7.2.18.2 Richlands—Wacol corridor neighbourhood plan code
7.2.18.2.1 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 5.9.57.A, Table 5.9.57.B, Table 5.9.57.C and Table 5.9.57.D.
7.2.18.2.2 Purpose
7.2.18.2.3 Performance outcomes and acceptable outcomes
Table 7.2.18.2.3.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 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 not 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
Note—Neighbourhood plans will mostly specify maximum number of storey where varying zone outcomes 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. |
PO2
Development on sites adjoining Bullockhead Creek waterway corridor (as shown on the Waterway corridors overlay) are designed to enable casual surveillance of the corridor public spaces to improve safety.
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AO2.1
Development ensures buildings are set back a minimum of 5m from the Bullockhead Creek waterway corridor.
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AO2.2
Development locates employee recreation areas and offices nearest to Bullockhead Creek and provides for passive surveillance and overlooking of the waterway corridor.
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AO2.3
Development provides and maintains pedestrian access to the Bullockhead Creek pedestrian and cycleway to enable workers to easily access the open space corridor.
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PO3
Development for sensitive uses located on land that is affected by environmental emissions generated by an operational rail corridor mitigates noise impacts on the development generated by the rail corridor.
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AO3
No acceptable outcome is prescribed.
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PO4
Development provides movement network infrastructure that is sequenced in an ordered and coordinated manner to ensure efficient connections.
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AO4.1
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AO4.2
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If in the Wacol industrial precinct (Richlands—Wacol corridor neighbourhood plan/NPP-001)
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PO5
Development does not compromise the safe function and operation of the local road network.
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AO5
Development does not provide vehicle access and servicing from Waterford Road where access is available from Tile Street or Clendon Street.
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PO6
Development retains a vegetative buffer along the Waterford Road frontage.
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AO6
Development ensures existing significant native vegetation in the buffer area is retained.
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PO7
Development provides pedestrian and cycle paths that allow for:
(a) efficient movement through the precinct;
(b) promotion of walking and cycling to local mixed industry and business uses.
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AO7
Development provides a pedestrian and cycle bridge over Bullockhead Creek that is constructed to allow for emergency vehicles.
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If in the Wacol industrial precinct (Richlands—Wacol corridor neighbourhood plan/NPP-001), where in the Sanananda Barracks industrial sub-precinct (Richlands—Wacol corridor neighbourhood plan/NPP-001a) or the Sanananda Barracks mixed industry and business sub-precinct (Richlands—Wacol corridor neighbourhood plan/NPP-001b)
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PO8
Development provides an integrated internal precinct transport network.
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AO8
Development ensures access to Boundary Road is limited as shown in Figure a and no direct access is provided to the Ipswich Motorway.
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If in the Wacol industrial precinct (Richlands—Wacol corridor neighbourhood plan/NPP-001), where in the Sanananda Barracks mixed industry and business sub-precinct (Richlands—Wacol corridor neighbourhood plan/NPP-001b)
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PO9
(a) support the needs of the local industrial activity area;
(b) provide a range of commercial services that support the employees of the local industrial businesses;
(c) incorporate a built form and design that address the proposed park;
(d) have a role and function that are in accordance with the surrounding network of centres.
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Development ensures the maximum combined gross floor area within the sub-precinct for office, food and drink outlet and shop is 6,000m2.
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AO9.2
Development has a maximum tenancy size that does not exceed:
(a) for a shop (supermarket) – 1,500m2 gross floor area;
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AO9.3
Development includes a maximum of 1 shop (supermarket).
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AO9.4
Development ensures office, food and drink outlet and shop uses include active frontages to the proposed park as indicated in Figure a.
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PO10
Development retains the National Servicemen's Association Memorial Centre for use by the National Servicemen's Association or for other community-related facilities.
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AO10.1
Development retains the existing National Servicemen's Association Memorial Centre as public open space in its current location.
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AO10.2
Development dedicates parkland to Council and is sufficient to retain the National Servicemen's Association Memorial Centre as indicated in Figure a.
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PO11
Development ensures non-industry uses for office, food and drink outlet and shop uses, including a supermarket, are identifiable as a support services area by developing in proximity to Boundary Road and limiting building height to be comparable to surrounding industry, in accordance with Table 7.2.18.2.3.B.
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AO11
Development including office, food and drink outlet and shop is sited near Boundary Road as shown in Figure a.
