2. Land use plan

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2.5 PDA-wide criteria

2.5.1 Urban design and public realm

2.5.1.1 Urban design

Development ensures the form, type and arrangement of buildings, streets and the public realm are designed to collectively contribute to the creation of a sense of place by:

  1. catering for the diverse needs of all community members, including children, elderly and people with disabilities, by applying principles of universal, adaptable and inclusive design
  2. creating an attractive and functional relationship between buildings, private spaces and the public realm
  3. providing a ground plane that is connected, legible, permeable, inclusive and safe
  4. contributing positively to conditions of the urban environment and the visual experience of a place
  5. allowing for innovative and temporary use of public realm
  6. applying Crime Prevention through Environmental Design (CPTED) principles [13] , and
  7. promoting identity and distinctive character, by working with the landscape, heritage and cultural features to create places with a strong relationship to their context.

2.5.1.2 Sub-tropical design [14]

Development ensures the form, type and arrangement of buildings, streets and the public realm are designed to positively respond to the local climate and improve the urban amenity of Bowen Hills by:

  1. applying design strategies that maximise natural light and air flow in the public realm and private spaces to reduce energy demand for artificial lighting and mechanical temperature control
  2. applying design strategies to reduce the extremes of temperature and direct solar heating in buildings, streets and public spaces
  3. orientating buildings to optimise seasonal solar gain and loss, and
  4. using appropriate landscape, vegetation and large trees to provide shade and shelter for pedestrians and cyclists which will also improve the urban amenity of Bowen Hills.

2.5.1.3 Building form

Development delivers high-quality built form outcomes by:

  1. creating human-scale relationships between buildings, streets and the public realm
  2. using setbacks and landscape to integrate with, complement and articulate streetscapes
  3. using the ground floor of buildings to define the adjacent street or space, deliver a sense of safety, community ownership and promote activation
  4. for mid-rise and high-rise buildings, providing tower separations to deliver access to light, promote air circulation, minimise overshadowing and maximise amenity and privacy for both occupants and neighbours, and
  5. responding to the cultural heritage significance of heritage places.

2.5.1.4 Streets and the public realm:

Development delivers high-quality streets and public realm spaces that are:

  1. attractive spaces embellished with landscape and street furniture to encourage social interaction, healthy active lifestyle[15] and community-based activity
  2. human-scale spaces that are designed to contribute positively to the environmental and visual experience of Bowen Hills, and
  3. universally designed and provide legible, permeable and safe movement for all members of the community.


2.5.2 Connectivity

Development:

  1. delivers a high quality street and movement network and related infrastructure which enhances connectivity for pedestrians, cyclists and vehicles
  2. provides car parking, access and servicing facilities to meet the necessary functional requirements of development as detailed in schedule 3
  3. ensures universal design principles are applied to access, safety, transport and connectivity within the PDA to ensure that the needs of pedestrians, cyclists and motorists are met
  4. ensures the layout of streets and the public realm prioritise pedestrian and cycle movements and the use of public transport over private vehicles by:
    1. creating attractive, direct, permeable, legible and connected network of streets, pedestrian and cycle paths and safe crossings points
    2. giving high priority to equitable pedestrian connectivity, directness of route and facilities for all members of the community
    3. providing convenient through-site connections and cross-block links for pedestrians and cyclists, offering a choice of routes throughout the PDA
    4. connecting directly to existing footpaths, cycleways, streets and public transport in surrounding areas, and
    5. managing potential conflicts between pedestrians, cyclists and other users through appropriate and safe design.


2.5.3 Housing diversity

Development for residential uses (including residential components of a mixed-use development) provides:

  1. diverse housing choice to suit a variety of households by offering universal design [16] and variety in dwelling size, configuration and adaptability
  2. a minimum of 10 per cent of total residential GFA as dwellings with 3 or more bedrooms; and
  3. a minimum of 5 per cent of total residential GFA as either or a mix of public housing, social housing or affordable housing, and
  4. dwellings that are for public housing, social housing and affordable housing are integrated and distributed throughout residential and mixed-use developments and present high-quality design outcomes to avoid identifying them or setting them apart in the community.

