8.2 Overlay codes
8.2.1 Active frontages in residential zones overlay code
8.2.1.1 Application
(1)
This code applies to assessing development in the Active frontages in residential zones
overlay, if:
(a) assessable development where this code is an applicable code identified in the
assessment criteria column of a table of assessment for an overlay (section 5.10);
or
(b) impact assessable development.
Note—The Active frontages in residential zones overlay is mapped over land located in the residential zones. These frontages
are mostly located at the edges of intensively developed non-residential areas such as centres, in areas of land use transition
and in locations where lower intensity non-residential activity is desirable.
Note—Where the proposed non-residential use is located on a site in the Commercial character building activities overlay, the
Active frontages in residential zones overlay is not applicable and the Commercial character building (activities) overlay code
applies.
Note—Where the proposed non-residential use is located on a site in a residential zone not identified in either the Active
frontages in residential zones overlay or the Commercial character building activities overlay, refer to the Small-scale nonresidential use code.
Note—Where the proposed active frontage use forms part of a residential development, the relevant residential development
code is also applicable.
(2)
Land in the Active frontages in residential zones overlay is identified on the Active
frontages in residential zones overlay map and is included in the Active frontages subcategory.
(3)
When using this code, reference should be made to section 1.5 and section 5.3.3.
Note—Where this code includes performance outcomes or acceptable outcomes that relate to:



crime prevention through environmental design, guidance is provided in the Crime prevention through
environmental design planning scheme policy;
noise impact assessment, guidance is provided in the Noise impact assessment planning scheme policy;
on-site parking and servicing provisions, guidance is provided in the Transport, access, parking and servicing
planning scheme policy.
8.2.1.2 Purpose
(1)
The purpose of the Active frontages in residential zones overlay code is to:
(a) Implement the policy direction in the Strategic framework, in particular:
(i)
Theme 3: Brisbane’s clean and green leading environmental performance
and Element 3.2—Brisbane’s environmental quality and sustainable
design;
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(ii)
Theme 5: Brisbane’s CityShape, Element 5.5 – Brisbane’s Suburban Living
Areas and Element, 5.8 – Brisbane’s Growth Nodes on Selected Transport
Corridors.
(b) Provide for the assessment of the suitability of development for active frontage
uses along a frontage in the Active frontages in residential zones overlay.
(2)
The purpose of the code will be achieved through the following overall outcomes:
(a) Development is small-scale, non-residential, at ground storey and compatible with
the residential character and amenity of the residential zone; being designed,
sited and constructed to minimise impacts (including glare, light, noise, air quality,
hours of operation, servicing, traffic and parking) on the character, health,
wellbeing and amenity of nearby residential premises.
(b) Development is focused only along a road, pedestrian route or public space
identified on the Active frontages in residential zones overlay map to activate the
frontage and consolidate non-residential uses with a convenience function in a
residential zone.
(c) Development complements the prevailing scale, built form, setting and
streetscape character of the surrounding residential zone.
(d) Development has a building height and setback which provides a sensitive
transition at the edge of the site where adjoining a dwelling house or land in the
Low density residential zone.
(e) Development integrates with the predominantly residential surroundings and
achieves high-quality urban design outcomes.
(f) Development contributes to a pedestrian-friendly environment and effectively
engages with the street to create an attractive interface between buildings and
the streetscape.
(g) Development has servicing, access and parking arrangements which are designed
for efficient operation of the use, while enabling continuity of the active frontage.
(h) Development serves a demonstrable need of the local community.
(i) Development supports the level of amenity, privacy, safety and security
reasonably expected by nearby residents.
8.2.1.3 Assessment criteria
The following table identifies the assessment criteria for assessable development.
Table 8.2.1.3—Criteria for assessable development
Performance outcomes
Acceptable outcomes
Site location and purpose
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PO1
AO1.1
Development contributes to an active
streetscape containing small-scale, nonresidential uses within the residential zones
that:
Development addresses the frontage
identified on the Active frontages in
residential zones overlay map and may also
address any other adjoining pedestrian
route or public open space.
(a) are limited in size, function and
employment;
AO1.2
(b) front and are orientated towards the
identified active frontage road,
pedestrian route and public space
within the residential zone;
Development is located only at the ground
storey.
(c) serve the convenience needs of the
local residential community;
Development has a maximum gross floor
area of 250m2.
(d) facilitate high-quality, pedestrianfriendly, street-orientated development
compatible with the residential zone in
which the site is located;
AO1.3
Note—Development is not to extend a non-residential use
beyond those sites, roads, pedestrian routes and public
spaces identified as active frontages on the Active frontages
in residential zones overlay map.
(e) do not encourage patronage via private
vehicles from persons living or working
outside the local area.
PO2
AO2
Development provides a function which is
complementary and appropriate to the
residential zone.
Development does not involve the sale of
an item that is restricted to a customer
over 18 years of age, other than cigarettes,
alcohol and lottery or scratch-it type
tickets.
Car parking, access and servicing
PO3
AO3
Development provides vehicular access
driveways which are designed and located
to:
Development provides vehicular access
driveways which are located to maintain
the integrity, quality and primacy of all
footpaths adjoining the premises.
