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7.2.23.5 Woolloongabba centre neighbourhood plan code

7.2.23.5.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Woolloongabba 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 within the Woolloongabba centre neighbourhood plan area is identified on the NPM-023.5 Woolloongabba centre neighbourhood plan map and includes the following precincts:
(a) Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001);
(b) Woolloongabba hill precinct (Woolloongabba centre neighbourhood plan/NPP-002);
(c) Ipswich Road and Stanley Street corridor precinct (Woolloongabba centre neighbourhood plan/NPP-003);
(d) Logan Road corridor precinct (Woolloongabba centre neighbourhood plan/NPP-004);
(e) Deshon Street precinct (Woolloongabba 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 with level of assessment variations to those in sections 5.5, 5.6, 5.7, 5.8 and 5.10. Refer to Table 5.9.71.A, Table 5.9.71.B, Table 5.9.71.C and Table 5.9.71.D.

7.2.23.5.2 Purpose

(1) The purpose of the Woolloongabba centre neighbourhood plan code is to provide finer grained planning at a local level for the Woolloongabba centre neighbourhood plan area.
(2) The purpose of the Woolloongabba 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 Woolloongabba centre neighbourhood plan area are:
(a) 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.
(b) Woolloongabba is an urban community with easy access to opportunities for living, working and playing, providing affordable accommodation for key workers.
(c) Renewal of Woolloongabba focuses on promoting high density mixed use development that takes advantage of Woolloongabba’s outstanding inner-city location and public transport, yet respects the history and identity of the area.
(d) A strong sense of place is established through a spatial framework comprising a core and clearly defined development corridors along the arterial roads.
(e) Height and density bonuses encourage amalgamation of large development sites that better manage the amenity impacts of mixed use development.
(f) An intensively developed core area with a mixed use character is centred on the Logan Road/Jurgens Street park.
(g) Medium–high density mixed use development along Ipswich and Logan roads addresses the street and is accompanied by streetscape improvements.
(h) Woolloongabba hill consists of predominantly residential development at a lower density.
(i) The continuation of low impact industrial activities in the eastern part of Deshon Street services the needs of inner city businesses and residents.
(j) The historic character of the retail strip along Stanley Street and the northern part of Logan Road is retained.
(k) An integrated network of paths facilitates convenient pedestrian and cyclist connections throughout the Woolloongabba area, and the road network facilitates efficient local traffic movements.
(l) Occupants of all residential buildings (or sensitive uses) are not adversely affected by the operation of the Clem 7 Tunnel Southern Ventilation Outlet.
(4) Woolloongabba core precinct (Woolloongabba Centre neighbourhood plan/NPP-001) overall outcomes are:
(a) The precinct accommodates a diverse range of uses (including social and community facilities) to maximise the level of activity both day and night.
(b) To further boost Woolloongabba’s capacity to become a transit-oriented employment node of city-wide significance, the scale of development in the precinct is substantially greater than elsewhere in Woolloongabba.
(c) Ground-storey areas throughout the precinct are occupied by active uses that have a visible presence on and considerable interaction with the relevant street, such as shops, food and drink outlets and extended hour services such as health care services and fitness facilities.
(d) Integral to the realisation of a vibrant precinct is the achievement of a high standard of streetscaping throughout the precinct and in particular, the establishment of a boulevard with median planting along the section of Logan Road between Ipswich Road and Wellington Road. A focal part of the street is the section between Ipswich Road and Jurgens Street in the north-west of the precinct. This part of the street has a combination of retail and entertainment uses at ground level and maintains a scale and grain of development equivalent to the existing built form and remains responsive to its heritage significance. It serves an important pedestrian thoroughfare function, linking the Logan Road/Jurgens Street park and Woolloongabba core redevelopments to the Woolloongabba Busway Station.
(e) A new connection links from Ipswich Road at Hawthorne Street to Jurgens Street to enhance permeability to and through the heart of the Woolloongabba core. This and other new public spaces are comprehensively landscaped to enhance their attraction and useability.
(f) The 'Gabba’ sporting facility is located to the north of the precinct. This facility continues to operate as a major sporting destination and residents close to this venue can expect generally higher levels of noise and light spill.
(5) Woolloongabba hill precinct (Woolloongabba centre neighbourhood plan/NPP-002) overall outcomes are:
(a) The precinct is presently occupied by a range of housing types from small dwelling houses to multiple dwellings. Future development is predominantly residential.
(b) A boulevarding project along Hawthorne Street is undertaken as development occurs, to emphasise the connectivity between the area west of the freeway and the Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001).
(6) Ipswich Road and Stanley Street corridor precinct (Woolloongabba centre neighbourhood plan/NPP-003) overall outcomes are:
(a) The relatively short length of the precinct, its proximity to the Woolloongabba Busway Station and its proximity to the Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001) support a mix of business and residential uses with street front ground-storey areas occupied by active uses.
(b) Stanley Street is presently the most mixed part of Woolloongabba. The retail strip along Stanley Street is an active and attractive area. The scale and historical form of the strip is protected and any redevelopment achieves a consistency of use and built form to existing development.
(c) To support the renewal of the properties along Ipswich Road, a boulevard is created, commensurate with development, with high-quality paving finishes, street furniture and landscape elements including a consistent cover of large trees.
(7) Logan Road corridor precinct (Woolloongabba centre neighbourhood plan/NPP-004) overall outcomes are:
(a) The proposed range of uses and intensity of development in the precinct are the same as those of the Ipswich Road and Stanley Street corridor precinct (Woolloongabba centre neighbourhood plan/NPP-003).
(b) The notable difference between the 2 corridor precincts is in the mix of uses. The balance of uses in the precinct is an 80/20 mix between residential and business development. The precinct’s comparatively lower volumes of traffic, proximity to large areas of detached housing, and the city-wide need for residential dwellings mean that this corridor has a higher proportion of residential development.
(c) Street-level frontages of buildings along Wellington Road and Logan Road are activated. Boulevarding significantly enhances the appeal of these roads for retailing and small-scale non-residential uses and creates opportunities for outdoor dining and other street-based activities to flourish.
(d) The provision of a new open space link between Wellington Road and Hampton Street provides for a greater degree of connectivity between the Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001) and the Norman Creek corridor.
(8) Deshon Street precinct (Woolloongabba Centre neighbourhood plan/NPP-005) overall outcomes are:
(a) This precinct contains low impact industry uses that provide services to residents and businesses located in the inner city.

