Part 7
Codes
Division 3
Constraint Codes
Chapter 18
Plot Ratio
1.0
Purpose
The purpose of this code is to:
ƒ
ƒ
ƒ
Ensure the bulk of a building is compatible with the intended character of the local area;
Ensure that development maintains an open urban character compatible with the intent of the
local area;
Ensure that development which exceeds basic plot ratio:
a) achieves exceptional and innovative building and urban design that enhances the
ecological sustainability, attractiveness and efficient functioning of the City's built
environment; and
b) provides benefit to the community through the enhancement of urban character,
neighbourhood safety, social infrastructure, amenity, accessibility, functionality
and/or sustainability.
2.0
Application of this Code
2.1
This code applies to:
ƒ Development in the Domains and LAPs specified in Table 1; and/or
ƒ A building exceeding four storeys that contains an accommodation use
indicated as code or impact assessable in the Table of Development in the Domain or LAP
within which the development is proposed.
3.0
Development Requirements
Performance Criteria
Acceptable Solutions
Development that is Code Assessable or Impact Assessable
Plot Ratio
PC1
(a) The bulk of the building is compatible with
the intended character of the local area; and
(b) The development:
(i)
provides community benefits in
accordance with Clause 4 of this Code;
and
(ii)
has a plot ratio calculated in
accordance with Clause 4 of this Code
but that does not exceed the maximum
plot ratio specified in Table 1 or Table 2
(as applicable).
First State Interest Check
March 2009
AS1
The plot ratio of the development proposal does
not exceed the basic plot ratio specified in Table
1 or Table 2 (as applicable).
Chapter 18: Plot Ratio Constraint Code
1 of 20
25277073
Table 1 – Domain/LAP Plot Ratio
Domain/LAP
Precinct
(where applicable)
or other parameters
Basic plot ratio
Maximum plot ratio
Fringe Business
Domain
Where building
height does not
exceed four storeys
1.5:1 (residential floor
space excluded from
calculation)
2.5:1 (residential floor
space excluded from
calculation)
Integrated Business
Domain
Where building
height does not
exceed four storeys
2:1 (residential floor space
excluded from calculation)
4:1 (residential floor
space excluded from
calculation)
Local Business
Domain
Where building
height does not
exceed four storeys
1.5:1 (residential floor
space excluded from
calculation)
2.5:1 (residential floor
space excluded from
calculation)
Fringe Business
Domain;
Integrated Business
Domain; and
Local Business
Domain
Where building
height exceeds four
storeys
In accordance with Table 2
4:1
Broadbeach LAP
1 and 4
4:1
6.5:1
2, 3, 5 and 8
2:1
4:1
Bundall Central LAP
All precincts
2:1 (residential floor space
excluded from calculation)
3:1 (residential floor
space excluded from
calculation)
Burleigh LAP
All precincts (only
buildings with a height
exceeding four storeys)
4:1
4:1 (no plot ratio
bonuses available)
Chevron Island LAP
All precincts (only
buildings with a height
exceeding four storeys)
In accordance with Table 2
no plot ratio bonuses
available
Coolangatta LAP
1 and 7
3:1
6.5:1
2, 4, 5 and 6
2:1
4:1
1, 2, 3
4:1
No maximum
4
3:1
4:1
5
2:1
3:1
6
In accordance with Table 2
4:1
1, 2, 3, 4 and 5
3:1
4:1
6 and 7
0.8:1
1.5:1
Mudgeeraba LAP
All precincts
0.8:1
0.8:1 (no plot ratio
bonuses available)
Nerang LAP
1, Sub-precinct 1 - 4
2, Sub-precinct 1 - 4
4:1
No maximum
Coomera LAP
Coomera Town
Centre LAP
First State Interest Check
March 2009
Chapter 18: Plot Ratio Constraint Code
2 of 20
25277073
Table 1 – Domain/LAP Plot Ratio
3, Sub-precinct 1 - 2
Palm Beach LAP
Paradise Point LAP
Southport LAP
Surfers Paradise LAP
The Spit (Gold Coast
Harbour) LAP
First State Interest Check
March 2009
4, Sub-precinct 1 - 3
3:1
4:1
5
2:1
3:1
6
In accordance with Table 2
4:1
1, 2 and 3
4:1
No maximum
4 – where nonresidential
development
3:1
4:1
4 – where residential
development
In accordance with Table 2
4:1
4 – where mixed
residential and nonresidential
3:1 (non-residential floor
space component);
plus
rate specified in Table 2
(residential development);
upto a combined 4:1
4:1
1
2:1 (residential floor space
excluded from calculation)
2:1 plus any bonus
awarded for Category
J: Pedestrian
facilities in Precinct 1
of the Paradise Point
LAP.
