7.2.11.3 Kelvin Grove urban village neighbourhood plan code
7.2.11.3.1 Application
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 5.9.34.A, Table 5.9.34.B, Table 5.9.34.C and Table 5.9.34.D.
Note—Development for research or technology industry is assessed against all relevant acceptable outcomes applicable to either low impact industry or research and technology industry in the Industry code.
7.2.11.3.2 Purpose
7.2.11.3.3 Performance outcomes and acceptable outcomes
Table 7.2.11.3.3.A—Performance outcomes and acceptable outcomes
Performance outcomes
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Acceptable outcomes
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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 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 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 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. |
AO1.1
Development complies with the number of storeys and building height specified in Table 7.2.11.3.3.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. Note—With the exception of the Mixed use 6 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002f), any bonus storey only applies where the site is located at an intersection of a street with a street or of a street with a public park. Note—With the exception noted in Table 7.2.11.3.3.B in relation to Residential 5 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004e), a bonus storey not exceeding 350m2 may be provided to each such intersection that the site faces. Note—The bonus storey must be adjacent to the intersection and must not result in the maximum gross floor area exceeding that specified in Table 7.2.11.3.3.B. |
AO1.2
Development has a maximum gross floor area as specified in Table 7.2.11.3.3.C.
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PO2
Development:
(a) enhances the character of the streetscapes, maintains a sense of open space and pedestrian scale in public and pedestrian areas, and provides a high level of amenity for the occupants;
(b) is designed so that above the podium levels, buildings:
(i) allow light penetration, air circulation, views, vistas, and outlook;
(ii) ensure windows are not built out by adjoining buildings.
(c) adequately separates non-residential uses from adjacent residential buildings and open space areas.
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AO2.1
Development ensures the location of side and rear boundaries is in accordance with Figure a.
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AO2.2
Development in the Village centre precinct (Kelvin Grove urban village neighbourhood plan/NPP-001), Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002) and Health and recreation precinct (Kelvin Grove urban village neighbourhood plan/NPP-003) have minimum building setbacks to the street, public open space, or side or rear boundaries in accordance with the following:
(b) if abutting a residential sub-precinct, the setbacks for that residential sub-precinct;
(c) if abutting a residential site outside the precinct, the setbacks for the Residential 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004a).
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AO2.3
Development in the Residential 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004a) and Residential 2 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004b) has minimum building setbacks in accordance with the following:
(a) street frontages – 6m to walls and 3m to balconies;
(b) side boundaries – 3m to walls and balconies;
(c) rear boundaries – 6m to walls and balconies.
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AO2.4
Development in the Residential 3 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004c) and Residential 4 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004d) has minimum building setbacks in accordance with the following:
(a) street and public open space frontages – 4.5m to walls and 2m to balconies;
(b) side boundaries – 3m to walls and balconies;
(c) rear boundaries up to 3 storeys – 6m to walls and 4.5m to balconies or 6m where adjoining a residential site outside of the precinct;
(d) rear boundaries above 3 storeys – 9m to walls and 6m to balconies.
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AO2.5
Development in the Residential 5 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004e) has minimum building setbacks in accordance with the following:
(a) street and public open space frontages up to 3 storeys – 3m to walls and 1m to balconies;
(b) street above 3 storeys – 6m to walls for a minimum 75% of the length of the facade, and 3m for the remainder, and 3m to balconies;
(c) side boundaries up to 3 storeys – 3m to walls and 1.5m to balconies;
(d) side boundaries above 3 storeys – 6m to walls for a minimum 75% of the length of the facade, and 3m for the remainder;
(e) any side boundary where more than 20m from a street – 6m to all walls;
(f) rear boundaries up to 3 storeys – 6m to walls and balconies;
(g) rear boundaries up to 3 storeys – 9m to walls and 6m to balconies.
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AO2.6
Development in the Residential 6 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004f) has minimum building setbacks in accordance with the following:
(a) street and public open space frontages up to 4 storeys – 2m to walls and 1m to balconies;
(b) street above 4 storeys – 3m beyond the lower floor setback to walls for a minimum 75% of the length of the facade, and nil setback from the walls below for the remainder;
(c) side boundaries up to 4 storeys – 3m to walls and 1.5m to balconies;
(d) side boundaries above 4 storeys – 3m beyond the lower floor setback for a minimum 75% of the length of the facade, and 3m for the remainder;
(e) any side boundary where more than 20m from a street – 6m to all walls and balconies;
(f) rear boundaries up to 6 storeys – 6m to walls and balconies;
(g) rear boundaries above 6 storeys – 9m to walls and boundaries.
