2. Land use plan


2.6 Zone provisions

2.6.1 Medium density residential zone Preferred development intent

Development provides for a range of residential types including dwelling houses, multiple residential and other accommodation types in a low-rise built form (including community residence, residential care facilities, rooming accommodation, retirement facilities and short-term accommodation).

Development can include detached and attached building forms that are compatible with the residential character of the street and surrounding buildings. Built form provisions [40]

Maximum Plot Ratio1 : 1
Maximum height provisions
4 storeys.[41]
Building envelopeStreet frontage setback3m to balconies. 6m to external wall.
Built to boundary wallsOn the ground level only and a maximum length of 15m and for non-habitable spaces.
Side setback3m
Rear setback6m
Figure 1: Built form provisions - Medium density residential zone

Building formScale and bulk

A maximum length of 30m on any one outer building wall.

A maximum wall length of 10m between building articulations.

Development is oriented to the street frontage.

Development on a corner lot is oriented to address both street frontages.
Separation distances

A minimum 6m separation distance to balconies or windows in habitable rooms at ground level, unless screened by a 1.8m high fence.

A minimum 9m separation distance to balconies or windows in habitable rooms above ground level.

Front fences or walls to ground floor dwellings are 50% visually permeable and no higher than 1.5m.

Side and rear boundary fencing is a minimum of 1.8m in height, if buildings are not built to boundary.

Roofs are designed to ensure plant and equipment are screened or otherwise integrated with the overall roof design.

Varied roof forms are incorporated to contribute to the architectural distinction of the building.

Roof top areas may be utilised for communal open space and other passive recreation uses.
Communal open space and facilitiesDevelopment of 6 or more dwellings provides universally accessible communal open space as follows:
  1. a minimum 15% of the site area
  2. a minimum area of 40m2 and a minimum dimension of 4m
  3. a combination of ground level, vertically integrated or roof top settings
  4. respects the privacy of both users and those overlooking from neighbouring properties
  5. includes landscape and deep planting shade trees or structures suited to the subtropical environment
  6. positioned for good solar orientation and minimises water use; and
  7. excludes driveways, storage or turning areas.
Private open space

All dwellings have private open space or balconies, with a minimum area of 12m2 and minimum dimension of 3m.

Balconies are appropriately screened to maximise privacy between buildings and the public realm, without compromising CPTED principles.

Ground floor private open space provides privacy but also allows overlooking of the street to promote passive surveillance. Urban design

Building elements and appearance

Buildings are well articulated with varied materials and design details, external balconies, verandas, terraces, recessed doors and doorways, windows, shade and screening devices, and outdoor planting.

Residential building design ensures visual and noise privacy, adequate storage space, adequate room sizes, functional room relationship and the provision of useable and well connected common outdoor spaces.

Development provides a well-defined entry point for pedestrians.

Ground level dwellings have direct street access.

Building form allows for cross ventilation and supports a naturally ventilated and comfortable environment.

On-site landscape and shade trees contribute to the area’s streetscape and residential character.

A minimum of 50% of the street frontage is landscaped.
Public realm

Development addresses and provides passive surveillance of its interface with the street and other adjoining public spaces.

Streetscape treatments facilitate pedestrian and cycle amenity and safety.