(residential floor
space excluded from
calculation)
2
0.8:1
0.8:1 (residential floor
space excluded from
calculation)
no plot ratio bonuses
available
1, 2, 3 and 4
4:1
No maximum
5 and 10
2:1
3:1
6
1:1
2:1
12
2:1
4:1
1, 2 and 3
4:1
No maximum
4
3:1
4:1
5
2:1
3:1
6
In accordance with Table 2
4:1
1, 2 and 3
4:1
No maximum
4
3:1
4:1
Chapter 18: Plot Ratio Constraint Code
3 of 20
25277073
Table 1 – Domain/LAP Plot Ratio
West Burleigh
Township LAP
First State Interest Check
March 2009
5
2:1 with the plot ratio for
that part of the Sea World
site used for the resort
hotel being 0.8:1
3:1
6
In accordance with Table 2
4:1
1
1:1 (residential floor space
excluded from calculation)
2:1 (residential floor
space excluded from
calculation)
Chapter 18: Plot Ratio Constraint Code
4 of 20
25277073
Table 2 –Plot Ratio in areas not covered by Table 1
Basic plot ratio
For
development
that is not a
Resort Hotel
or a Mixed
Use Building
For
development
that is a
Resort Hotel
or a Mixed
Use Building
Maximum
plot ratio
Part A plus Part B below:
4:1
Part A
Net site area
Part B
Amount
Amount
Number of
storeys
Where the
development contains
two or more buildings
on the same site, the
number of storeys will
be that of the tallest
building on the site
0 to 600m2
not applicable
1 storey
0.4
above 600m2
to 1,600m2
0.001 for each
10m2 of net site
area in excess
of 600m2
2 storeys
0.8
above
1,600m2
0.1 plus 0.002
for each 10m2 of
net site area
above 1,600m2
3 or more storeys
0.8 plus 0.05
for each
storey above
two storeys
The sum of:
4:1
(a) For the accommodation component, the amount determined by
Part A plus Part B above (excluding any storeys used exclusively
for non-accommodation purposes); plus
(b) For any non-accommodation uses located on the first three
storeys above ground level, up to a maximum of one.
First State Interest Check
March 2009
Chapter 18: Plot Ratio Constraint Code
5 of 20
25277073
4.0
Community Benefit Provisions
Except as stipulated in clause 4.1.1, the plot ratio may be increased above the basic plot ratio by the
bonus amount(s) corresponding with the bonus element(s) to be provided by the development which
meets the intent and criteria for the bonus element(s).
The bonus element categories comprise the following components:
The Intent and Criteria for
each bonus element is
located in this Clause.
Bonus element category
Intent
Criteria
The Bonus Rate and Documentation
for each bonus element is located in
Planning Scheme Policy 18:
Community benefit bonus elements bonus rates and documentation,
which may be subject to change.
Bonus amount
Documentation
A
The application of each component is explained below.
4.1
Bonus Element Categories
The ‘Bonus Element Category’ identifies the community benefit for which a bonus may be
sought.
A proposed development may include any number of different bonus elements, however the
same feature of any bonus element may only be nominated for a plot ratio bonus once, under
one bonus element category only.
