7.2.12.3 Lower Oxley Creek south neighbourhood plan code · (2) The purpose of the Lower Oxley Creek south neighbourhood plan code will be achieved through overall outcomes including

Part 7 – Neighbourhood plans (Lower Oxley Creek Sth) Page 1

7.2.12.3 Lower Oxley Creek south neighbourhood plan code

7.2.12.3.1 Application

(1) This code applies to assessing a material change of use, reconfiguring a lot, operational work or building work in the Lower Oxley Creek south neighbourhood plan area if: (a) self-assessable or 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 5.6);

(b) impact assessable development. (2) Land in the Lower Oxley Creek south neighbourhood plan area is identified on the

NPM-012.3 Lower Oxley Creek south neighbourhood plan map and includes the following precincts: (a) Low density residential precinct (Lower Oxley Creek south neighbourhood

plan/NPP-001): (i) Urban environmental sub-precinct (Lower Oxley Creek south

neighbourhood plan/NPP-001a); (b) Low-medium density residential precinct (Lower Oxley Creek south neighbourhood

plan/NPP-002); (i) Urban environmental sub-precinct (Lower Oxley Creek south

neighbourhood plan/NPP-002a): (c) Neighbourhood centre precinct (Lower Oxley Creek South neighbourhood

plan/NPP-003): (i) Pallara neighbourhood centre sub-precinct (Lower Oxley Creek south

neighbourhood plan/NPP-003a); (ii) Stapylton Road/Wadeville Street neighbourhood centre sub-precinct

(Lower Oxley Creek south neighbourhood plan/NPP-003b); (d) Paradise Road precinct (Lower Oxley Creek South neighbourhood plan/NPP-004); (e) Environmental protection precinct (Lower Oxley Creek South neighbourhood

plan/NPP-005): (i) Landscape protection sub-precinct (Lower Oxley Creek south

neighbourhood plan/NPP-005a); (f) Open space and parks precinct (Lower Oxley Creek south neighbourhood

plan/NPP-006). (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, 5.7, 5.8, 5.9 and 5.10. Refer to Table 5.6.38.A, Table 5.6.38.B, Table 5.6.38.C and Table 5.6.38.D.

7.2.12.3.2 Purpose

(1) The purpose of the Lower Oxley Creek south neighbourhood plan code is to provide finer grained planning at a local level for the Lower Oxley Creek south neighbourhood plan area.

(2) The purpose of the Lower Oxley Creek south 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 neighbourhood plan area are: (a) The neighbourhood plan area will become a vibrant and sustainable community

containing a mix of residential, convenience, industrial, community and recreational activities.

(b) Development provides a balance between the protection of ecological values and urban development. Intensive forms of urban development are contained within the urban development boundary.

(c) Development protects or formally offsets significant native vegetation within the urban development boundary.


(d) Development is of a height, scale and form that achieves the relevant intended precinct, sub-precinct or site outcome while making efficient use of land, and is consistent with community expectations and infrastructure assumptions.

(e) The Oxley and Blunder Creek waterway corridors and their tributaries are recognised as key natural assets. Development that has the potential to adversely affect Oxley Creek or Blunder Creek is avoided. Existing degraded sites are remediated and rehabilitated.

(f) A range of lot sizes, densities and dwelling types are provided in the urban development boundary. Residential housing is predominantly low density with higher densities located in close proximity to planned centres, major transport routes or district level parks. Larger lots are envisaged in the urban environmental sub-precinct to retain landscape character.

(g) High-speed telecommunications infrastructure is provided for worker and residential populations.

(h) Industrial development takes advantage of the proximity to the Archerfield Airport, Logan Motorway and the Intermodal transport hub at Archerfield.

(i) Former extractive industry sites are remediated and rehabilitated before re-use occurs. Site based constraints including flooding and geotechnical stability are appropriately managed.

(j) Development protects the continuation of lawfully established rural activities. New rural activities protect the amenity and development potential within the urban development boundary.

(k) Development provides infrastructure in a coordinated, timely and efficient manner. This includes the provision of water, sewerage, stormwater drainage and telecommunications.

(l) Development provides a well-connected open space network that supports and provides a range of public park infrastructure that meets the recreational needs of the local community.

(m) Development provides a safe and efficient movement network for pedestrians, cyclists and motorists.

(n) The Pallara neighbourhood centre is a community focal point having a dedicated multi-purpose community use space.

(o) More intensive forms of residential, industrial and commercial development are contained in the urban development boundary (refer to Figure a).

(p) Development in the urban development boundary is connected to reticulated water and sewerage. Urban development that is not provided with or connected to reticulated infrastructure is not consistent with the outcomes sought.

(q) The industrial area in the south of plan the neighbourhood plan area provides a range of industrial and transport employment opportunities. Former extractive industry sites will be remediated and rehabilitated, including Oxley and Blunder Creeks and their environs.

