to adjacent attractions;
(ii) is primarily high-density residential, with opportunities for small-scale retail, restaurants, cafes or office uses at ground storey.
(5) Residential north precinct (Chermside centre neighbourhood plan/NPP-002) overall outcomes are:
(a) Residential development caters for diverse groups including the aged and workers and provides short-term accommodation to support the nearby hospital activities and services.
(b) Development provides connections to and addresses the open space network associated with Downfall Creek.
(c) Development in the High density residential sub-precinct (Chermside centre neighbourhood plan/NPP-002a):
(i) provides high density residential development where lot amalgamation can be achieved;
(ii) protects the reasonable amenity of adjoining and nearby areas by transitioning down in height and scale at site boundaries.
(d) Development in the Wheller Gardens sub-precinct (Chermside centre neighbourhood plan/NPP-002b):
(i) provides residential accommodation for senior Brisbane residents;
(ii) provides higher density residential care facility and retirement facility uses;
(iii) maximises pedestrian amenity and access through arcades that increase the permeability to Esplanade Road, nearby services, facilities, residential areas and the Downfall Creek green-space network;
(iv) for any new development protects heritage values and where adjacent to heritage places is sympathetic in height, bulk and scale.
(6) Residential south precinct (Chermside centre neighbourhood plan/NPP-003) overall outcomes are:
(a) Development provides medium density residential development.
(b) Farnell Street, Sammels Drive and Hilltop Avenue are reinforced as key pedestrian and cyclist connections to the hospital and current and future public transport connections within the Gympie Road transit corridor.
(7) Community use and sports precinct (Chermside centre neighbourhood plan/NPP-004) overall outcomes are:
(a) This precinct includes Bradbury Park, Burnie Brae Park and Seventh Brigade Park, including Kedron Wavell Services Club, which are retained and upgraded to service the recreational, sporting and social needs of existing and future residents.
(b) Street-scaping and shaded pathways improve the amenity for walking and cycling to these destinations.
(c) Redevelopment and future upgrades manage the impacts of community sport and recreational activities on nearby residents.
(d) Redevelopment of the community hub in Seventh Brigade Park north of Hamilton Road is subject to the development intent of the Chermside Parklands Master Plan.
(e) Development expands on existing indoor and outdoor facilities, providing a wider range of activities for the community.
(f) Development integrates indoor and outdoor spaces to create usable and accessible community facilities.
(g) Development consolidates the building footprint, optimises land holdings and reduces the requirement for additional land.
(h) Development provides non-residential uses located at the corner of Hamilton Road and Kittyhawk Drive.
(i) Development for other impact assessable uses are not consistent with the outcomes sought for the precinct.
(8) Hospital precinct (Chermside centre neighbourhood plan/NPP-005) overall outcomes are:
(a) Development will be prepared in consultation with the Council.
(b) Development is of a scale and intensity consistent with the surrounding precincts.
(c) Development is concentrated to the north-east of the site to maximise proximity to the Mixed use sub-precinct (Chermside centre neighbourhood plan/NPP-001c), High density residential sub-precinct (Chermside centre neighbourhood plan/NPP-002a) and the Wheller Gardens sub-precinct (Chermside Centre neighbourhood plan/NPP-002b).
(d) Development addresses Farnell Street, Hamilton Road and Webster Road and provides a high-quality streetscape with a strong pedestrian focus.
(e) Development provides through connections for pedestrians and cyclists.
(f) Development protects the existing habitat areas of Beneke Bush Nature Area.
(g) Development addresses traffic implications.

7.2.3.6.3 Assessment criteria

The following table identifies assessment criteria for assessable development.

Table 7.2.3.6.3.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 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 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 to avoid affecting the potential development of adjoining sites.

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, building height and gross floor area in Table 7.2.3.6.3.B.