4.1.1
Limited bonus elements in certain Local Area Plans
In the Local Area Plans specified in the table below, the plot ratio may only be
increased above the basic plot ratio by the bonus amount(s) corresponding with the
bonus element(s) specified for that LAP in the table below to be provided by the
development which meets the intent and criteria for the bonus element(s):
Burleigh LAP
No bonuses applicable.
Chevron LAP
No bonuses applicable.
Mudgeeraba LAP
No bonuses applicable.
Paradise Point LAP
Precinct 1
The only applicable bonus element category is:
Paradise Point LAP
Precinct 2
No bonuses applicable.
West Burleigh
Township LAP
The only applicable bonus element categories are:
• Category J: Pedestrian facilities in Precinct 1 of the
Paradise Point LAP.
• Category A: Public Amenities;
• Category C: Landscaping;
• Category D: Tree Protection; and
• Category M: Heritage Protection.
Developments in those Local Area Plans are not entitled to any plot ratio bonuses
other than those specified above.
First State Interest Check
March 2009
Chapter 18: Plot Ratio Constraint Code
6 of 20
25277073
4.2
Intent
The overarching intent of all bonus element categories is the provision of facilities by new
development which provide benefit to the community through the enhancement of urban
character, amenity, functionality and/or sustainability.
Each bonus element category states its particular intent.
4.3
Criteria
To be eligible for a plot ratio bonus under a bonus element category, all criteria for that
category must be satisfied.
The criteria ensures the development achieves a standard that exceeds the development
requirements set out in other codes. A plot ratio bonus is not available for good or simply
competent development, since other codes are directed to ensuring every development
achieves that as a minimum.
An element of the development may only be nominated for a plot ratio bonus if it is in excess
of that provided to satisfy the development requirements of other codes.
4.4
Bonus amount
The basic plot ratio is the starting point upon which all bonus amounts available under this
Clause shall be added. Bonuses can be accumulated above the basic plot ratio and up to the
maximum plot ratio (where applicable) using the following process;
i.
Determine the ‘allowable gross floor area’ provided by the basic plot ratio, plus
any gross floor area accumulated through other bonus elements (except other
‘Architecture/Urban Design’ bonus elements);
ii.
Add any gross floor area accumulated through the ‘Architecture/Urban Design’
bonus elements onto the ‘allowable gross floor area’.
Plot ratio bonus amounts for the ‘Architecture/urban design’ bonus element categories are
expressed as percentages of the ‘allowable gross floor area’. ‘Allowable gross floor area’
means the gross floor area provided by the basic plot ratio plus any gross floor area
accumulated through other bonus elements (except other architecture/urban design bonus
elements). The use of ‘allowable gross floor area’ is intended to recognise that the
architecture/urban design quality and cost will relate to the development as a whole and not
just that part of the proposed development representing basic plot ratio.
The calculation of the bonus amount is subject to the following;
ƒ
A proposed development may include any number of different bonus elements, however
the same feature of any bonus element may only be nominated for a plot ratio bonus
once, under one bonus element category only.
First State Interest Check
March 2009
Chapter 18: Plot Ratio Constraint Code
7 of 20
25277073
ƒ
4.5
An element of the development may only be nominated for a plot ratio bonus if it is in
excess of that provided to satisfy the development requirements of other Codes.
Bonus amounts specified in Planning Scheme Policy 18
The bonus amount for each bonus element category is specified in Planning Scheme Policy
18.
Some bonus amounts are stated to be based on the ‘Equivalent Cost Rate’, referred to herein
as the ‘ECR’.
The ECR provides a consistent benchmark for quantifying the financial value of bonus
elements. The ECR is the average total of cost of labour and materials required on a square
meter basis for Council to undertake public improvement works. The ECR is determined by
Council and is subject to change at the discretion of Council to reflect annual Consumer Price
Index adjustments and/or changes to current industry costs.