(r) The preferred location for a school is shown on Figure b. The exact location and extent of the land required for the school will be established in consultation with the Queensland Government.

(s) New parks planned for the area include a district sports park, a linear district informal use park and local informal use parks, (refer to Figure b). The district sport park and adjoining area of ecological significance form part of the north-south fauna movement corridor that links the Oxley Creek and Blunder Creek waterway corridors.

(t) Significant native vegetation within the proposed informal use parks is retained to preserve elements of the historic semi-rural nature of the area.

(u) Water quality/quantity treatment devices within parks will only be supported where provided in accordance with the neighbourhood plan code.

(v) The Queensland Government has identified an opportunity to potentially accommodate a high voltage overhead powerline within the Paradise Road corridor as identified in Figure d. Development must not prejudice the establishment of the powerline.

(w) Paradise Road may be upgraded in the future. The indicative extent of the upgrade is shown on Figure d. Development does not prejudice this upgrade.


(x) The locations of new roads identified on Figure d facilitate stormwater drainage including upslope development.

(y) The neighbourhood plan area provides important habitat for a range of native wildlife species including those considered significant in Brisbane, such as the koala, red-necked wallabies, echidna, squirrel glider, green-thighed frog and brown goshawk.

(z) Blunder and Oxley creeks include important environmental corridors which provide habitat for a range of native wildlife species

(aa) Environmental and scenic constraints in the neighbourhood plan area include:

(i) Waterway corridors along the length of Oxley Creek and Blunder Creek, including the tributaries of these creeks and significant overland flow paths. (A) Waterway corridors are multi-functional. They are responsible for the

conveyance of water, provide the basis of the local riparian, aquatic and terrestrial habitats, improve water quality from urban runoff, provide continuous linked areas for the regional environmental networks, and, where feasible, appropriate recreation infrastructure.

(B) The plan provides for opportunities whereby some sites contained within a waterway corridor may be suitable as a biodiversity offset receiving area where they are consistent with the habitat and ecological corridor element, and flood conveyance, riparian values and functions are maintained.

(C) Where retained in private ownership, waterway corridors are rehabilitated and managed in perpetuity. This may take the form of registrable covenants or other suitable mechanisms.

(D) Rehabilitation of waterway corridors takes into account existing linear infrastructure known to traverse waterway corridors.

(ii) Areas of high ecological significance which are not included within the urban development boundary. These areas fulfil two principal functions: (A) Protection, conservation, enhancement and rehabilitation of the

existing and future biodiversity values and corridors in the plan area, including koala habitat values.

(B) Identification of land that can be used as biodiversity offset receiving sites that are used to replace significant native vegetation cleared within the urban development boundary.

(bb) Many areas within the neighbourhood plan area are not currently serviced by water supply and sewerage infrastructure. Reticulated water and sewerage will be delivered by new development. This will most likely require the amalgamation of existing lots to form significantly larger development sites because of associated costs in delivering trunk infrastructure to the neighbourhood plan area. Urban development that is not provided with or connected to reticulated infrastructure is not consistent with the outcomes sought.

(cc) Development considers the following: (i) The co-location of infrastructure and the use of directional drilling and

other innovative techniques in the design and construction of infrastructure to ensure minimal impact upon existing and future environmental assets, including koala habitat and ecological corridors.

(ii) Incorporating integrated water management strategies to minimise water demand, substitute potable supply with alternate water sources, promote the efficient use of water assets, and enhance the health of waterway corridors.

(iii) Principal road network upgrades to improve the efficiency and capacity along the major roads, including Gooderham Road, Ritchie Road, Wadeville Street, Stapylton Road and Brookbent Road. These roads will be used for higher frequency public transport and will be provided with indented bus bays. The current extension of Blunder Road and a future extension of Brookside Street across Blunder Creek will provide improved connectivity to surrounding areas.


(iv) Ritchie Road and Wadeville Street will be upgraded to a suburban route. Direct lot access will not be provided to these roads in order to maintain their functionality within the district and metropolitan road hierarchy. Widening of roads will also be required for truncations at intersections, indented bus bays and bikeways.

(v) A connection between Brookside Street into the existing road network at Ritchie Road or Gooderham Road at a new signalised intersection is proposed. An indicative location is shown on Figure d with the final location and configuration being determined at the development application stage. Development is not to prejudice this future road connection or construction of this new intersection.

(vi) Development is to include an off-road pedestrian and on-road cycle network. A cycle route is planned alongside the Logan Motorway.

(vii) Development does not prejudice the future upgrade of Paradise Road. (viii) The location of proposed new roads is indicative only. The proposed new

roads will facilitate convenient mid-block access through the neighbourhood plan area. The locations of the new roads facilitate stormwater drainage. The location of the new roads maximise public access to parks and also responds to crime prevention through environmental design principles.

(ix) Existing stormwater drainage will need to be upgraded to ensure the efficiency and integrity of the stormwater network.

