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7.2.5.4 Everton Park neighbourhood plan code

7.2.5.4.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Everton Park 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 Everton Park neighbourhood plan area is identified on the NPM-005.4 Everton Park neighbourhood plan map and includes the following precincts:
(a) Everton Park centre precinct (Everton Park neighbourhood plan/NPP-001);
(i) Everton Park centre sub-precinct (Everton Park neighbourhood plan/NPP-001a).
(b) Central residential precinct (Everton Park neighbourhood plan/NPP-002);
(i) Central residential a sub-precinct (Everton Park neighbourhood plan/NPP-002a);
(ii) Central residential b sub-precinct (Everton Park neighbourhood plan/NPP-002b).
(c) Fallon Park precinct (Everton Park neighbourhood plan/NPP-003).
(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 5.9.24.A, Table 5.9.24.B, Table 5.9.24.C and Table 5.9.24.D.

7.2.5.4.2 Purpose

(1) The purpose of the Everton Park neighbourhood plan code is to provide finer grained planning at a local level for the Everton Park neighbourhood plan area.
(2) The purpose of the Everton Park 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 Everton Park neighbourhood plan area are:
(a) The Everton Park centre located on South Pine Road and Stafford Road retains and enhances its traditional strip shopping character. It provides a range of centre services to meet the needs of existing and future residents of the Everton Park district, including any redevelopment south of the Everton Park centre.
(b) A variety of housing types and densities are incorporated in and around the Everton Park centre, catering for community needs, including emerging young adult and older populations.
(c) Walking and cycling routes are safe and provide connectivity throughout the area, integrating with the Kedron Brook shared use pathway which forms an integral part of this network.
(d) 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) Everton Park centre precinct (Everton Park neighbourhood plan/NPP-001) overall outcomes are:
(a) This precinct accommodates a range of activities expected in a suburban centre.
(b) The built form and character of the precinct as a traditional suburban shopping strip is maintained.
(c) Development encourages pedestrian activity and movement with active street frontages and links across Stafford Road and South Pine Road in accordance with Figure a.
(d) Development in the Everton Park centre sub-precinct (Everton Park neighbourhood plan/NPP-001a):
(i) provides for a range of centre activities with a strong focus on pedestrian movement along the Stafford Road frontage;
(ii) provides for pedestrian links and relocation of vehicle access on Cutbush Road to enhance connectivity and safety through the centre.
(5) Central residential precinct (Everton Park neighbourhood plan/NPP-002) overall outcomes are:
(a) This ex-industrial land is redeveloped for residential, centre and recreation uses outside the State Government’s proposed north western transportation corridor.
(b) Redevelopment is in accordance with Figure a, which provides for orderly development and appropriate visual and physical links between the Central residential a sub-precinct (Everton Park neighbourhood plan/NPP-002a) and Central residential b sub-precinct (Everton Park neighbourhood plan/NPP-002b).
(c) The State Government's proposed north western transportation corridor is retained and protected pending investigation of future transport, and development adjoining this corridor includes adequate noise and landscape buffering

Note—The proposed north-western transportation corridor is identified in the South East Queensland Infrastructure Plan and Program 2009-2031.

(d) The Central residential a sub-precinct (Everton Park neighbourhood plan/NPP-002a) contains the former Woolworths distribution centre, which is identified for redevelopment for high density residential uses due to its close proximity to the Everton Park centre and public transport facilities. Development in this sub-precinct:
(i) does not support centre activities such as supermarkets, restaurants, department stores and grouped small-scale tenancies;
(ii) provides a plaza, accessible as a public space by the community any time of the day.
(e) The Central residential b sub-precinct (Everton Park neighbourhood plan/NPP-002b) is currently used for large format retail specialising in homewares or home improvement retailing requiring larger tenancies and generating less traffic than convenience shops or shopping centres. Development in this sub-precinct:
(i) ensures that redevelopment proposals for mixed use comprise of non-residential pedestrian oriented activating development at ground level and in the ground storey with residential development in storeys above ground storey, and integrates with the Central residential a sub-precinct;
(ii) does not support centre activities such as supermarkets, restaurants, department stores and grouped small-scale;
(iii) for shops with a gross floor area greater than 1,500m2 is consistent with the outcomes for the sub-precinct;
(iv) accommodates reshaped existing gross floor area of large format retail uses where the large format retail is integrated with the centre form according to the Centre or mixed-use code.
(6) Fallon Park precinct (Everton Park neighbourhood plan/NPP-003) overall outcomes are:
(a) This precinct covers Fallon Park and the Everton Park library and is intended to develop in a coordinated manner into a community node that provides a range of community and recreational services and facilities to the local community.
(b) The library and the ‘Fallon Cottage’ workers cottage are preserved and used for community purposes.

Assessment criteria

The following table identifies the assessment criteria for assessable development.