The ECR is applied to the financial sum (based on the quantification of the work to Council
standards) for the carrying out and guaranteed completion of the bonus element or for the
funding of a contribution to Council for a bonus element.
First State Interest Check
March 2009
Chapter 18: Plot Ratio Constraint Code
8 of 20
25277073
4.6
Documentation
Where an applicant seeks plot ratio bonuses for the inclusion of community benefit bonus
elements in a proposed development, the request must be included and justified as part of
the development application. For each bonus element category applied for, the development
application must detail the item(s) proposed by the development under that category, how the
item(s) comply with the intent and criteria for that category and how the bonus amount is
calculated.
Where works are proposed on public land, the applicant must consult with the asset
custodian prior to the making of the development application to obtain the asset custodian’s
approval to the works being carried out on the land.
In all cases it is recommended that prior to the lodgement of a development application a
formal pre-lodgement meeting be held with Council officers to review the proposed
development and determine further consultation with specific Council departments in regard
to any proposed bonus elements. Consultation with the Council departments will ensure
compliance with Council’s minimum design standards for works.
The submitted documentation and consultation must comply with Planning Scheme Policy
18.
4.7
Compliance with other codes and statutory instruments
The provision of bonus elements by the development does not justify non-compliance with
development requirements in other codes. The bonus elements must be provided in addition
to any similar element(s) otherwise required to satisfy other codes and other statutory
requirements.
Bonus element category
Intent
Criteria
A
To encourage new
developments to
incorporate public
amenities within the
development site that
will provide benefit to
the community through
the enhancement of
urban character,
amenity, functionality
and/or sustainability.
1.
The community’s need for the
proposed public amenity component
is demonstrated to the satisfaction of
Council or its delegate;
2.
The public amenities include one or
more of the following items:
Public amenities
First State Interest Check
March 2009
(a)
Toilets;
(b)
Rest rooms;
(c)
Parents rooms;
(d)
Community organisation rooms;
(e)
Seating or other public furniture;
(f)
Water fountains;
(g)
Footpath widening;
(h)
Any other facility to be provided
on the site which Council or its
delegate considers a specific
amenity element that will provide
benefit to the community;
3.
The public amenities are within the
development site;
4.
Design satisfies Council’s minimum
standards for the design of such
facilities;
5.
The bonus element meets the
relevant requirements of the
Chapter 18: Plot Ratio Constraint Code
9 of 20
25277073
Bonus element category
B
Pedestrian facilities
Intent
Criteria
Queensland Police Force’s 'Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
To encourage new
developments to
incorporate pedestrian
facilities within the
development site that
will provide benefit to
the community through
the enhancement of
urban character,
amenity, functionality
and/or sustainability.
6.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18; and
7.
Where located in a Centre
Improvement Program Area, the
design is in accordance with Centre
Improvement Program design
requirements.
1.
The community’s need for the
proposed pedestrian facility is
demonstrated to the satisfaction of
Council or its delegate;
2.
The pedestrian facility is an internal
pedestrian arcade, external plaza or
open court;
3.
Integrated with existing or proposed
pedestrian areas external to the
proposed building;
4.
Attractive to pedestrians;
5.
Easily accessible to most pedestrians.
Note that areas within the proposed
pedestrian facility to be utilised
exclusively for commercial uses such
as alfresco dining, merchandising
displays, etc will not be freely
available for pedestrian access and
will therefore not be eligible for a
bonus under this category (however,
the area will may be recognised as
contributing to the Architectural and/or
Urban design merit of the proposal);
6.
Open to the public during operating
hours or as determined by Council or
its delegate;
7.
Signposted;
8.
Lit and ventilated;
9.