(4) Low density residential precinct (Lower Oxley Creek south neighbourhood plan/NPP-001) overall outcomes are: (a) Development comprises a mix of lot sizes predominantly intended for houses. (b) Where land directly adjoins the Low-medium density residential zone or is within

close proximity of neighbourhood centres, a park or a school, smaller house lots may be supported, providing smaller lots constitute only a very small proportion of the lot mix.

(c) Smaller lots are sited on land that is unconstrained and physically suitable for the intended built form.

(d) Subdivision avoids large clusters of smaller lots, and the road layout utilises laneways or similar design outcomes, so as to provide a high quality streetscape and reduce the number of closely spaced vehicle crossovers.

(e) The Low density residential zone is not generally intended for multiple dwellings or a dwelling house on a small lot with the exception of a retirement facility or residential care facility. Multiple dwellings for these types of purposes may be acceptable where the site is within 400m walking distance of a neighbourhood centre, or directly adjoins or is directly opposite a park or a school, the lot size is not less than 3,000m

2, the scale and intensity is consistent with the preferred

character of the residential area, and detached dwellings remain the predominant form of development in each street.

(f) For development in the Urban environmental sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-001a):

(i) Larger urban lots provide a habitat transition between the Low density residential zone, Environmental protection zone, waterway corridors and areas of high ecological significance (habitat and ecological corridors). The sub-precinct will provide koala movement opportunities between koala habitat, including safe access to koala habitat trees.

(ii) Dwelling houses, including domestic outbuildings, pools, tennis courts and driveways, will be located within building location plans that protect significant native vegetation and maximise koala habitat retention. Non-juvenile koala habitat trees are retained and koala friendly fencing is provided to enhance koala movement opportunities.

(5) Low-medium density residential precinct (Lower Oxley Creek south neighbourhood plan/NPP-002) overall outcomes are: (a) Development will accommodate a variety of housing forms including dwelling

houses, multiple dwellings and residential care facilities. (b) Building form is varied in order to provide a high quality streetscape appearance.

Building heights are no greater than 3 storeys.


(c) Subdivision avoids large clusters of smaller lots, and the road layout utilises laneways or similar design outcomes to provide a high quality streetscape and reduce the number of closely spaced vehicle crossovers.

(d) For development in the Urban environmental sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-002a):

(i) Larger urban lots that provide a habitat transition between the Low density residential zone, Environmental protection precinct (Lower Oxley Creek South neighbourhood plan/NPP-005), waterway corridors and areas of high ecological significance (habitat and ecological corridors). The sub-precinct will provide koala movement opportunities between koala habitat, including safe access to koala habitat trees.

(ii) Dwelling houses, including domestic outbuildings, pools, tennis courts and driveways, will be located within building location plans that protect significant native vegetation and maximise koala habitat retention. Non-juvenile koala habitat trees are retained and koala friendly fencing is provided to enhance koala movement opportunities.

(6) Neighbourhood centre precinct (Lower Oxley Creek south neighbourhood plan/NPP-003) overall outcomes are: (a) The neighbourhood plan area will be serviced by two new centrally positioned

neighbourhood centres that meet the day to day needs of the resident population. (b) Neighbourhood centres are limited in scale and intensity and provide local

convenience services and facilities to the surrounding residential neighbourhoods only. Acceptable types of services and facilities include a range of centre activities. Individual shop tenancies are predominantly small scale. Full line supermarkets, discount department stores and retail/bulky goods warehousing are not consistent with the outcomes sought in this precinct.

(c) For development in the Pallara neighbourhood centre sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-003a):

(i) The Pallara neighbourhood centre is the larger of the two new centres. (ii) The maximum non-residential gross floor area does not exceed 6,000m². (iii) The neighbourhood centre will include a multi-purpose community use

space that is suitable for accommodating a range of community purposes and will act as a community hub for the area.

(iv) Direct vehicular access to Ritchie Road is not provided. (d) For development in the Stapylton Road/Wadeville Street neighbourhood centre

sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-003b): (i) The maximum non-residential only gross floor area does not exceed

1,500m2.

(ii) Vehicular access on this corner site is carefully managed to avoid adversely impacting on the Stapylton Road and Wadeville Street intersection.

(e) Other impact assessable uses are not considered consistent with the outcomes sought, including expansion of the existing neighbourhood centre located on the corner of Stapylton Road and Parkwood Drive.

(7) Paradise Road precinct (Lower Oxley Creek south neighbourhood plan /NPP-004) overall outcomes are: (a) Development of sport and recreation activities, mixed use or low impact industry

purposes may be supported on Lot 5 on RP204759 should extractive industry activities cease. The balance of the precinct is highly constrained and unsuitable for urban development.