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AO2.7
Development in the Residential 7 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004g) has minimum building setbacks in accordance with the following:
(a) street frontages up to 5 storeys – 2m to walls and 1m to balconies;
(b) street frontages above 5 storeys – 3m beyond the lower floor setbacks to walls for a minimum 75% of the length of the facade, and nil setback from walls below for the remainder;
(c) side boundaries up to 5 storeys – 3m to walls and 1.5m to balconies;
(d) side boundaries above 5 storeys – 3m beyond the lower floor setbacks for a minimum 75% of the length of the facade, and 3m for the remainder;
(e) any side boundary where more than 20m from a street – 6m to all walls and balconies;
(f) rear boundaries up to 6 storeys – 6m to walls and balconies;
(g) rear boundaries above 6 storeys – 9m to walls and balconies.
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AO2.8
Development in any precinct can have nil setback to side or rear boundaries if:
(a) it is consistent with the overall outcomes of The Village;
(b) adjacent lots are being developed cooperatively and the lot boundary is no longer a design factor;
(c) the amenity of the adjoining lots is maintained or enhanced.
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PO3
Development:
(a) contributes to the creation of safe streets and public open spaces;
(b) provides an appropriate transition from the building form to the external landscape and public realm;
(c) protects the privacy of adjoining and nearby properties;
(d) helps develop a strong urban street-related character for The Village.
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AO3
Development ensures buildings align parallel to the principal street and park frontages, with a design that incorporates:
(a) balconies and windows that overlook streets and public open spaces;
(b) windows for 30% to 80% of the frontages facing streets and public open spaces;
(c) recessed elements and openings around the building perimeter;
(d) windows, screens and building elements to ensure direct overlooking to adjoining buildings is minimised;
(e) private liveable balconies that are not continuous and comprise 30% to 75% of the total length of each street building facade;
(f) a prominent legible and accessible entry from the public realm at street level.
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PO4
Development for a dwelling is provided with sufficient private outdoor spaces, liveable balconies or verandahs with appropriate shelter, shade and privacy to contribute to a pleasant living environment.
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AO4.1
Development for a dwelling at ground level is designed so that outdoor spaces remain unenclosed and comprise a minimum of 20m2 of landscaped space for 1 bedroom or smaller units and 30m2 of screened landscape space for all larger units with a minimum dimension of 4m generally and with 15m2 directly accessible from a living area.
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AO4.2
Development for a dwelling above ground level is designed so that outdoor spaces remain unenclosed and comprise a minimum area of 7m2 for 1 bedroom or smaller units and 10m2 for all others, with a minimum dimension of 2.5m.
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AO4.3
Development is designed so that private liveable balconies are directly accessible from main living areas to maximise indoor–outdoor connection.
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PO5
Development for retail and commercial:
(a) is principally concentrated within the Village centre precinct (Kelvin Grove urban village neighbourhood plan/NPP-001), with a supermarket or supermarket shopping centre providing suburban-level shopping facilities;
(b) provides legible and convenient pedestrian access to the supermarket;
(c) supports retail and other commercial services that are located along other parts of Musk Avenue and in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002);
(d) makes provision at street level for uses that support active streets along Musk Avenue.
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AO5.1
Development for a supermarket or supermarket-based shopping centre is located at the ground level in the preferred location indicated in Figure a, is accessed conveniently from the street and does not exceed 3,500m2 gross floor area for its shop component.
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AO5.2
Development in the Village centre precinct (Kelvin Grove urban village neighbourhood plan/NPP-001) and in the Health and recreation precinct (Kelvin Grove urban village neighbourhood plan/NPP-003), if a site has frontage to Musk Avenue or the intersection of Musk Avenue with Blamey Street, has continuous uses such as shops and food and drink outlets with a restaurant provided at street level, including access from and orientated to the street.
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PO6
Development has a built form that respects the historic significance of the Upper Parade Ground and related buildings.