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

PO2
Development provides building setbacks that:
(a) create a consistent and cohesive streetscape;
(b) enable existing and future buildings to be well separated from each other to allow light penetration, air circulation and privacy, and ensure windows are not built out by adjoining buildings;
(c) do not prejudice the development of adjoining sites.
AO2
Development has building setbacks that comply with Table 7.2.3.6.3.D.
PO3
Development provides for a mix of residential and non-residential uses that provide the level of activity needed to support the role and function of each sub-precinct.
AO3
Development provides a land use mix that complies with Table 7.2.3.6.3.C.
PO4
Development provides a building height transition to the Wheller Gardens Settlement heritage area as shown in Figure b and reinforces the heritage values of this precinct.
AO4
Development that adjoins the Wheller Gardens Settlement heritage area as shown in Figure b:
(a) complies with the number of storeys and building height in Table 7.2.3.6.3.B;
(b) has a minimum setback of 3m from the side and/or rear of the heritage precinct boundary.
PO5
Development contributes to the role of the street as the focus for commercial and community life and promotes activation and casual surveillance through active frontages.
AO5
Development provides active frontages where identified in Figure a.
PO6
Development abutting Kittyhawk Drive and Seventh Brigade Park situates buildings to address both the street frontage and the park to:
(a) improve pedestrian activity at the development interface;
(b) create a sense of safety in the public realm.
AO6
Development provides:
(a) active frontages that focus on and overlook Seventh Brigade Park;
(b) at least 50% of the ground storey of a building with active frontages where adjoining Kittyhawk Drive or the park;
(c) direct access from the street to ground storey residential multiple dwellings;
(d) fences that have a maximum height of 1.5m and are 50% transparent where adjoining Kittyhawk Drive or the park.
PO7
Development that adjoins a busway corridor, transit way, bus stops and future stations:
(a) activates the edges of busway stations and the immediate environment, creating vibrant and attractive street environments;
(b) enables casual surveillance of busway station platforms, entry points and public spaces;
(c) facilitates safe, logical and direct pedestrian and cyclist access to busway station entry points;
(d) screens views of uninhabited transport infrastructure elements;
(e) screens servicing and utility areas from view of the passenger areas of busway stations;
(f) designs and sites buildings to address busway interface issues;
(g) preserves the structural integrity and ongoing operation and maintenance of transport infrastructure;
(h) provides sufficient on-site servicing and utilities to contain adverse impacts.
AO7
No acceptable outcome is prescribed.
PO8
Development supports the creation of a road network that efficiently provides for the movement of traffic and frequent public transport.
AO8.1
Development provides for road widening in accordance with Figure c.
AO8.2
Development is sited and designed so as not to compromise the proposed intersection upgrades indicated in Figure c.
PO9
Development:
(a) creates an integrated pedestrian and cycle network that provides direct access to public transport routes, activity centres and public open space through the provision of arcades and cross block links;
(b) provides arcades and cross block links to improve permeability through building design and site layout. Scale, width and design of arcades reflect their function and location.
AO9
Development provides arcades and cross block links, at a minimum width of 4m, as indicated in Figure a, Figure b and Figure c and as indicated in the Streetscape hierarchy overlay.
If in the Community use and sports precinct (Chermside centre neighbourhood plan/NPP-004) where north of Hamilton Road
PO10
Development achieves the intent of the Chermside Parklands Master Plan park management plan.
AO10
Development is in accordance with the Chermside Parklands Master Plan in the Park management plan planning scheme policy.
Table 7.2.3.6.3.B—Maximum building height and gross floor area
Development
Site area
Minimum site frontage
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Core sub-precinct (Chermside centre neighbourhood plan/NPP-001a)
Any development in this precinct
800m2 or greater but less than 1,200m2
20m
6
150% of the site area
1,200m2 or greater but less than 2,500m2
30m
12
300% of the site area
2,500m2 or greater
30m
15
400% of the site area
Any other case
6
150% of the site area
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Gympie Road sub-precinct (Chermside centre neighbourhood plan/NPP-001b)
Any development in this precinct
800m2 or greater but less than 1,200m2
20m
6
150% of the site area
1,200m2 or greater but less than 2,500m2
30m
12
300% of the site area
2,500m2 or greater
30m
15
400% of the site area
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Mixed use sub-precinct (Chermside centre neighbourhood plan/NPP-001c)
Any development in this precinct
800m2 or greater but less than 1,200m2
20m
6
150% of the site area
1,200m2 or greater but less than 2,500m2
30m
12
300% of the site area
2,500m2 or greater
30m
12
300% of the site area
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Playfield Street sub-precinct (Chermside centre neighbourhood plan/NPP-001d)
Any development in this precinct
800m2 or greater but less than 1,200m2
20m
6
150% of the site area
1,200m2 or greater but less than 2,500m2
30m
12
300% of the site area
2,500m2 or greater
30m
12
300% of the site area
If in the Residential north precinct (Chermside centre neighbourhood plan/NPP-002), where in the High density residential sub-precinct (Chermside centre neighbourhood plan/NPP-002a)
Any development in this precinct
800m2 or greater but less than 1,200m2
20m
6
150% of the site area
1,200m2 or greater but less than 2,500m2
30m
8
200% of the site area
2,500m2 or greater
30m
10
250% of the site area
Any other case
6
150% of the site area
If in the Residential north precinct (Chermside centre neighbourhood plan/NPP-002), where in the Wheller Gardens sub-precinct (Chermside centre neighbourhood plan/NPP-002b)
Any development in this precinct
800m2 or greater but less than 1,200m2
20m
Not specified
Not specified
1,200m2 or greater but less than 2,500m2
30m
Not specified
Not specified
2,500m2 or greater
30m
10
250% of the site area
If in the Residential south precinct (Chermside centre neighbourhood plan/NPP-003)
Any development in this precinct
800m2 or greater but less than 1,200m2
20m
4
100% of the site area
1,200m2 or greater but less than 2,500m2
30m
6
150% of the site area
2,500m2 or greater
30m
6
150% of the site area
Any other case
4
100% of the site area
If in the Community use and sports precinct (Chermside centre neighbourhood plan/NPP-004)
Development in Seventh Brigade Park
800m2 or greater but less than 1,200m2
20m
Not specified
Not specified
1,200m2 or greater but less than 2,500m2
30m
Not specified
Not specified
2,500m2 or greater
30m
8
200% of the site area
If adjoining the Wheller Gardens Settlement heritage area as shown in Figure b
Development within 10m from the heritage precinct boundary
Not specified
Not specified
2
Not specified
Development within 10m to 20m from the heritage precinct boundary
Not specified
Not specified
4
Not specified
Table 7.2.3.6.3.C—Land use mix
Development
Maximum land use mix on individual sites(1)
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Core sub-precinct (Chermside centre neighbourhood plan/NPP-001a)
Development located above ground storey and located at the northern end of the site in accordance with Figure a
Up to 30% residential
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Gympie Road sub-precinct (Chermside centre neighbourhood plan/NPP-001b)
Any development in this precinct
Up to 60% residential
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Mixed use sub-precinct (Chermside centre neighbourhood plan/NPP-001c)
Development located on an active street frontage (Figure a)
Up to 50% non-residential
Development not located on an active street frontage (Figure a)
Up to 10% non-residential
If in the Residential north precinct (Chermside centre neighbourhood plan/NPP-002), where in the Wheller Gardens sub-precinct (Chermside centre neighbourhood plan/NPP-002b)
Any development in this precinct