(b) Any proposal to develop the site must be in accordance with a structure plan that demonstrates that for the entire precinct:

(i) all land can be suitably remediated and rehabilitated; (ii) site-based constraints can be appropriately managed; (iii) cumulative impacts of flooding will be managed; (iv) ecological values can be protected and enhanced; (v) infrastructure services, stormwater management and vehicular access can

be provided in accordance with Council standards. (c) Development proposals must include geotechnical assessments to determine the

stability of the land and suitability of the land for the intended purposes.


(8) Environmental protection precinct (Lower Oxley Creek south neighbourhood plan /NPP-005) overall outcomes are: (a) This precinct provides limited development potential and is unsuitable for urban

development. The rural residential character of the area is maintained. (b) The precinct fulfils multiple functions and provides a transition between urban

development and Oxley and Blunder creeks. The precinct contains significant ecological values and is predominantly designated as high ecological significance. Other parts of the precinct are also within waterway corridors or are highly sensitive to filling and excavation.

(c) Subdivision to provide new roads or for boundary realignment where the land is in both this precinct and a residential zone is supported, providing there is no further intensification of development in the precinct.

(d) Dwelling houses, including domestic outbuildings, pools, tennis courts, effluent disposal areas, are sensitively located within building location plans that avoid constraints and protect the ecological values of the area.

(e) Any new farming activities are low key and compatible with the key functions and constraints for this area. The scale and intensity of development will protect the amenity of sensitive receiving environments and the development potential of land in the urban development boundary. Intensive rural uses are unlikely to be compatible with the emerging urban character of the area.

(f) For development in the Landscape protection sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-005a):

(i) The sub-precinct is located in a part of the Oxley Creek corridor that has a risk of flooding and is highly sensitive to earthworks and any such works, in particular filling, will be limited in extent to ensure that development does not directly, indirectly or cumulatively impact on flooding in the creek catchment. The affected land is predominantly characterised by large rural residential lots located in the vicinity of Esky Road and Vied Road, many of which directly adjoin Oxley Creek.

(ii) Retaining the rural residential character in this sub-precinct is in accordance with best practice flood risk management standards, including flood events larger than 1% Annual Exceedance Probability (AEP).

(9) Open space and parks precinct (Lower Oxley Creek south neighbourhood plan/NPP-006) overall outcomes are: (a) An open space network that includes a district park, linear district park and local

parks. (b) The new centrally located district park will provide for a range of formal and

informal recreation opportunities, and community activities. (c) The district park and adjoining areas of high ecological significance support

significant koala habitat and form part of the north-south fauna movement corridor that link the Oxley Creek and Blunder Creek waterway corridors. Site design retains koala habitat where possible.

(d) The new linear district park will provide a multi-purpose open space linkage that provides connectivity between the district sport park, the proposed convenience centre in Pallara, and the existing school on Ritchie Road.

(e) Four new local parks to be generally positioned within 500m of most land in a residential zone. The exact location will be established as part of applications for material change of use or reconfiguring a lot.

(f) Significant native vegetation within the proposed linear district informal use park and local informal use parks will be retained to provide fauna habitat, amenity and the preservation of elements of the historic semi-rural nature of the Lower Oxley Creek south landscape. Site design will provide safe koala movement.

(g) Water quality/quantity treatment devices within parks will only be supported where provided in accordance with this code.

7.2.12.3.3 Assessment criteria

The following table identifies assessment criteria for assessable development.


7.2.12.3.3.A—Criteria for assessable development

Performance outcomes Acceptable outcomes

General

PO1

Development ensures that:

(a) land used for an urban purpose is adequately serviced with regard to water supply and wastewater disposal;

(b) the water supply meets the stated standard of service for the intended use and fire-fighting purposes;

(c) infrastructure is provided in a coordinated, efficient and timely manner;

(d) infrastructure incorporates innovative design and construction measures;

(e) Lower Oxley Creek south is developed as a sustainable, water sensitive community;

(f) infrastructure does not cause environmental harm by exceeding the carrying capacity of existing infrastructure.

Note—Applicants are encouraged to discuss infrastructure delivery options with Council prior to lodging a development application.

AO1

Development is provided with:

(a) a reticulated water supply;

(b) sewerage infrastructure.

Note—This may include the provision and/or connection to a non-drinking water network.

PO2

Development provides infrastructure to encourage the roll out of high-speed broadband networks.

AO2

Development ensures new lots are provided with high-speed telecommunications infrastructure.

PO3

Development provides a separation distance between potentially incompatible land uses that:

(a) protects the amenity of new development from noise disturbance and impacts from air quality;

(b) avoids prejudicing the continuation of lawfully established rural activities.

Note—For further guidance on separation distances and buffer designs refer to State Planning Policy 1/92 - Planning Guidelines: Separating Agricultural and

Residential Land Uses.

AO3

Development ensures that the separation distance between a sensitive zone and the premises of an existing rural activity is more than 250m.

PO4

Development ensures the road network:

(a) maintains its functionality, capacity, safety and integrity within the local, district and metropolitan road hierarchy;

(b) provides for the efficient provision of public transport;

(c) facilitates active streetscapes and casual surveillance of public parks.