Furnished and where appropriate
includes suitable landscaping, and
advanced trees, as determined by
Council, or its delegate;
10. Located and designed to the
satisfaction of Council, or its delegate;
11. The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
First State Interest Check
March 2009
Chapter 18: Plot Ratio Constraint Code
10 of 20
25277073
Bonus element category
Intent
Criteria
12. Design is consistent with Council’s
bicycle network operational plan;
13. Where located in a Centre
Improvement Program Area, the
design is in accordance with Centre
Improvement Program design
requirements;
14. The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18; and
Where it is an internal pedestrian
arcade, it is also:
15. Located on the ground level of a
building or above the ground level but
links directly to a ground level
pedestrian facility;
16. A minimum unobstructed width of 3.5
metres; and
Where it is an external plaza or open
court, it is also:
17. Located on ground level;
18. Open to the sunlight; and
19. Adjoining the street or is easily
accessible from the street.
C
Landscaping
First State Interest Check
March 2009
To encourage the
provision of more
extensive landscaping
within new
developments that will
provide benefit to the
community through the
enhancement of urban
character, amenity,
functionality and/or
sustainability.
1.
Additional landscaped area is
provided within the development site;
2.
The landscaped area is additional in
area to the requirements needed to
satisfy other codes;
3.
The additional land available for
landscaping will have a significant
visual impact relative to its
surroundings that enhances visual
amenity and/or disguises adverse
visual impacts and/or provides
significant shade to pedestrian areas
through one or more of the following
aspects:
(a)
the specific location of the
landscaped area;
(b)
the deep planting of the
landscaped area;
(c)
the provision of a significant
proportion of mature trees;
(d)
the landscaped area is
accessible to the public;
(e)
the landscaped area provides
increased or mature shading tp
Chapter 18: Plot Ratio Constraint Code
11 of 20
25277073
Bonus element category
Intent
Criteria
car parking areas;
D
Tree protection
To encourage the
retention of significant
trees within new
developments that will
provide benefit to the
community through the
enhancement of urban
character, amenity,
functionality and/or
sustainability.
(f)
the landscape area screens hard
stand areas or other unsightly
features;
(g)
the landscape area will provide
of a public gathering area or
public seating; and
4.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The tree(s) are a minimum of 40
centimetres in girth (circumference)
measured at 1.3 metres above
average ground level;
2.
The tree species is either:
(a)
Native and endemic to the local
area;
(b)
Identified as having iconic value
to the local area by Planning
Scheme Policy 12 - Landscape
Strategy; or
(c)
A historic tree(s) agreed by
Council or its delegate to be
significant to the local area;
NOTE: If bonus criteria is met, trees within
3m of a boundary fence can be eligible for
an urban design bonus for tree protection.
E
Amalgamation of small
lots
First State Interest Check
March 2009
To encourage new
development that
includes the
amalgamation of small
lots to facilitate greater
land use efficiency and
site planning that will
provide benefit to the
community through the
enhancement of urban
character, amenity,
functionality and/or
sustainability.
3.
The tree is demonstrated to be of
adequate good health to survive a
minimum of 10 years following the
completion of the development; and
4.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The development amalgamates two
or more allotments:
(a)
each with a frontage of ten
metres or less; or
(b)
each with an area of 600m2 or
less,
into one undivided allotment;
2.
Where the amalgamated lot also
includes lots with a greater area or
frontage than the above, the bonus
does not apply to the area of these
larger lots;
Chapter 18: Plot Ratio Constraint Code
12 of 20
25277073
Bonus element category
F
G
Underground car parking
in the Coomera Town
Centre Local Area Plan
Pedestrian Facilities in
Precinct 1 and 8 of the
Coolangatta Local Area
Plan
First State Interest Check
March 2009
Intent
Criteria
To encourage new
development that
includes underground
car parking facilities to
achieve greater land
use efficiency and site
planning that will
provide benefit to the
community through the
enhancement of urban
character, amenity,
functionality and/or
sustainability
To encourage new
developments to
provide legible
pedestrian access
between Griffith and
Chalk Streets, or
Griffith Street and the
Transit Centre,for the
purpose of providing
safe and convenient
pedestrian circulation.
3.
