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7.2.8.1 Holland Park—Tarragindi district neighbourhood plan code

7.2.8.1.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Holland Park—Tarragindi 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); or
(b) Impact assessable development.
(2) Land in the Holland Park—Tarragindi district neighbourhood plan area is identified on the NPM-008.1 Holland Park—Tarragindi district neighbourhood plan map and includes the following precincts:
(a) Greenslopes Busway Station precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-001);
(b) Kuring-gai Avenue neighbourhood centre precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-002);
(c) Reservoir parkland precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-003);
(d) Hillside character precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-004).
(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 5.9.29.A, Table 5.9.29.B, Table 5.9.29.C and Table 5.9.29.D.

Note—Hillside character areas are steeper residential areas containing traditional character housing and significant ridgelines. Hillside character is derived from the relationship of buildings to their physical setting. Traditional character housing built following an historic subdivision pattern and located on well-treed hillsides results in a unique character of important visual significance in the local context. Hillside character is retained and enhanced through sympathetic development that minimises visual impact within its visual catchment.

7.2.8.1.2 Purpose

(1) The purpose of the Holland Park—Tarragindi district neighbourhood plan code is to provide finer-grained planning at a local level for the Holland Park—Tarragindi district neighbourhood plan area.
(2) The purpose of the Holland Park—Tarragindi district neighbourhood plan code will be achieved through overall outcomes including overall outcomes for each precinct for the neighbourhood plan area.
(3) The overall outcomes for the Holland Park—Tarragindi district neighbourhood plan area are:
(a) A mix of housing densities and types serves the needs of the community, especially the neighbourhood plan area’s young adult and elderly populations. Identified character housing is retained with higher density housing encouraged in proximity to major employment nodes and public transport.
(b) Sandy, Ekibin and Norman Creeks are protected and enhanced for their ecological and recreational values.
(c) The landscape and ecological values of Wellers Hill Reservoir and Tarragindi Hill Reservoir are retained and enhanced.
(d) Public transport use is facilitated by upgrading pedestrian and cyclist access from employment nodes, centres and residential precincts to the Greenslopes and Holland Park West Busway stations. Relaxation of parking requirements in the vicinity of the Busway stations is inconsistent with outcomes sought due to potential commuter parking conflicts.
(e) Significant views and vistas are protected. Development proposed in visually prominent locations such as major ridgelines and hill tops is designed to achieve minimal visual impact. Development forms that require cut and fill and disturbance of vegetation are avoided.
(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 an economic need for the development.
(4) Greenslopes Busway Station precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-001) overall outcomes are:
(a) This precinct provides a range of housing types and other land uses including parks and community facilities in close proximity to the Greenslopes Busway station.
(b) Any non-residential and multiple dwelling development in this precinct contributes to the upgrading of the pedestrian environment, including provision of footpaths, street trees and other improvements to the accessibility of the Greenslopes Busway station.
(5) Kuring-gai Avenue neighbourhood centre precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-002) overall outcomes are:
(a) This precinct provides convenience functions supporting the surrounding residential locality and the Holland Park West Busway station.
(b) The built form and character of the precinct as a traditional suburban strip shopping centre is maintained.
(c) Development provides and incorporates upgraded walking paths, street trees and improvements to connections between the centre and footpaths leading to the Holland Park West Busway station.
(6) Reservoir parkland precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-003) overall outcomes are:
(a) This precinct contains Wellers Hill reservoir and Tarragindi Hill Reservoir which perform two important functions as a water storage and supply facility and as a park with bushland, scenic landscape and passive recreation values.
(b) Development complements the natural values of the site and avoids impacting surrounding residential amenity or the utility installation function of the reservoirs.
(7) Hillside character precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-004) overall outcomes are:
(a) Hillside character is maintained, retained and enhanced through sympathetic development that minimises visual impact within its visual catchment.
(b) Development along major ridgelines in the precinct contributes to a consistent rhythm and sense of scale along the ridgeline when viewed from the surrounding visual catchment.
(c) Residential development in particular provides for:
(i) the appearance of traditional character houses uniformly spaced and stepped across well-treed hillsides;
(ii) compatible building height, bulk and proportions;
(iii) construction methods, such as posts or piers, that minimise the amount of alteration to site topography;
(iv) alteration to site topography.