AO4

Development does not provide direct lot access to Ritchie Road, Wadeville Street or Staplyton Road.

PO5 AO5.1


Development ensures new roads and connections are located, designed and constructed in accordance with Council standards

Development of new roads are constructed and dedicated to Council.

AO5.2

Development ensures:

(a) the location of new roads enhance connectivity and permeability;

(b) new roads are coordinated with the provision trunk drainage infrastructure where possible;

(c) are located on the perimeter of parks where appropriate.

AO5.3

Development ensures mid-block road connections are provided between:

(a) Van Dieran Road and Laxton Road;

(b) Laxton Road and Sweets Road;

(c) Wadeville Street and Stapylton Road.

PO6

Development does not prejudice a future east-west road connection over Blunder Creek to Brookfield Street as indicated on Figure d.

Note—The preferred location and alignment of the east-

west connection to Doolandella will be determined in conjunction with Council. Public transport accessibility must be considered in the positioning of the new road

link.

AO6

No acceptable outcome is prescribed.

PO7

Development does not prejudice the future upgrade of Paradise Road as indicated on Figure d.

AO7


PO8

Development provides for local informal use parks that:

(a) are of a sufficient area and dimension to cater for a range of local recreation activities;

(b) are of sufficient size to protect significant native vegetation;

(c) are sited in locations where housing can provide casual surveillance of the park;

(d) are within walking distance to most residents.

AO8

Development incorporates future parks as indicated on Figure b that:

(a) are a minimum size of 1 hectare;

(b) are a minimum road frontage of 50%;

(c) are located within 500m walking distance of most residents.

PO9

Development ensures stormwater management infrastructure is:

(a) located:

(i) in a manner that is integrated with other urban infrastructure and/or located on privately owned land; or

(ii) in a public park that is of a sufficient size to ensure that it does not

AO9

Development ensures stormwater management infrastructure is located:

(a) in privately owned land for community title developments; or

(b) in road reserves only where:

(i) the road reserve width is sufficient to ensure batter grades do not exceed 1V:4H;


compromise the utility, amenity or functioning of the park in accordance with desired standards of service;

(b) suitably designed and located to reduce maintenance requirements and whole of life costs.

(ii) the infrastructure can be suitably located to avoid driveway crossovers and avoid conflicts with standard alignments for services;

(iii) the infrastructure can be integrated with traffic calming devices, street trees and other street landscaping; or

(c) in a public park only where:

(i) the park comprises an area of at least 1 hectare;

(ii) the treatment area in the park is no greater than 50% of a catchment’s total water quality treatment area requirement, with the remaining treatment area distributed through development areas as WSUD;

(iii) it does not occupy more than 5% of the total park area;

(iv) it incorporates landscaping consistent with the character of the public park, avoiding the use of retaining walls;

(v) it is provided with suitable access for maintenance purposes;

(vi) it does not reduce the range or quality of recreational opportunities available in the park according to the intended function and desired standard of service according to the park type.

PO10

Development ensures the functions and values of waterway corridors are protected and enhanced, including:

(a) water conveyance;

(b) water quality;

(c) ecological and habitat values;

(d) recreation;

(e) amenity.

Editor's note—Unavoidable works in a waterway corridor

use best-practice design solutions and construction techniques to minimise impacts to ecological features and riparian processes.

AO10.1

Development for infrastructure (including roads, pipes, stormwater treatment devices) within the waterway corridor incorporates best-practice design solutions and construction techniques to minimise impacts on ecological features and processes.

Note—Where locating infrastructure in a waterway corridor is deemed to be unavoidable, documentary

evidence must be provided demonstrating that all prudent and feasible efforts have been undertaken to avoid locating infrastructure in a waterway corridor and

minimise impacts on ecological values to the greatest extent possible.

Note—Best practice design solutions include, but are not limited to, direct drilling of pipelines, installation of wildlife movement infrastructure and lighting that minimises

artificial light pollution.

AO10.2

Development on a site that includes land within the waterway corridor rehabilitates and stabilises the waterway corridor in accordance with an approved restoration plan.

Note—A restoration plan is a plan to assist in the recovery of an ecosystem that has been degraded, damaged or destroyed. It is prepared and implemented

consistent with the format and principles contained in


Biodiversity areas planning scheme policy.

Note—Rehabilitation is to be completed within 1 year of the operational works approval being granted and maintained for a minimum period of 5 years, removing

rubbish and weeds, replacing damaged and dead plantings and managing erosion.

PO11

Development that has a common boundary to a park or school provides opportunities for the passive surveillance of parks and schools.

AO11

Development ensures the height of fences/walls that have a common boundary with a park or school does not exceed:

(a) 1.8m if 50% transparent;

(b) 1.5m if solid.

Note—Transparent fencing must not include barbed

wire, chainwire or similar materials.