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AO6
Development for new building work within the Upper Parade Ground heritage area maintains appropriate sightlines within and through the State heritage-listed area, including the full length of Upper Parade Ground and to existing heritage buildings.
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Table 7.2.11.3.3.B—Maximum building height
Development
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Building height (number of storeys)
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If in the Village centre precinct (Kelvin Grove urban village neighbourhood plan/NPP-001), where in the Village centre 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-001a)
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Any development in this precinct
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7 (plus bonus storey)
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If in the Village centre precinct (Kelvin Grove urban village neighbourhood plan/NPP-001), where in the Village centre 2 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-001b)
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Development of a site within 20m of the uphill boundary of the precinct
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5
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Development of a site in all other areas
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7 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002a)
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Development of a site within 20m of the southern boundary of the precinct
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3 (no bonus)
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Development of a site in all other areas
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6 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 2 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002b)
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Any development in this precinct
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6 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 3 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002c)
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Any development in this precinct
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6 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 4 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002d)
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Any development in this precinct
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6 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 5 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002e)
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Any development in this precinct
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7 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 6 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002f)
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Development of a site on the Musk Avenue frontage and above the uphill corner of the site with Musk Avenue
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6
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Development of a site within 11m of the rear boundary and above that same reference point on Musk Avenue
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5
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At the rear of the development and below the level of the same reference point, and do not form part of the calculation of height for setback purposes
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Up to 2 bonus storeys
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 7 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002g)
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Any development in this precinct
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4 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 8 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002h)
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Any development in this precinct
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6 (plus bonus storey)
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 9 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002i)
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Any development in this precinct
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4 (plus bonus storey). The 4 storeys are measured above a point midway along Hartopp Lane.
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If in the Health and recreation precinct (Kelvin Grove urban village neighbourhood plan/NPP-003)
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Any development in this precinct
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7
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004a)
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Any development in this precinct
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3
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 2 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004b)
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Any development in this precinct
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4
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 3 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004c)
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Any development in this precinct
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4
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 4 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004d)
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Any development in this precinct
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5
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Development adjacent to the frontage to Grey Gums Park
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4
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 5 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004e)
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Any development in this precinct
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5 (plus bonus storey). No bonus storey is applicable to the intersection of Maidstone Street and Kulgun Park.
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 6 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004f)
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Any development in this precinct
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6 (plus bonus storey)
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 7 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004g)
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Any development in this precinct
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9
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Table 7.2.11.3.3.C Maximum gross floor area
Development
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Maximum gross floor area
(of the site area)
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If in the Village centre precinct (Kelvin Grove urban village neighbourhood plan/NPP-001), where in the Village centre 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-001a)
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Any development in this precinct
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290%
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If in the Village centre precinct (Kelvin Grove urban village neighbourhood plan/NPP-001), where in the Village centre 2 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-001b)
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Any development in this precinct
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420%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002a)
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Any development in this precinct
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420%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 2 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002b)
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Any development in this precinct
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420%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 3 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002c)
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Any development in this precinct
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350%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 4 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002d)
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Any development in this precinct
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290%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 5 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002e)
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Any development in this precinct
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290%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 6 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002f)
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Any development in this precinct
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290%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 7 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002g)
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Any development in this precinct
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290%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 8 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002h)
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Any development in this precinct
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250%
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If in the Mixed use precinct (Kelvin Grove urban village neighbourhood plan/NPP-002), where in the Mixed use 9 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-002i)
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Any development in this precinct
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270%
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If in the Health and recreation precinct (Kelvin Grove urban village neighbourhood plan/NPP-003)
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Any development in this precinct
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290%
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 1 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004a)
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Any development in this precinct
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80%
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 2 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004b)
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Any development in this precinct
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100%
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 3 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004c)
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Any development in this precinct
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120%
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 4 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004d)
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Any development in this precinct
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150%
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 5 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004e)
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Any development in this precinct
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180%
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 6 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004f)
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Any development in this precinct
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250%
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If in the Residential precinct (Kelvin Grove urban village neighbourhood plan/NPP-004), where in the Residential 7 sub-precinct (Kelvin Grove urban village neighbourhood plan/NPP-004g)
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Any development in this precinct
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250%
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View the high resolution of Figure a–Boundary designations and preferred local supermarket location (PDF file size is 183Kb)