7.2.8.1.3 Performance outcomes and acceptable outcomes

Table 7.2.8.1.3.A—Performance outcomes and acceptable outcomes
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 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
No acceptable outcome is prescribed.
If in the Greenslopes Busway Station precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-001)
PO2
Development:
(a) complements and enhances the existing residential and landscape character of the locality;
(b) retains significant vegetation and provides sufficient areas between buildings for the provision of trees and landscaping that uses locally occurring native species, in accordance with the Planting species planning scheme policy.
AO2
No acceptable outcome is prescribed.
If in the Kuring-gai Avenue neighbourhood centre precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-002)
PO3
Development improves pedestrian facilities and streetscape amenity.
AO3.1
Development enhances the Kuring-gai Avenue Convenience Centre by street tree planting and landscaping in accordance with Figure a.
AO3.2
Development provides active street frontages to increase pedestrian activity in the centre in accordance with Figure a.
AO3.3
Development on Lot 21 on RP65585 is set back to retain views from Marshall Road to the centre in accordance with Figure a.
PO4
Development minimises impacts to the surrounding residential area.
AO4
Development that incorporates a vegetation buffer a minimum of 5m wide along rear and side boundaries where adjoining a residential site, provides a landscape screen capable of achieving a height of 10m to 12m at maturity that is not occupied by refuse bins or other back-of-house activities, to maintain visual privacy to residences.
If in the Hillside Character precinct (Holland Park—Tarragindi district neighbourhood plan/NPP-004)
Development pattern and form
PO5
Development for residential uses is:
(a) compatible with traditional character house scale;
(b) designed and sited to retain and reinforce the predominant development pattern and form of:
(i) separate allotments, whether or not the site area exceeds predominant lot sizes in the area or the site is an amalgamation of allotments;
(ii) buildings of a traditional character house scale uniformly spaced and consistently stepped across well-treed hillsides when viewed from the visual catchment.
AO5.1
Development ensures the building footprint, boundary setbacks and siting in relation to adjoining development reflect the predominant development pattern and form of development in the area.
AO5.2
Development ensures buildings feature orthogonal plan forms with outside walls aligned with those on adjoining allotments or within the development.
Building height, scale and proportions
PO6
Development for residential uses achieves height, scale and proportions that are compatible with traditional character houses when viewed from the visual catchment.
AO6.1
Development of large buildings is designed to appear as a series of separate blocks, each of a size and scale similar to that of a traditional character house, using:
(a) physical separation;
(b) significant recesses and projections of the exterior wall plane;
(c) articulation through steps in the horizontal plane of the roof;
(d) roof geometry incorporating significant variety such as pitched roofs of a minimum 27.5 degree pitch;
(e) elevational and roof treatment in a variety of materials, colours and finishes compatible with traditional character houses to achieve the appearance of separate blocks.
AO6.2
Development only excludes building heights in the zone code where:
(a) using traditional character elements or site-responsive construction methods has resulted in non-compliance with the maximum building height;
(b) any additional building height or storeys are incorporated into a building form appearing to comply with maximum building height such as through additional storeys being incorporated into a roof-space area.

Note—Site–responsive construction methods, such as posts or piers, minimise the amount of alteration to site topography. Traditional character elements are pitched roofs of a minimum 27.5 degree pitch.

AO6.3
Development only exceeds the site cover prescribed acceptable outcome where the development is designed to reduce building bulk in accordance with AO6.1.
AO6.4
Development ensures the height of eaves reflects the predominant pattern and form of the area:
(a) along undulating ridgelines;
(b) horizontally across hillsides;
(c) vertically down hillsides.
AO6.5
Development ensures the length of an elevation treatment above ground level without variation, articulation or openings is no more than 10m.
PO7
Development is designed, sited and landscaped to minimise the impact of incompatible building bulk.
AO7
No acceptable outcome is prescribed.
PO8
Development along ridgelines does not dominate the skyline and is designed and sited to contribute to a consistent rhythm and sense of scale along the ridgeline when viewed from the visual catchment.
AO8
No acceptable outcome is prescribed.
Landscape character, physical setting and topography
PO9
Development minimises impacts on existing significant vegetation and provides replacement vegetation on the site of an advanced size and maturity where significant vegetation is removed.
AO9.1
Development of buildings, structures, driveways and hard-stand areas are designed and sited to maximise the retention of vegetation on the site.
AO9.2
Significant vegetation removed as a result of the development is replaced with vegetation of advanced size and maturity that contributes to the special character of the area.

Note—Trees featuring a trunk diameter width of 250mm or greater measured at 1m above ground level are considered significant vegetation. Advanced size and maturity is vegetation of 100L minimum stock size planted in sufficient quantity to achieve a total canopy area of 50% of the removed vegetation when mature.

PO10
Development for residential purposes must be designed to retain or reinforce the landscape character and physical setting of the locality and designed and situated to break up building bulk such that development appears:
(a) as a collection of separate buildings uniformly sited on well-treed hillsides; or
(b) separate buildings consistently spaced along major ridgelines.
AO10.1
Development provides communal open space and ground-storey private open space for residential development at a minimum dimension of 5m.
AO10.2
Development provides boundary setbacks that are a minimum of:
(a) 6m to the rear boundary;
(b) 12m to the rear boundary on sites steeper than 1 in 8 gradient (long axis from the front boundary to rear boundary of the site);
(c) 6m to any adjoining site’s front or rear boundary in the case of rear allotments;
(d) car parking and manoeuvring areas are located at least 3m from rear boundaries;
(e) the setback is planted to provide a dense landscape screen.

Note—In the case of corner lots, the rear boundary is that boundary which abuts other rear boundaries.

PO11
Development, including buildings or other structures, driveways and hard-stand areas, must be designed and sited to minimise cut and fill disturbance on the site.
AO11.1
Development incorporates:
(a) foundation systems of a type that minimise disturbance to the landscape, such as post and pier type foundations;
(b) slab-on-ground foundations only on those parts of a site with gradients less than 1 in 8 and where no cut and fill is required or cut and fill is minimal;
(c) benching, cut and fill, or construction of retaining walls of a minor nature only and designed so as not to be noticeable after construction has been completed;
(d) driveways and hard-stand areas only on those parts of a site with gradients less than 1 in 4.

Note—Cut and fill is considered to be of a minor nature where fill does not exceed 1m or the combined height of any retaining wall and fence does not exceed 2m.

AO11.2
Development sets back retaining walls from any boundary and are stepped or terraced and landscaped to soften visual impact.

View the high resolution of Figure a—Kuring-gai Avenue neighbourhood centre precinct (PDF file size is 108 Kb)

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