The bonus does not apply to the
amalgamation of volumetric lots; and
4.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development is located
within Precincts 1, 3, 4 and/or 5, of
the Coomera Town Centre LAP;
2.
The underground car parking area:
(a)
is designed in accordance with
the parking, aisle and turning
dimensions in Constraint Code 4
– Car Parking, Access and
Transport Integration;
(b)
is open to the public, without
hindrance, during the operation
of commercial or other site
related activities;
(c)
includes facilities for the parking
and securing of bicycles in a
secure and convenient location;
and
(d)
has openings that are screened
to hide the parking operation;
3.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
and
4.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development is located
on the southern side of Griffith Street,
between McLean and Warner Streets;
2.
The pedestrian facility connects
Griffith and Chalk Streets, or the
pedestrian facility connects Griffith
Street and the Coolangatta Transit
Centre;
3.
The pedestrian facility meets the
criteria of Bonus Element B Pedestrian Facilities; and
4.
The development application provides
documentation of the proposed bonus
element that is consistent with the
Chapter 18: Plot Ratio Constraint Code
13 of 20
25277073
Bonus element category
H
I
Pedestrian Facilities in
The Spit Local Area Plan
Pedestrian Facilities in
Precinct 1 of the
Paradise Point Local
Area Plan
Intent
Criteria
requirements of Planning Scheme
Policy 18.
To encourage new
developments to
incorporate pedestrian
facilities within the
development site that
will provide benefit to
the community through
the enhancement of
urban character,
amenity, functionality
and/or sustainability.
1.
The proposed development is located
within Precincts 4, 5 and/or 6 of The
Spit LAP;
2.
The proposed development includes
a continuous foreshore walkway
adjacent to the Broadwater in excess
of 3.5 metres wide;
3.
The foreshore walkway is accessible
to the public;
4.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
and
5.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development site is
located within Precinct 1 of the
Paradise Point Local Area Plan;
2.
The proposed development includes
a pedestrian arcade which links Grice
Avenue:
To encourage new
developments to
incorporate pedestrian
facilities within the
development site that
will provide benefit to
the community through
the enhancement of
urban character,
amenity, functionality
and/or sustainability.
3.
4.
J
Residential development
in the Nerang Local Area
Plan
First State Interest Check
March 2009
To encourage the
inclusion of residential
uses in new mixed-use
developments in
Nerang that will
enhance local
sustainability, urban
character and amenity
(a)
east across Hawthorne Lane to
the Esplanade; or
(b)
west to the car parking area;
The pedestrian arcade has a
minimum width of 3.5 metres and is
open to the public during the
development's normal trading hours;
The facility satisfies the intent and
criteria of Bonus Element BPedestrian Facilities.
1.
The proposed mixed-use
development is located in Precinct 1
or Precinct 2 in the Nerang LAP;
2.
The bonus floor space is only used for
residential purposes; and
3.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
Chapter 18: Plot Ratio Constraint Code
14 of 20
25277073
Bonus element category
Intent
Criteria
K
To encourage the
inclusion of an
innovative and/or
desirable mix of uses
in a single
development.
1.
The proposed mix of land uses is
intended by the Local Area Plan
Place Code (through the Intent and/or
Table of Development);
2.
The floor space area nominated for a
mixed-use development bonus does
not include floor space used for car
parking;
3.
The plot ratio bonus can only be used
for the actual mixed-use floor space,
cannot be counted twice, and any
unused entitlement cannot be
converted into more residential floor
space;
4.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
and
5.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development includes
the involvement of a consultant artist
and/or artistic manager in the original
project design team;
2.
The proposed art work is located
within the site or locality of the
proposed development;
3.
The proposed art work is in
accordance with an approved Project
Scope (in accordance with Council’s
Public Art Policy); and
4.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The heritage element is demonstrated
to be of historical or cultural
significance to the City;
2.
The proposed development
incorporates one or more of the
following items:
Mixed use development
To encourage active
street fronts and
vibrant mixed uses in
the main centres and
employment locations
of the city.