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PO12
Development for an office achieves a compact building form to:
(a) retain significant native vegetation;
(b) provide new landscaped areas which contribute to the established ecological values of the sub-precinct;
(c) provide car parking.
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AO12
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PO13
Development provides a new district park which is integrated with adjoining land uses.
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Development ensures the district park is integrated with and adjacent to any office, food and drink outlet or shop uses.
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If in the Richlands central precinct (Richlands—Wacol corridor neighbourhood plan/NPP-002)
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PO14
Development ensures:
(a) vehicle entrances and car parking are designed and located to minimise disruption to building frontages, the pedestrian environment and waterway corridor, to reduce the visual impact on the street environment;
(b) driveway crossovers maintain the integrity, quality and primacy of footpaths;
(c) car parking is co-located to facilitate an internal integrated vehicle circulation system between individual sites.
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AO14.1
Development provides access points to Garden Road and Progress Road in accordance with Figure b.
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AO14.2
Development ensures that vehicle access points where in a zone in the centre zones category are located at least 30m from each other.
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AO14.3
Development adjoining or fronting a waterway corridor incorporates active frontages in buildings towards the waterway corridor.
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PO15
Development promotes crime prevention through environmental design principles for pedestrians and cyclists using active transport connections located along the waterway corridors.
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AO15
Development of retail premises incorporate active frontages where identified in Figure b.
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PO16
Development ensures the scale and location of development is appropriate for the display and sale of bulky goods on a major road.
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AO16.1
Development fronts and addresses Progress Road, Garden Road and Government Road.
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AO16.2
Development is set back a maximum of 6m and a minimum of 3m from the Progress Road, Garden Road and Government Road frontage.
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Table 7.2.18.2.3.B —Maximum building height, gross floor area and site specific limits
Precinct
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Maximum building height (storeys/m)
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Maximum gross floor area
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Additional site specific limits
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If in the Sanananda Barracks mixed industry and business industrial sub-precinct (Richlands—Wacol corridor neighbourhood plan NPP-001b)
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Any development in this precinct
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5 storeys or 21m if located north of Boundary Road
3 storeys or 15m elsewhere
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Not specified |
Maximum building footprints for individual office developments is 30m x 30m
Buildings are set back a minimum of 10m from Boundary Road
Separation distance between adjacent buildings is a minimum of 10m
For lots adjoining the Boundary Road habitat and biodiversity corridor:
(a) building site cover does not exceed 85%;
(b) a building setback to the habitat and biodiversity corridor boundary is a minimum width of 3m.
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Any shop, office and food and drink outlet development in the support services area
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Not specified
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6,000m2 maximum combined gross floor area.
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Not specified
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If in the Richlands core sub-precinct (Richlands—Wacol corridor neighbourhood plan/NPP-002b)
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Any development in this precinct
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6 storeys or 21m
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150%
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Not specified
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If in the Richlands frame sub-precinct (Richlands—Wacol corridor neighbourhood plan/NPP-002c)
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Any development in this precinct
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3 storeys or 11m
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125%
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Buildings are set back a maximum of 6m and a minimum of 3m from the Progress Road, Garden Road and Government Road frontages.
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If in the Richlands central precinct (Richlands—Wacol corridor neighbourhood plan/NPP-002)
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Development of a site in the Medium density residential zone
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5 storeys or 18m
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125%
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Not specified |
If in the Richlands central precinct (Richlands—Wacol corridor neighbourhood plan/NPP-002)
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Development of a site in the Medium density residential zone, where a site adjoins the Low density residential zone or the Low-medium density residential zone
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2 storeys within 10m from the common property boundary
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Not specified
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Development is set back a minimum of 3m from the common side and 6m from rear boundaries.
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4 storeys within 10m to 20m from that same property boundary
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Not specified
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4 storeys within 10m from the property boundary to the street where a site has frontage to a local road that includes a residential area not within a sub-precinct
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Not specified
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The total length of any structure does not exceed 25m within 20m of the boundary.
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View the high resolution of Figure a–Wacol industrial precinct (PDF file size is 239Kb)
View the high resolution of Figure b–Richlands central precinct (PDF file size is 175Kb)
View the high resolution of Figure c–Richlands east precinct - inspection improvements (PDF file size is 169Kb)
View the high resolution of Figure d–Richlands east precinct (PDF file size is 166Kb)