7.2.23.5.3 Assessment criteria

The following table identifies the assessment criteria for assessable development.

Table 7.2.23.5.3.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 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 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 reduces streetscape character and amenity.

AO1
Development complies with the number of storeys and building height in Table 7.2.23.5.3.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 Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001), Ipswich Road and Stanley Street corridor precinct (Woolloongabba centre neighbourhood plan/NPP-003), Logan Road corridor precinct (Woolloongabba centre neighbourhood plan/NPP-004) or the Woolloongabba hill precinct (Woolloongabba centre neighbourhood plan/NPP-002)
PO2
Development has a clearly defined podium and tower.
AO2.1
Development which has buildings over 8 storeys contains a podium that is a maximum of:
(a) 5 storeys in the Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001);
(b) 3 storeys elsewhere.
AO2.2
Development of any tower has a maximum horizontal dimension of 20m.
PO3
Development in the District centre zone maintains the existing heritage, character and streetscape.
AO3
No acceptable outcome is prescribed.
PO4
Development has car parking that is unobtrusive, minimises pedestrian and cyclist conflict points and does not dominate the streetscape.
AO4
Development has car-parking areas that are concealed within or behind buildings or underground and only one access point is provided.
If in the Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001), Ipswich Road and Stanley Street corridor precinct (Woolloongabba centre neighbourhood plan/NPP-003) or the Logan Road corridor precinct (Woolloongabba centre neighbourhood plan/NPP-004)
PO5
Development of ground-storey uses provides activated frontages to create vibrant streetscapes that assist in providing passive surveillance opportunities and increasing safety.
AO5.1
Development on the ground-storey facade of buildings is located on the street-front property boundary, with the exception of buildings in the following streets on which facades are set back:
(a) 3m on Wilton Street;
(b) 6m on Walker Street;
(c) 3m on Holden Street;
(d) 3m on Lucinda Street;
(e) 1m on Logan Road;
(f) 3m on Deshon Street;
(g) 6m on Mountjoy Street.
AO5.2
Development on the ground level of buildings is built to the side boundary for a minimum distance of 10m from the front property boundary, with the exception of locations where there is a requirement for provision of an overland flow path.
PO6
Development on a site less than 2,000m2 adjoined on all boundaries by approved or existing development that has achieved its maximum potential under this code, may be developed to a consistent building bulk and scale, provided the development:
(a) strengthens the precinct’s desired built form character;
(b) contributes to a consistent continuous streetscape;
(c) ameliorates amenity impacts on adjacent residential development;
(d) achieves high quality on-site residential amenity;
(e) caters for adequate site access, circulation and servicing.
AO6
No acceptable outcome is prescribed.
If in the Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001)
PO7
Development adjoining the section of Logan Road between Ipswich Road and Jurgens Street is a mix of retail and small-scale non-residential uses at ground level with a scale and grain of development equivalent to the existing built form.
AO7
No acceptable outcome is prescribed.
If in the Logan Road corridor precinct (Woolloongabba centre neighbourhood plan/NPP-004)
PO8
Development provides for a mix of business and residential uses.
AO8
Development provides individual sites with:
(a) a maximum of 30% of the floor space for non-residential uses;
(b) a maximum of 90% of the floor space for residential uses.
If in the Ipswich Road and Stanley Street corridor precinct (Woolloongabba centre neighbourhood plan/NPP-003)
PO9
Development provides for a mix of business and residential uses.
AO9
Development provides individual sites with:
(a) a maximum of 60% of the floor space for non-residential uses;
(b) a maximum of 60% of the floor space for residential uses.
Table 7.2.23.5.3.B—Maximum building height
Development
Site area
Building height (number of storeys)
If in the Woolloongabba core precinct (Woolloongabba centre neighbourhood plan/NPP-001)
Development of a site in the Mixed use zone
less than 2,000m2
5
2,000m2 or greater
20
Development of a site in the District centre zone
Not specified
3
If in the Woolloongabba hill precinct (Woolloongabba centre neighbourhood plan/NPP-002)
Development of a site in the Medium density residential zone
less than 1,000m2
3
1,000m2 or greater
4
If in the Ipswich Road and Stanley Street corridor precinct (Woolloongabba centre neighbourhood plan/NPP-003)
Development of a site in the Mixed use zone
less than 6,000m2
6
6,000m2 or greater but less than 8,000m2
8
8,000m2 or greater but less than 10,000m2
12
10,000m2 or greater
15
Development of a site in the District centre zone
Not specified
3
If in the Logan Road corridor precinct(Woolloongabba centre neighbourhood plan/NPP-004)
Development of a site in the High density residential zone
less than 6,000m2
6
6,000m2 or greater but less than 8,000m2
8
8,000m2 or greater but less than 10,000m2
12
10,000m2 or greater
15

Note—Where District centre zone sites form part of a larger development parcel, they can be included in the calculation of site area and building height under this code.

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View the high resolution of Figure a–Woolloongabba centre neighbourhood plan area streetscape requirements and public realm improvements (PDF file size is 214Kb)

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