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
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
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
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
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:
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
(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
AO1
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:
Development complies with the number of
storeys and building height in Table
7.2.23.5.3.B.
(a) consistent with anticipated density and
assumed infrastructure demand;
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.
(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
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
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.
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
AO2.1
Development has a clearly defined podium
and tower.
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
AO3
Development in the District centre zone
maintains the existing heritage, character
and streetscape.
No acceptable outcome is prescribed.
PO4
AO4
Development has car parking that is
unobtrusive, minimises pedestrian and
cyclist conflict points and does not
dominate the streetscape.
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)
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
PO5
AO5.1
Development of ground-storey uses
provides activated frontages to create
vibrant streetscapes that assist in providing
passive surveillance opportunities and
increasing safety.
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
AO6
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:
No acceptable outcome is prescribed.
(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.
If in the Woolloongabba core precinct (Woolloongabba centre neighbourhood
plan/NPP-001)
PO7
AO7
Development adjoining the section of
Logan Road between Ipswich Road and
No acceptable outcome is prescribed.
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
Jurgens Street is a mix of retail and smallscale non-residential uses at ground level
with a scale and grain of development
equivalent to the existing built form.
If in the Logan Road corridor precinct (Woolloongabba centre neighbourhood plan/NPP004)
PO8
AO8
Development provides for a mix of business
and residential uses.
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
AO9
Development provides for a mix of business
and residential uses.
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/NPP001)
Development of a site in the Mixed use zone
Development of a site in the District centre zone
less than 2,000m2
5
2,000m2 or
greater
20
Not specified
3
If in the Woolloongabba hill precinct (Woolloongabba centre neighbourhood plan/NPP002)
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)
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
Development of a site in the Mixed use zone
Development of a site in the District centre 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
Not specified
3
If in the Logan Road corridor precinct(Woolloongabba centre neighbourhood plan/NPP004)
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.
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014
Part 7 – Neighbourhood plans (Woolloongabba)
Effective 30 June 2014