PO12

Development on land identified within the urban development boundary shown on Figure a protects, conserves and rehabilitates significant native vegetation to ensure its long-term viability.

AO12

Development on land identified within the urban development boundary shown on Figure a ensures significant native vegetation is:

(a) protected from development including edge effects;

(b) rehabilitated in accordance with a restoration plan.

Note—This excludes premises located in a neighbourhood centre.


consistent with the format and principles contained in Biodiversity areas planning scheme policy.

PO13

Development on land identified within the urban development boundary shown on Figure a, excluding land located in the Neighbourhood centre zone, and where all actions to protect significant native vegetation have been implemented and development still requires the removal of significant native vegetation, provides a biodiversity offset that:

(a) compensates for the loss of that significant native vegetation;

(b) results in a net gain of significant native vegetation;

(c) contributes to the functioning of local ecosystems.

AO13

Development on land identified within the urban development boundary as shown on Figure a, provides and offset for significant native vegetation that is cleared in accordance with a Biodiversity offset delivery plan (BODP).

(h) Note—Guidance is provided in the Offsets planning scheme policy.

Note—A Biodiversity offset delivery plan (BODP) is required to include, as a minimum:

details of how a required biodiversity offset will be delivered;

a scaled, legible map clearly showing a boundary of the proposed offset;

the proposed intent and outcomes of the biodiversity offset;

identifying the measures of success for the offset to determine whether the intent and

outcomes have been achieved;

activities (and their associated timeframes) that will be undertaken to achieve the intent

and outcomes;

restrictions, if any, imposed on the use of the


offset area to achieve the management intent and outcomes;

an analysis of the risks and remedial action that will be undertaken if any of the risks occur;

a monitoring and reporting program;

a minimum five year maintenance regime for the biodiversity offset that ensures the survival and optimum performance of the offset during this period.

Note—Indirect offsets such as research funding, fauna road crossings or nature interpretation infrastructure are

not recognised as achieving a direct offset.

Note—For koala habitat offsets, the BODP is in also

accordance with the Queensland Government Offsets for Net Gain of Koala Habitat in South East Queensland Policy.

If in the Low density residential precinct (Lower Oxley Creek south neighbourhood plan/NPP-001)

PO14

Development of a lot less than 400m2:

(a) is located on land physically suitable to accommodate the intended housing form;

(b) avoids a repetitive streetscape appearance;

(c) avoids the proliferation of closely spaced vehicle crossovers and maximises on-street parking opportunities;

(d) does not undermine the intended character of the area classification;

(e) is of a sufficient size to accommodate the intended housing form;

(f) does not undermine the intended character of the zone;

(g) is limited in extent and represents only a very small proportion of the overall lot mix;

(h) is located in close proximity to key public spaces, education purposes or centres.

AO14.1

Development of a lot less than 400m2 is able

to contain a rectangle not less than 9m x15m.

AO14.2

Development ensures lots have an area of at least 250m

2.

AO14.3

Development of a lot less than 400m2

ensures:

(a) no more than five lots of less than 400m2

adjoin each other fronting the same street;

(b) no more than 5% of the total lots are less than 400m

2;

(c) lots are located within 400m walking distance of a neighbourhood centre, or directly adjoin or are directly opposite a park, or a school.

PO15

Development of multiple dwellings are located on sites that:

(a) have a sufficient area to achieve an integrated development outcome with height, density and setback transitions to a neighbouring house or the Low density residential zone;

(b) are conveniently located near shops, public transport services and other community facilities.

AO15

Development of multiple dwellings are located on sites:

(a) with a minimum area of 3,000m2;

(b) within 400m walking distance of a public transport stop with 20 minute frequency peak-hour services;

(c) within 800m walking distance of an existing or planned neighbourhood centre.

PO16

Development of multiple dwellings supports the neighbourhood structure, and a lower intensity residential character and integrates

AO16.1

Development of multiple dwellings directly facing a public street:

(a) have the form of detached dwellings or


with adjoining sites through:

(a) a mix of dwelling types and building forms, such as freestanding houses and townhouses;

(b) dwellings that address public streets;

(c) the proportion of houses increasing for larger sites;

(d) connection to the existing or proposed local street and park network;

(e) legible and direct pedestrian and cyclist access to surrounding and future community facilities in the area, such as schools, parks, centres and public transport;

(f) transitioned height, density and setback interfaces to adjacent sites;

(g) new public roads to reduce the scale of the development.

townhouses (duplexes);

(b) ensure a maximum of two multiple dwellings have the same:

(i) frontage boundary setback;

(ii) façade design;

(iii) colours and materials.

AO16.2

Development of multiple dwellings provides connections to existing or proposed road, park and pathway networks.

AO16.3

Development of multiple dwellings is located within 60m of a public road.

AO16.4

Development of multiple dwellings has a minimum setback of 6m applied to all site boundaries.

AO16.5

Development of multiple dwellings on sites of 7,000m

2 or greater:

(a) includes public roads;

(b) is not gated.