Table 7.2.5.4.3.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 to avoid affecting the 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 7.2.5.4.3.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.

If in the Everton Park centre precinct, where in the Everton Park centre sub-precinct (Everton Park neighbourhood plan/NPP-001a)
PO2
Development:
(a) complements and enhances the traditional shopping strip character of the Everton Park centre;
(b) ensures amenity of residential area is protected;
(c) minimises the number of vehicular access points by using shared access, driveways and car parking;
(d) provides for pedestrian movement through the Everton Park centre;
(e) incorporates streetscape improvements, such as seating nodes and street trees for shade.
AO2
Development is in accordance with Figure a.
If in the Everton Park centre precinct, where in the Everton Park centre sub-precinct (Everton Park neighbourhood plan/NPP-001a)
PO3
Development has a building size and bulk consistent with the traditional strip shopping character of the Everton Park centre.
AO3.1
Development has a maximum gross floor area of 125% of the site area.
AO3.2
Development incorporates a number of buildings or is designed to read as separate built forms.
PO4
Development provides arcades to facilitate movement between Stafford Road and Sizer Street, and to any internal roads.
AO4
Arcades are provided as shown in Figure a.
PO5
Development includes vehicular access arrangements that are designed to be safe and minimise impacts on local traffic and amenity.
AO5
Development which has vehicular access from Cutbush Road to Lot 56 on RP907701, as shown in Figure a, is to relocate vehicular access to a safer position along Cutbush Road.
PO6
Development along Stafford Road frontage makes a positive contribution to the traditional strip shopping character of the Everton Park centre.
AO6
Development incorporates:
(a) transparent glass-fronted tenancies with pedestrian openings to Stafford Road frontage and to any internal roads and major pedestrian routes;
(b) building facades to Stafford Road are articulated with colour/texture and architectural features to conceal unsightly exposure of building utilities and relieve existing blank facades.
PO7
Development provides safe and convenient pedestrian links through the sub-precinct.
AO7
Pedestrian crossings are provided along Stafford Road and South Pine Road in accordance with Figure a.
If in the Central residential precinct (Everton Park neighbourhood plan/NPP-002)
PO8
Development provides an efficient and orderly road layout which integrates with the local street network.
AO8
Development provides roads which are constructed and publicly dedicated in accordance with Figure a.
PO9
Development provides street trees along road frontages to enhance the landscape amenity of the precinct.
AO9
Development provides street trees along both sides of the internal roadways as shown in Figure a.
If in the Central residential precinct (Everton Park neighbourhood plan/NPP-002), where in the Central residential a sub-precinct (Everton Park neighbourhood plan/NPP-002a)
PO10
Development has a building size and bulk consistent with a high density scale.
AO10
Development has a maximum gross floor area of 125% of the site area.
PO11
Development provides a centrally located and highly accessible plaza in this sub-precinct. The plaza integrates well with surrounding uses.
AO11
Development provides a publicly accessible plaza, located in accordance with Figure a, which:
(a) is of a regular shape;
(b) has a frontage to a public road.
PO12
Development has buildings which are designed and orientated to reinforce the character of the plaza area as a public space.
AO12
Development ensures that buildings adjacent to the plaza have:
(a) spacing between buildings to allow for light penetration, air circulation and views to the urban common area;
(b) a ground-level setback of 3m inside the front property boundary;
(c) active uses or activation by large windows or openings on the ground level.
If in the Central residential precinct (Everton Park neighbourhood plan/NPP-002), where in the Central residential b sub-precinct (Everton Park neighbourhood plan/NPP-002b)
PO13
Development which includes a retail component:
(a) has new retail uses appropriate to the Centre frame zone precinct in the Mixed use zone overall outcomes;
(b) is not of a scale larger or similar to District centre zone overall outcomes;
(c) can retain the amount and tenancy size of existing large format retail uses only where the redevelopment is consistent with Centre or mixed use code outcomes and Mixed use zone overall outcomes.
AO13.1
Development for a shop or large format retail activities has a minimum tenancy size of 750m2 and a new retail use has a maximum tenancy size of 1,500m2.
AO13.2
Development involving redevelopment of existing retail based uses:
(a) includes a maximum retail gross floor area equal to the existing gross floor area and tenancy sizes;
(b) for any additional retail based gross floor area has a maximum gross floor area of 1,500m2 per tenancy;
(c) is designed and arranged in compliance with the Centre or mixed use code.
If in the Fallon Park precinct (Everton Park neighbourhood plan/NPP-003)
PO14
Development proceeds in a planned manner.
AO14.1
Development prepares a structure plan for the precinct.
A014.2
Development is consistent with this structure plan.
Table 7.2.5.4.3.B—Maximum building height
Development
Building height
(number of storeys)
If in the Central residential precinct (Everton Park neighbourhood plan/NPP-002)
Any development in this precinct
Not specified
Development has a maximum building height consistent with Figure a.

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