Note—

(1) Developments that achieve a similar mix for the overall sub-precinct will be considered as performance outcomes.

Table 7.2.3.6.3.D—Built form setbacks
Development
Minimum setback (including balconies)
Setbacks to level 1 (ground storey)
Setbacks level 2–4
Setbacks level 5–8
Setbacks level 9 and above
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Gympie Road sub-precinct (Chermside centre neighbourhood plan/NPP-001b) but excluding the Chermside Shopping Centre component of the Gympie Road sub-precinct (Chermside centre neighbourhood plan/NPP-001b)
Development of a site less than 1,200m2 and/or having a developable site area less than 30m by 30m
Front – 3m
Side – 0m
Rear – 6m
Where a podium level:
Front – 0m
Side – 0m
Rear – 6m
Otherwise:
Front – 0m
Side – 3m
Rear – 6m
Front – 3m
Side – 3m
Rear – 9m
Not specified
Development of a site 1,200m2 and greater
Front – 3m
Side – 0m
Rear – 6m
Front – 0m
Side – 0m
Rear – 6m
Front – 3m
Side – 3m
Rear – 6m
12m between towers
Front – 6m
12m between towers
If in the Chermside centre activity precinct (Chermside centre neighbourhood plan/NPP-001), where in the Mixed use sub-precinct (Chermside centre neighbourhood plan/NPP-001c) and on an active frontage street as identified in Figure a or commercial development proposed at lower levels
Development of a site less than 1,200m2 and having a developable site area less than 30m by 30m
Front – 3m
Side – 0m
Rear – 6m
Front – 0m
Side – 0m
Rear – 6m
Front – 3m
Side – 3m
Rear – 9m
Front – 6m
Side – 3m
Rear – 9m
Development of a site 1,200m2 and greater and having a developable site area at least 30m by 30m
Front – 3m
Side – 0m
Rear – 6m
Front – 0m
Side – 0m
Rear – 6m
Front – 3m
Side – 3m
Rear – 6m
12m between towers
Front – 6m
Side – 3m
Rear – 6m
12m between towers
If in the Community use and sports precinct (Chermside centre neighbourhood plan/NPP-004)
Development of a site in Seventh Brigade Park
Subject to Chermside Parklands master plan – Park management planning scheme policy

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View the high resolution of Figure a–Chermside centre activity precinct (PDF file size is 288Kb)

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View the high resolution of Figure b–Residential north precinct (PDF file size is 142Kb)

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View the high resolution of Figure c–Pedestrian and cycle connections and upgrades (PDF file size is 312Kb)

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