(a) minimise on-site and off-site safety
conflicts between pedestrians and
vehicles;
(b) avoid obstruction or interruption of
pedestrian movement from vehicle
access driveways, loading bays or
service and manoeuvring areas;
(c) ensure efficient vehicular or pedestrian
ingress to or egress from the premises;
(d) reduce the visual and amenity impacts
on the streetscape;
(e) maintain continuity of activity along the
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street frontage.
PO4
AO4
Development provides areas for loading
and unloading of vehicles carrying goods
which are on site and of a size and location
appropriate to the nature of the
development.
Development provides servicing and
loading bays which are:
(a) located below or at the rear of the
building so they are not visible from the
primary street frontage;
(b) screened from view by any
combination of walls, fencing or
planting.
PO5
AO5
Development provides adequate on-site car
parking, servicing and delivery bays to
ensure that employee, customer and visitor
parking associated with the development
do not:
Development provides car parking which:
(a) dominate the frontage of the premises;
(b) cause on-street traffic congestion and
parking delays;
(a) is designed to provide sufficient car
parking spaces on site to minimise onstreet parking demand;
(b) is provided below or at the rear of the
building so that it is not visible from the
primary street frontage;
(c) is not within the front setback.
(c) create traffic circulation hazards on the
adjoining street.
Note—Development provides on-site parking and servicing
areas for staff, customers and visitors in compliance with
the Transport, access, parking and servicing planning
scheme policy.
Air quality
PO6
AO6
Development is of a nature and scale which
does not result in the emission of odour,
dust or other air pollutant that causes an
unreasonable impact to the occupier of a
Development ensures that:
Part 8 — Overlay Codes (Active Frontages in Residential Zones)
(a) an air pollutant (including odour, dust,
fumes or smoke) is not released
external to the development; or
Effective 30 June 2014
nearby sensitive use.
Note—The matters considered in assessing unreasonable
impacts include the characteristics, nature, amount,
intensity, frequency and duration of the emissions and
whether the emissions could be reasonably expected in the
area.
(b) where food or cooking odour is
released, exhaust is discharged
vertically and directed away from the
sensitive use and exhaust vents are
separated by the following distances:
(i)
a minimum of 6m horizontally from
a sensitive use;
(ii)
a minimum of 2m above a
thoroughfare or roof with regular
foot traffic.
Noise
PO7
AO7
Development is of a nature and scale which
does not result in noise emissions that
exceed the following criteria:
Development:
LAeq,adj,T emitted from active frontage uses
is not greater than the rating background
level plus 3 at a sensitive use.
(b) is conducted wholly within an enclosed
building and does not involve external
activity, dining or entertainment areas;
Where T is:
(c) ensures mechanical plant or equipment
is acoustically screened from adjoining
sensitive uses;
day (7am to 6pm): 11hr
evening (6pm to 10pm): 4hr
night (10pm to 7am): 9hr.
Where LAeq,adj,T is the A-weighted
equivalent continuous sound pressure level
during measurement time T, adjusted for
tonal and impulsive noise characteristics,
determined in accordance with the
methodology described in the Noise impact
assessment planning scheme policy.
(a) does not involve amplified music
entertainment;
(d) provides a 2m high acoustic fence along
any boundary between on-site car
parking areas and adjoining sensitive
uses.
Note—Mechanical plant includes generators, motors,
compressors and pumps such as air-conditioning,
refrigeration or coldroom motors.
Note—The rating background level is to be determined in
accordance with the methodology described in the Noise
impact assessment planning scheme policy.
Note—A noise impact assessment report prepared in
accordance with the Noise impact assessment planning
scheme policy can assist in demonstrating achievement of
this performance outcome.
Hours of operation
PO8
AO8
Development ensures that hours of
operation including for deliveries are
controlled so that the development does
not impact on the amenity of nearby
sensitive uses.
Development ensures that hours of
operation including for deliveries are
limited to between 7am and 6pm.
Part 8 — Overlay Codes (Active Frontages in Residential Zones)
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Visual amenity
PO9
AO9
Development protects the visual amenity of
the surrounding residential neighbourhood.
Development ensures that air conditioning,
refrigeration and other mechanical plant,
vents, exhausts, refuse and recycling
storage areas:
(a) are located so that they are not visually
obtrusive when viewed from the street;
(b) are screened from view to minimise
visual impacts.
Lighting
PO10
AO10
Development ensures that external lighting
is positioned to minimise light nuisance and
light spill into nearby residential dwellings.
Development ensures that technical
parameters, design, installation, operation
and maintenance of outdoor lighting are in
compliance with the requirements of AS
4282-1997:Control of the obtrusive effects
of outdoor lighting
Privacy, safety and security
PO11
AO11.1
Development has a facade design which
incorporates lighting to encourage activity
between indoor and outdoor spaces and
creates a sense of security at night.
