7.2.2.2 Bowen Hills neighbourhood plan code
7.2.2.2.1 Application
(1)
This code applies to assessing a material change of use, reconfiguring a lot,
operational work or building work in the Bowen Hills neighbourhood plan area if:
(a) assessable development where this code is an applicable code identified in the
assessment criteria column of a table of assessment for a neighbourhood plan
(section 5.9); or
(b) impact assessable development.
(2)
Land in the Bowen Hills neighbourhood plan area is identified on the NPM-002.2
Bowen Hills neighbourhood plan map and includes the following precincts:
(a) Residential village precinct (Bowen Hills neighbourhood plan/NPP-001);
(b) Light industry precinct (Bowen Hills neighbourhood plan/NPP-002);
(c) Mayne rail yards precinct (Bowen Hills neighbourhood plan/NPP-003);
(d) Open space precinct (Bowen Hills neighbourhood plan/NPP-004);
(e) Breakfast Creek wharf precinct (Bowen Hills neighbourhood plan/NPP-005);
(f) Ross Street precinct (Bowen Hills neighbourhood plan/NPP-006).
Editor's note—Part of the neighbourhood plan area is covered by the Bowen Hills priority development area which Economic
Development Queensland is responsible for planning under the Economic Development Act 2012.
(3)
When using this code, reference should be made to section 1.5, section 5.3.2 and
section 5.3.3.
Note—This neighbourhood plan includes a table of assessment with level of assessment variations to those in sections 5.5, 5.6,
5.7, 5.8 and 5.10. Refer to Table 5.9.8.A, Table 5.9.8.B, Table 5.9.8.C and Table 5.9.8.D.
7.2.2.2.2 Purpose
(1)
The purpose of the Bowen Hills neighbourhood plan code is to provide finer grained
planning at a local level for the Bowen Hills neighbourhood plan area.
(2)
The purpose of the Bowen Hills 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 Bowen Hills neighbourhood plan area are:
(a) Bowen Hills is a diverse and vibrant area, providing an integrated mix of living,
employment and entertainment uses in order to minimise individual trip
requirements and reduce dependence on the private motor vehicle.
(b) Development in Bowen Hills maintains the existing context of the area, recognises
the physical dominance of the hill and protects significant views to the Herbert
Taylor Range.
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(c) Commercial and industrial development takes advantage of the area's strategic
location, supporting City Centre uses.
(d) The pedestrian and cycle networks are enhanced to improve safety and
connectivity to key nodes such as the hospital and major uses in the Newstead
and Fortitude Valley area.
(e) Development of key sites including the Mayne rail yards, if redeveloped, is in
accordance with a structure plan that delivers a high-quality mixed use
environment which integrates with surrounding uses.
(f) Development is of a height, scale and form which is consistent with the amenity
and character, community expectations and infrastructure assumptions intended
for the relevant precinct, sub-precinct or site and is only developed at a greater
height, scale and form where there is both a community need and economic need
for the development.
(4)
Residential village precinct (Bowen Hills neighbourhood plan/NPP-001) overall
outcomes are:
(a) The precinct continues to be predominantly residential with alternative housing
choices, including community housing encouraged to meet community needs.
(b) The existing rights of established community and business uses are recognised.
(c) Non-residential development is not consistent with the outcomes sought.
(d) Other than redevelopment for non-residential or mixed uses on existing non-
residential sites, properties adjacent to Abbotsford or Breakfast Creek roads must
mitigate the impacts of non-residential uses.
(5)
Light industry precinct (Bowen Hills neighbourhood plan/NPP-002) overall outcomes
are:
(a) This precinct is for a high-quality low impact industry area.
(b) Industrial uses have minimal impact and meet high environmental standards.
(c) Other non-industrial uses are limited to associated business and necessary
support services for employees.
(d) Development provides a clean, attractive appearance with a high regard to site
design and layout, in order to minimise impacts of operations on the surrounding
environment.
(e) Progressive redevelopment improves the amenity of the area and opens up the
creek frontage for public use.
(f) To facilitate an attractive creek corridor, high-quality development is located along
this frontage.
(g) Development incorporating business premises in locations directly adjacent to the
creek is consistent with the outcomes sought.
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(6)
Mayne rail yards precinct (Bowen Hills neighbourhood plan/NPP-003) overall
outcomes are:
(a) The site is maintained by Queensland Rail and continues to operate for railway
purposes until such a time as the use is no longer needed.
(b) Further development or redevelopment of the site is in accordance with a
structure plan prepared in conjunction with Queensland Rail.
(c) Future redevelopment creates a mixed use environment incorporating commercial
and low impact industry uses that supports the City Centre.
(d) Residential uses are limited to high amenity areas, such as close to Breakfast
Creek.
(e) Areas adjacent to Breakfast Creek are opened up for public access and open
space.
(f) Low rise development is integrated with this open space and the creek
environment.
(7)
Open space precinct (Bowen Hills neighbourhood plan/NPP-004) overall outcome is:
(a) The precinct includes the Booroodabin Bowls Club that is retained for sport and
recreational uses.
(8)
Breakfast Creek wharf precinct (Bowen Hills neighbourhood plan/NPP-005) overall
outcomes are:
(a) This precinct is used as a convenience centre to provide convenience retail, small-
scale businesses and a food and drink outlet that service the local community.