PO17

Development of multiple dwellings has a bulk and scale that is consistent with the intended form and character of the local area having regard to:

(a) existing buildings that are to be retained;

(b) vegetation protection;

(c) significant infrastructure or service constraints, such as tunnels;

(d) existing and proposed building heights in the local area and street;

(e) adjoining buildings and separation of buildings necessary to ensure impacts on residential amenity and privacy are minimised;

(f) the impact of slope.

AO17

Development of multiple dwellings has a maximum plot ratio of 45%.

If in the Low density residential precinct (Lower Oxley Creek south neighbourhood plan/NPP-001), where in the Urban environmental sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-001a), or if in the Low-medium density residential precinct (Lower Oxley Creek south neighbourhood plan NP/NPP-002), where in the Urban environmental sub-precinct (Lower Oxley Creek south neighbourhood plan/ NPP-002a)

PO18

Development ensures lot layout, siting and size, building envelope plans, and filling and excavation:

(a) is consistent with the landscape character intent of the precinct;

AO18.1

Development ensures lot sizes are greater than 1,500m

2.

AO18.2

Development ensures each lot contains a building location plan that is:


(b) maximises the preservation of koala habitat enhances koala habitat values;

(c) facilitates safe koala movement and minimises edge effects;

(d) provides a koala habitat transition between urban and non-urban areas;

(e) is designed and sited to avoid or appropriately mitigate natural hazards in accordance with accepted standards.

(a) a maximum of 600m2;

(b) setback from any public road by a minimum distance of 6m, except for a driveway;

(c) regular in shape with a minimum dimension of 15m;

(d) located outside a waterway corridor;

(e) situated no less than 100m from the Moonie to Brisbane oil pipeline;

(f) situated no less than 100m from the Roma to Brisbane gas pipeline.

AO18.3

Development ensures a building location plan for each proposed lot, inclusive of fire breaks, is nominated for:

(a) the potential dwelling, including secondary dwellings;

(b) all ancillary buildings and structures, such as pools, tennis courts or other impervious recreation services and outbuildings such as garages;

(c) parking areas and accesses/driveways;

(d) excavation, filling and retaining walls;

(e) where applicable, a home based business, satellite dish and outdoor lighting.

AO18.4

Development:

(a) does not result in the clearing of koala habitat; or

(b) where clearing of koala habitat is required, is limited to the nominated building envelope plan.

AO18.5

Development rehabilitates areas outside the nominated building envelope plan in accordance with a restoration plan. The restoration plan includes recognised koala habitat trees.



AO18.6

Development that involves filling and excavation does not occur:

(a) outside the nominated building location plan;

(b) within the drip line (root zone) of non-juvenile koala habitat trees.

If in the Low-medium density residential precinct (Lower Oxley Creek south


neighbourhood plan/NPP-002)

PO19

Development layout and design provides opportunities for the passive surveillance of public spaces.

AO19

Development that has a common boundary with, or is located directly opposite a park, incorporates large windows, balconies or courtyards facing these areas.

PO20

Development:

(a) provides visual interest and achieves a varied streetscape appearance;

(b) avoids a repetitive site layout and built form where multiple dwellings directly adjoin a public road.

AO20

Development ensures a maximum of two multiple dwellings directly facing a public street have the same:

(a) frontage boundary setback;

(b) façade design;

(c) colours and materials.

PO21

Development of lots less than 400m2:

(a) is of a sufficient size to accommodate the intended housing form;

(b) is located on land physically suitable accommodate the intended housing form;

(c) avoids a repetitive streetscape appearance;

(d) avoids the proliferation of closely spaced vehicle crossovers and maximises on-street parking opportunities;

(e) does not undermine the intended character of the zone.

AO21.1

Development of lot less than 400m2 are able

to contain a rectangle not less than 9m x15m.

AO21.2

Development ensures lots have an area of at least 250m

2.

AO21.3

Development of a lot less than 400m2

ensures that no more than five lots of less than 400m

2 adjoin each other fronting the

same street.

If in the neighbourhood centre precinct (Lower Oxley Creek south neighbourhood plan/NPP-003)

PO22

Development provides local services within walking distance of residents. Building layout and design is of a scale and intensity that reflects the intended convenience function and character of the centre and does not result in over development of the site.

AO22.1

Development ensures the total gross floor area does not exceed:

(a) 6,000m2 in the Pallara neighbourhood

centre sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-003a);

(b) 1,500m2 in the Stapylton Road /

Wadeville Street neighbourhood centre sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-003b).

AO22.2

Development ensures the gross floor area for a supermarket does not exceed:

(a) 1,500m2 for the Pallara neighbourhood

centre sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-003a); or

(b) 500m2 for the Stapylton Road/Wadeville

Street neighbourhood centre sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-003b).