L
M
Public art
Heritage protection
First State Interest Check
March 2009
To encourage the
inclusion of public art in
new developments
and/or in the locality of
the subject
development that will
provide cultural
enrichment for the
community and
enhance local
character and amenity.
To encourage the
retention of significant
heritage elements
within new
developments and/or
the retention or
creation of vistas
through the site to
surrounding heritage
elements that will
provide benefit to the
community through the
(a)
the retention of a heritage or
character building;
(b)
the conservation of a heritage
site;
Chapter 18: Plot Ratio Constraint Code
15 of 20
25277073
Bonus element category
N
O
Public safety
Urban improvements (Off
site)
First State Interest Check
March 2009
Intent
enhancement of urban
character, amenity,
functionality and/or
sustainability.
To encourage new
development to make a
significant contribution
to the prevention,
rectification or
mitigation of adverse
impacts on public
safety in the locality of
the subject
development.
To encourage new
development to
undertake and/or fund
Council to undertake
Criteria
(c)
the maintenance of clear sight
lines to a heritage building from
adjacent streets such that its
prominence is maintained;
(d)
the incorporation of heritage or
character components;
(e)
the inclusion of interpretative
elements recording heritage or
character values; and
3.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The community need for the proposed
public safety element is demonstrated
to the satisfaction of Council or its
delegate;
2.
The public safety element(s) include
one or more of the following:
(a)
Actions responding to a detailed
crime risk analysis;
(b)
implementing specific safety
measures for protecting
vulnerable persons including the
young, women and/or the elderly;
(c)
integrating public safety
measures within an overall urban
design approach that contributes
to an attractive and inviting public
realm;
(d)
creating a clear and effective
interface between the public and
private within and surrounding
the development.
3.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
4.
The asset custodian approves of the
works proposed on public land; and
5.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The community’s need for the
proposed urban improvements is
demonstrated to the satisfaction of
Council or its delegate;
Chapter 18: Plot Ratio Constraint Code
16 of 20
25277073
Bonus element category
P
Q
Architecture/urban
design – ecologically
sustainable development
Architecture/urban
design – building
materials and
landscaping
First State Interest Check
March 2009
Intent
infrastructure works,
streetscape
improvements and/or
parkland
embellishments within
the locality of the
subject development
that will provide benefit
to the community
through the
enhancement of urban
character, amenity,
functionality and/or
sustainability.
Criteria
2.
The proposed urban improvements
include one or more of the following:
(a)
contribution to streetscape
improvements;
(b)
contribution to parkland
embellishment;
(c)
contribution to individual
infrastructure items eg a bridge,
boardwalk, library, school, hall,
etc;
3.
The asset custodian approves of the
works proposed on public land;
4.
The improvements do not conflict with
already proposed improvement
projects, whether Council or thirdparty initiated;
5.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
6.
The design of facilities on public land
satisfies Council’s minimum
standards for the design of such
facilities; and
7.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
To ensure the
proposed development
will make a significant
contribution to the
improved ecological
sustainability of the
City.
1.
The proposed development satisfies
the applicable design and
construction standards as provided in
Planning Scheme Policy 18; and
2.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
To ensure the
proposed development
will incorporate the
extensive use of high
quality building
materials and
landscaping so as to
enhance the
appearance and
durability of the
development, its
interface with adjoining
public spaces and the
1.
The use of a range of building
materials including landscape
materials is demonstrated to be
superior to other comparable
developments in the local area (in
terms of quality, novelty and
longevity, and in the case of
vegetation, maturity);
2.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
Chapter 18: Plot Ratio Constraint Code
17 of 20
25277073
Bonus element category
R
Architecture/urban
design – urban design
quality
Intent
urban amenity of the
local area.
Criteria
and
3.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
To ensure the
proposed development
provides a safe,
extensive, functional
and attractive interface
between private and
public spaces for
pedestrians.