(b) Residential uses are appropriate if a reasonable standard of amenity is
demonstrated.
(c) Future development focuses on Breakfast Creek and integrates with similar land
uses across the creek.
(9)
Ross Street precinct (Bowen Hills neighbourhood plan/NPP-006) overall outcomes are:
(a) A high-quality urban area is created comprising an integrated community of
business and low impact and service industry employment uses located within
dense medium-scale buildings and unified by a cohesive streetscape.
(b) Concentrated areas of small business, low impact industry and showroom
functions consolidate and reinforce existing land use patterns.
(c) Low impact industrial and business clusters are retained and expanded, including
vehicle sales and servicing, printing, publishing and recorded media; and business
services, including business or professional advice.
(d) The dominant land use fronting Breakfast Creek Road remains as commercially
oriented activities.
(e) Shops are not developed anywhere within the precinct.
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(f) Development where fronting both Ross Street and Wickham Grove addresses both
street frontages and provides high-quality street frontages.
(g) A building may be built to the street and side boundaries and footpath planting is
preferred to setback planting.
(h) Progressive redevelopment improves the amenity of the area and opens up the
creek frontage for public use.
7.2.2.2.3 Assessment criteria
The following table identifies the assessment criteria for assessable development.
Table 7.2.2.2.3.A—Criteria for assessable development
Performance outcomes
Acceptable outcomes
General
PO1
AO1
Development is of a height, scale and form
that achieves the intended outcome for the
precinct, improves the amenity of the
neighbourhood plan area, contributes to a
cohesive streetscape and built form
character and is:
Development complies with the number of
storeys and building height in Table
7.2.2.2.3.B.
(a) consistent with the anticipated density
and assumed infrastructure demand;
Note—Neighbourhood plans will mostly specify a maximum
number of storeys where zone outcomes have been varied in
relation to building height. Some neighbourhood plans may
also specify height in metres. Development must comply with
both parameters where a maximum number of storeys and
height in metres are specified.
(b) aligned with community expectations
about the number of storeys to be
built;
(c) proportionate to and commensurate
with the utility of the site area and
frontage width;
(d) designed to avoid a significant and
undue adverse amenity impact to
adjoining development;
(e) sited to enable existing and future
buildings to be well separated from
each other and avoid affecting
potential development of an adjoining
site.
Note—Development that exceeds the intended number of
storeys or building height can place disproportionate
pressure on the transport network, public space or
community facilities in particular.
Note—Development that is over-scaled for its site can result
in an undesirable dominance of vehicle access, parking and
manoeuvring areas that significantly reduce streetscape
character and amenity.
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PO2
AO2.1
Bowen Hills provides a range of open space
and recreational opportunities that meet
the needs of the Bowen Hills community.
Development incorporates future parks into
the design in accordance with Figure a.
AO2.2
Development provides open space linkages to
parks and open space.
PO3
AO3.1
Land adjoining Breakfast Creek or Enoggera
Creek is preserved for public use along the
entire creek frontage.
Development preserves an open space
corridor along the southern side of Breakfast
Creek and Enoggera Creek extending from
Breakfast Creek Road to Bowen Bridge Road
in accordance with Figure a.
AO3.2
Development on a site adjacent to Breakfast
Creek or Enoggera Creek provides an open
space corridor with a minimum width of 10m
of land which is measured from the top of the
revetment wall or the high water mark.
PO4
AO4.1
Development on a site adjoining Breakfast
Creek or Enoggera Creek addresses the
creek and open space adjacent to the
creek.
Development ensures that a building
elevation facing the open space corridor is
attractively designed to ‘front’ the creek
rather than backing on to it.
AO4.2
Development ensures that the building design
provides opportunities for passive surveillance
through the orientation of windows and
balconies towards the open space corridor.
AO4.3
Development involving a basement wall
fronting the creek which is more than 1m
above the finished ground storey is
appropriately screened using a variety of
landscape treatments to achieve an attractive
frontage to the open space corridor.
If in the Ross Street precinct (Bowen Hills neighbourhood plan/NPP-006)
PO5
AO5
Development size and bulk maintain a
human scale.
Development has a maximum plot ratio of
125% of the site area.
PO6
AO6
Development for a building facing Breakfast
No acceptable outcome is prescribed.
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Creek Road has a distinctive facade,
demonstrating architectural creativity and
individuality of design.
PO7
AO7
Development provides setbacks which:
Development involving building levels up to
3 storeys or 9m may be built to boundary with
any additional storeys set back no less than
6m.
(a) are relative to building height and
street reserve width;
(b) do not result in a building that is of an
overbearing scale to pedestrians;
(c) if involving a new building which may
be built to the street and side
boundaries, provides footpath planting
in preference to setback planting.
If in the Residential village precinct (Bowen Hills neighbourhood plan/NPP-001)
PO8
AO8
Development site and bulk reflect the
character and low rise nature of the
precinct.
Development has a maximum plot ratio of
120% of the site area where in the High
density residential zone.
Table 7.2.2.2.3.B—Maximum building height
Development
Building height
Building height (m)
(number of storeys)
If in the Residential village precinct (Bowen Hills neighbourhood plan/NPP-001)
Development of a site in the
Neighbourhood centre zone
2
Not specified
Development of a site in the Medium
density residential zone or the High
density residential zone
4
Not specified
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View the high resolution of Figure a–Open space, access and circulation (PDF file size is
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