2.5.4 Sustainable developments

2.5.4.1 Sustainable buildings

Development provides the design, construction and operation of sustainable buildings by achieving either:

  1. a minimum 6 leaf EnviroDevelopment certification
  2. a minimum 4 star Green Star: Design and as Built certification, or
  3. an equivalent rating under an alternative rating system.

2.5.4.2 Self sufficiency

Development enables communities to be more resilient and self-sufficient by providing opportunities for:

  1. food to be grown in private, communal or public spaces
  2. water to be locally sourced for appropriate uses, and
  3. energy to be locally generated and sourced.

2.5.4.3 Sustainability of infrastructure

Development ensures:

  1. all infrastructure is appropriately designed and delivered to support the needs of development, and
  2. existing infrastructure is well used and land that is required for future infrastructure is preserved.

2.5.4.4 Water management

Development provides a stormwater management system[17] designed to deliver the principles of Water Sensitive Urban Design (WSUD) and Integrated Water Cycle Management (IWCM) for buildings, streets and public spaces.  This can include working with established topography to sustainably manage surface water run-off at the source and deliver improved biodiversity, landscape amenity and recreational resources.


2.5.4.5 Energy efficiency

Development promotes energy efficiency through:

  1. site layout, building orientation and thermal design that reduces the need for mechanical cooling and heating
  2. the use of natural light and energy efficient lighting, plant and equipment

and at least one of the following:

  1. integration of solar generation technology within the built form or public realm, or
  2. integration of green roofs, green walls or other sustainable landscape elements within the built form and the public realm, or
  3. integration of smart technology which passively controls the use of electricity.

2.5.4.6 Waste management

Development:

  1. provides facilities for recycling, composting and waste reduction, in addition to the provision of facilities for the removal of waste. Where possible, waste management facilities are centrally located on the site, and
  2. that no liquid or solid wastes, other than stormwater, are discharged to neighbouring land or waters to prevent contamination of natural waterways.

2.5.4.7 Transport efficiency

Development:

  1. integrates with public transport and active transport infrastructure
  2. supports a reduction in car ownership and vehicle trips by providing car share facilities, ride share access, cycle access, cycle storage facilities and pedestrian permeability, and
  3. provides facilities to support the charging of electric vehicles including at least one Destination AC charger [18]  and the electrical capacity for Basic AC charging [19] on all non-visitor parking.

2.5.5 Infrastructure planning and delivery

Development ensures:

  1. planned future infrastructure is provided or that its future provision is not constrained, and
  2. Infrastructure networks are designed and delivered to meet relevant standards, in a timely and coordinated way which facilitates ongoing development in the PDA.

2.5.6 Heritage places

Development promotes the historic identity of the Bowen Hills PDA, by conserving the cultural significance of heritage places [20] and sensitively managing any development and adaptive reuse opportunities by:

  1. avoiding significant adverse impacts on the cultural heritage significance of the place by protecting the fabric, features and setting of a heritage place [21] when providing for its continued use, interpretation and management
  2. where adverse impacts cannot be avoided, minimising and mitigating unavoidable adverse impacts on the cultural heritage significance of the place or area, by adapting a heritage place to a new use in a way that is compatible and sympathetic to its heritage significance [22] , and
  3. minimising the detrimental impact of the form, bulk and proximity of adjoining development on heritage places.

Map 3: Heritage places

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2.5.7 Environment

2.5.7.1 Significant vegetation

Development:

  1. avoids impacts on significant vegetation, or
  2. minimises and mitigates impacts on significant vegetation after demonstrating avoidance is not reasonably possible [23], and
  3. provides an offset if, after demonstrating all reasonable avoidance, minimisation and mitigation measures are undertaken, the development results in significant residual impact on a prescribed environmental matter[24].