1.
The proposed development has an
interface along two or more street
frontages or provides public
pedestrian access to the site beyond
the required building set back
requirements;
2.
The proposed development
demonstrates the successful
resolution of the ‘15 Qualities of Good
Urban Places’ set out in the document
Guiding Principles for Good Urban
Design adopted by Council on 15
September 1997;
3.
The proposed development does not
have an adverse ‘wind’ impact upon
environmental amenity for
pedestrians or building occupants;
4.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
and
5.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development
incorporates structural systems
and/or structural design that are
innovative and are not in common use
by the development industry;
2.
The introduction, development or
refinement of the structural systems
and/or structural design will advance
the body of knowledge of the local
design industry; and
3.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development
incorporates construction systems
and/or methodology that are
innovative and are not in common use
To effectively integrate
the proposed
development into the
local context so as to
significantly enhance
the urban character
and amenity of the
local area.
S
T
Architecture/urban
design – structural
systems/design
Architecture/urban
design – construction
systems/methodology
First State Interest Check
March 2009
To encourage the
introduction,
development and
ongoing use of
innovative and/or best
practice structural
technology and
expertise in the city.
To encourage the
introduction,
development and
ongoing use of
Chapter 18: Plot Ratio Constraint Code
18 of 20
25277073
Bonus element category
U
Architecture/urban
design – architectural
quality
First State Interest Check
March 2009
Intent
innovative and/or best
practice construction
technology and
expertise in the city.
To encourage overall
architectural design
excellence that makes
a significant
contribution to the
enhancement of the
city’s image, urban
character and amenity.
Criteria
by the local development industry;
2.
The introduction, development or
refinement of construction systems
and/or methodology will advance the
body of knowledge of the local
construction industry; and
3.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development
implements a holistic architectural
design strategy achieving a
compositional outcome that
demonstrates optimal:
(a)
resolution of the project brief;
(b)
resolution of the site’s
opportunities and constraints;
(c)
resolution and integration of key
visual elements including
external cladding materials,
colours, illumination and signage;
(d)
integration of engineering
requirements;
(e)
integration of public area interior
design;
(f)
integration of site landscaping;
(g)
response to the psychological
and physical needs of building
users;
(h)
response to adjoining pedestrian
spaces including resolving issues
of human scale, access, climatic
impacts and safety; and
(i)
response to and integration with
the surrounding urban context
including resolving issues of
surrounding heritage values,
visual sight lines, building
proportions and bulk;
2.
The proposed development is
demonstrated to be of an architectural
design standard that is comparable
with that of recent industry recognised
benchmarks for design excellence;
3.
The proposed development does not
have an adverse wind impact upon
environmental amenity for
pedestrians or building occupants;
Chapter 18: Plot Ratio Constraint Code
19 of 20
25277073
Bonus element category
V
Architecture/urban
design – further public
benefit
First State Interest Check
March 2009
Intent
Criteria
To encourage an urban
design outcome that
provides further public
benefit beyond the
local area by
contributing to the
broader enhancement
of the city’s urban
character, function
and/or amenity.
4.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
and
5.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
1.
The proposed development is located
in a visually prominent location and
has an “iconic” design quality that
clearly distinguishes it from other
similar developments in the city and
results in an attractive and highly
legible landmark; or
2.
Where the need is clearly
demonstrated, the proposed
development provides further public
benefit through the improvement of
public space that contributes to the
‘bigger picture’ cultural heritage and
city image issues and enrichment of
community experience; and
3.
The asset custodian approves of the
works proposed on public land;
4.
The bonus element meets the
relevant requirements of the
Queensland Police Force’s ‘Crime
Prevention through Environmental
Design- Guidelines for Queensland’;
and
5.
The development application provides
documentation of the proposed bonus
element that is consistent with the
requirements of Planning Scheme
Policy 18.
Chapter 18: Plot Ratio Constraint Code
20 of 20
25277073