PO23

Development:

(a) recognises the importance of its corner

AO23



location through architectural expression, landscape treatments and entry statements;

(b) corner design is visually engaging and contributes to a sense of place.

Note—Neighbourhood centre corner sites include the corner of Ritchie and Laxton Road and the corner of Stapylton Road and Wadeville Street.

PO24

Development integrates the layout of development with public transport infrastructure, including:

(a) bus routes;

(b) bus stops including indented bus bays;

(c) bus layovers locations.

Note—The location of public transport infrastructure will confirmed by Council and Translink at the development application stage.

AO24


If in the Neighbourhood centre precinct (Lower Oxley Creek South neighbourhood plan/NPP-003), where in the Pallara neighbourhood centre sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP-003a)

PO25

Development incorporates a multi-purpose community use space for the use of the community that is:

(a) adaptable;

(b) accessible;

(c) integrated with the centre;

(d) includes an indoor and outdoor area;

(e) provides a range of basic amenities to fulfill the functions of a community facility servicing the local community.

AO25.1

Development provides an indoor publicly accessible community use space having a minimum gross floor area of 250m

2.

AO25.2

Development that incorporates a multi-purpose community use space located at ground level provides:

(a) an internal space that is directly linked to an outdoor landscape and recreation area of 50m

2 and has a minimum

dimension of 5m;

(b) an outdoor recreation space that is developed in accordance with a landscape concept plan and includes seating and shade devices.

AO25.3

Development that incorporates a multi-purpose community use space located above ground level provides internal space with a directly linked outdoor area of 25m

2 and has

a minimum dimension of 5m.

AO25.4

Development of a multi-purpose community use space is provided with separate pedestrian access after normal business hours.

If in the Environmental protection precinct (Lower Oxley Creek south neighbourhood plan/NPP-005)

PO26

Development ensures the lot layout, siting

AO26.1

Development ensures each lot contains a


and size, building envelope plans, and filling and excavation:

(a) is consistent with the landscape character intent of the zone;

(b) protects significant native vegetation;

(c) enhances environmental values;

(d) facilitates safe koala movement;

(e) minimises edge effects;

(f) is consistent with the habitat area and ecological corridor (HAEC) intent;

(g) is designed and sited to avoid or appropriately mitigate natural hazards in accordance with accepted standards.

building location plan that is:

(a) a maximum of 2,750m2;

(b) setback from any public road by a minimum distance of 10m, except for a driveway;

(c) a regular shape with a minimum dimension of 35m;

(d) located outside a waterway corridor (excluding properties fronting Esky Road, Vied Road and Landel Road which are located within a waterway corridor);

(e) situated no less than 100m from the Moonie to Brisbane oil pipeline;

(f) situated no less than 100m from the Roma to Brisbane gas pipeline.

AO26.2

Development ensures a building envelope plan for each proposed lot, inclusive of fire breaks, is nominated for:

(a) the potential dwelling, including secondary dwellings;

(b) all ancillary buildings and structures, such as pools, tennis courts or other impervious recreation services and outbuildings such as garages;

(c) parking areas and accesses/driveways;

(d) excavation, filling and retaining walls;

(e) where required, sufficient area for an onsite waste water management system for effluent disposal;

(f) where applicable, a home based business, satellite dish and outdoor lighting.

AO26.3

Development ensures the lot layout and siting of the building envelope plan maximises the connectivity between areas of significant native vegetation.

AO26.4

Development does not result in the clearing of significant native vegetation.

AO26.5

Development rehabilitates areas outside the nominated building envelope plan in accordance with a restoration plan. The restoration plan includes recognised koala habitat trees.



AO26.6


Development involving filling and excavation does not occur within the drip line (root zone) of significant native vegetation.

If in the Environmental protection precinct (Lower Oxley Creek South neighbourhood plan/NPP-005), where in the Landscape protection sub-precinct (Lower Oxley Creek south neighbourhood plan/NPP 005a)

PO27

Development involving filling and excavation on land identified as landscape protection on Figure c does not adversely affect flood behaviour due to loss of flood storage associated with cumulative impacts of filling, or involve significant redistribution of flood storage from high to lower areas in the floodplain.

AO27.1

Development involving filling and excavation on land identified as landscape protection on Figure c is wholly contained:

(a) in an approved building envelope plan; or

(b) within a building envelope complying with acceptable outcome AO26.1 of this code.

AO27.2

Development involving filling does not exceed 100 vertical millimetres.

Note—These provisions do not apply to filling or

excavation where it is part of building work that is only subject to code assessment against the Building Regulation.

AO27.3

Development involving filling and excavation within an area shown as landscape protection on Figure c is in compliance with the Compensatory earthworks planning scheme policy.

PO28

Development must not increase the risk to people and property from adverse flooding impacts.

AO28






Documents

7.2.12.3 Lower Oxley Creek south neighbourhood plan code · (2) The purpose of the Lower Oxley Creek south neighbourhood plan code will be achieved through overall outcomes including