2.5.7.2 Waterways and riparian areas

Development:

  1. ensures that land along Breakfast Creek within 10m of the high water mark is transferred to Brisbane City Council as publicly accessible open space
  2. is located, designed, constructed and operated to avoid, or where avoidance is not reasonably possible, minimises and mitigates adverse impacts on:
    1. the hydraulic capacity of the waterway [25]
    2. the environmental values of receiving waters [26], and
  3. protects environmental values of receiving waters by delivering appropriate solutions that achieve an equivalent or improved water quality outcome

2.5.7.3 Acid sulfate soils

Development:

  1. ensures acid sulfate soils (ASS) will be treated in accordance with current best practice in Queensland
  2. ensures the disturbance of ASS is avoided to the greatest extent practical, then managed to reduce risks posed to the natural and built environments from the release of acid and metal contaminants, and
  3. that is operational work will require an ASS investigation if the work involves:
    1. the disturbance of greater than 100m3 of soil below 5m Australian Height Datum (AHD), or
    2. the placement of greater than or equal to 500m3 of fill material in layer of greater than or equal to 0.5m in average depth below 5m AHD.


2.5.8 Flood

Development in a flood hazard area or coastal hazard area [27]

  1. is designed and located to avoid, or where avoidance is not reasonably possible, minimise and mitigate the susceptibility to and the potential impacts of inundation.
  2. ensures underground car parks are designed to prevent the intrusion of storm tide waters or flood waters by the incorporation of a bund or similar barrier with a minimum height of 300mm above the defined flood level.
  3. provides measures to ensure critical services [28] remain operational in an inundation event. Essential electrical services including substation equipment and switchboards must be located above the defined flood level, and
  4. ensures any hazardous material manufactured or stored on site is not susceptible to risk of inundation.

2.5.9 Managing the impacts of infrastructure

2.5.9.1 Railway evironment

Development: [29]

  1. does not create a safety hazard for users of a railway, by increasing the likelihood or frequency of loss of life or serious injury.
  2. does not compromise the structural integrity of railways, rail transport infrastructure, other rail infrastructure or railway works.
  3. does not result in a worsening of the physical condition or operating performance of railways and the rail network.
  4. does not compromise the state’s ability to construct railways and future railways, or significantly increase the cost to construct railways and future railways
  5. does not compromise the state’s ability to maintain and operate railways, or significantly increase the cost to maintain and operate railways, and
  6. ensures the community is protected from significant adverse impacts resulting from environmental emissions generated by a railway.

2.5.9.2 Sub-surface transport infrastructure

Development does not adversely impact the structural integrity or ongoing operation and maintenance of sub-surface transport infrastructure that is an existing or endorsed proposed tunnel [30].

Map 4: Sub-surface transport infrastructure

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2.5.9.3 Noise – Transport noise corridors and entertainment venues

Development is oriented, designed and constructed to:

  1. reduce exposure to noise impacts from designated transport noise corridors [31], and
  2. reduce the exposure of residential uses to noise impacts from lawfully operating entertainment venues [32]

2.5.9.4 Procedures for air navigation services

Development does not create or potentially create a permanent or temporary obstruction or hazard to operational airspace of the Procedures for Air Navigation Services – Aircraft Operational Surfaces (PANS-OPS)[33] for the Brisbane Airport as identified on and in accordance with Brisbane City Plan Airport Environs overlay mapping.


2.5.9.5 Air quality

Development must limit exposure and risk associated with pollutants that could have an adverse effect on human health [34].

Development in a transport air quality overlay is designed to: [35].

  1. minimise the impacts of air pollution from vehicle traffic on the health and wellbeing of uses of a childcare centre, multiple dwelling, residential care facility or retirement facility, and
  2. maximise wind movement around buildings and the dispersion of traffic air pollutants.

Development within 100m of the Clem Jones Tunnel north ventilation outlet[36] and above RL+45m AHD must be designed and oriented to:

  1. avoid unreasonable impacts on the performance of the ventilation outlet, and
  2. mitigate potential air quality impacts on occupants resulting from the ventilation outputs.

Development within 150m of the Queensland Urban Utilities odour control device[37] must be designed and oriented to mitigate:

  1. unreasonable impacts on the performance of the odour control device
  2. potential air quality impacts on occupants resulting from the odour control device
  3. the intrusion of air pollution from the odour control device, and
  4. reverse amenity impacts on the lawful operation of the odour control device [38].

Development for a sensitive use within 500m of an existing High impact industry identified on Brisbane City Plan Industrial amenity overlay map is designed and constructed to achieve acceptable air quality, odour and health risk standards [39].

Map 5: Point source pollutants

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