Development incorporates the key
elements of crime prevention through
environmental design in its layout, building
and structure design and landscaping by:
(a) facilitating casual surveillance
opportunities and including good
sightlines to publicly accessible areas
such as car parks, pathways, public
toilets and communal areas;
(b) defining different uses and private and
public ownerships through design and
restricting access from non-residential
uses into private residential dwellings;
(c) promoting safety and minimising
opportunities for graffiti and vandalism
through exterior building design,
orientation of buildings and use of
active frontages;
(d) ensuring publicly accessible areas such
as car parks, pathways, public toilets
and communal areas are well lit;
(e) including way-finding cues;
(f) minimising predicable routes and
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entrapment locations near public
spaces such as car parks, public toilets,
ATMs and communal areas.
Note—For guidance in achieving the key elements of crime
prevention through environmental design refer to the Crime
prevention through environmental design planning scheme
policy.
AO11.2
Development ensures that fences adjoining
public space, where not along the primary
street frontage, are a maximum 1.5m high
with minimum 50% visual permeability.
PO12
AO12
Development minimises direct overlooking
to adjoining residential dwellings via
building layout and location and design of
windows, terraces and screening devices.
Development ensures that where windows
or terraces have a direct view into windows
of habitable rooms in an adjoining
residential dwelling, that view is screened
by:
(a) fixed opaque glazing; or
(b) fixed external screens; or
(c) fencing.
Additional criteria for a material change of use for veterinary services
PO13
AO13.1
Development for veterinary services is
prevented from having noise amenity
impacts on adjoining residential premises
and other sensitive land uses by limiting the
development to:
Development for veterinary services does
not involve overnight accommodation of
animals.
(a) day-clinic functions only; or
(b) stand-alone, detached buildings.
AO13.2
Development for veterinary services is not
located within a multiple dwelling.
Additional criteria if involving a new building where:
(a) the ground storey is intended to accommodate active frontage uses; or
(b) the applicant desires that the ground storey be designed to potentially accommodate
active frontage uses in the future; or
(c) a neighbourhood plan requires that the ground storey be designed to accommodate
active frontage uses.
PO14
AO14.1
Development:
Development is designed to allow
opportunities for tenancy by nonresidential uses at the ground storey to
generate pedestrian activity and
interaction.
(a) for non-residential development is
encouraged where it contributes to a
safe, interesting and attractive street or
Part 8 — Overlay Codes (Active Frontages in Residential Zones)
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public space;
(b) facilitates activation at the ground
storey, creating opportunities for smallscale uses such as shops, restaurants
and cafes, offices, community uses and
local services.
AO14.2
Development for a multiple dwelling
includes ground storey tenancies that are
flexibly designed and able to be used for a
range of active frontage uses.
AO14.3
Development of a residential use on the
ground storey demonstrates how the
ground-storey tenancies may be converted
to non-residential uses at a later stage if
the opportunity for active frontage uses
were to be subsequently taken up.
PO15
AO15
Development ensures that the floor-toceiling height at the ground storey is
designed to accommodate a range of uses
whether for residential or non-residential
tenants.
Development at the ground storey is
designed to enable a non-residential use
with a height of between 4m and 4.5m.
PO16
AO16
Development:
Development provides a:
(a) enables physical and visual integration
between the ground storey and the
adjoining footpath or public space;
(a) continuous built form to the street
frontage and adjoining public open
space;
(b) presents a strong building edge along
site boundaries to clearly define and
address the frontage and public open
spaces;
(b) minimum of 30% transparent external
wall materials up to a height of 2.5m
above footpath level.
Note—A height range is provided to enable minor variations
in storey height to encourage responsive building design
and to recognise functional differences between uses. While
the building height may vary, the maximum number of
storeys should not be exceeded. Where varied by a
neighbourhood plan, the maximum building height
expressed in metres should not be exceeded.
(c) incorporates articulated facades that
minimise the extent of blank walls and
feature transparent openings, clear
glazing or display windows to enable
casual surveillance of the street.
PO17
AO17
Development protects pedestrian footpaths Development provides pedestrian shelter:
along the frontage from rain and sun by a
(a) using awnings, consistent with the
shelter that:
character of the residential zone; or
(a) is continuous and compatible with any
(b) as a free-standing structure, for
existing pedestrian shelter;
example an umbrella, consistent with
(b) allows for street trees and other
Part 8 — Overlay Codes (Active Frontages in Residential Zones)
the streetscape character of the
Effective 30 June 2014
landscaping.
residential zone.
PO18
AO18.1
Development provides:
Development provides at least 1 pedestrian
entry/exit to each use along the frontage.
(a) direct and simple circulation areas and
pedestrian entries to the ground storey
from the street to maintain continuity
of the frontage and allows for or
provides sufficient, safe, convenient
and clearly identifiable pedestrian
access to uses;
(b) ground treatments that integrate the
building, footpath and the adjoining
street level or public space to enable a
functional relationship between indoor
and outdoor spaces.
AO18.2
Development provides a footpath along the
frontage of a minimum width of 5m.
Note—The footpath must be entirely within public
ownership. Land dedication may be required to provide the
minimum footpath width.
AO18.3
Development ensures that:
(a) the finished floor level of the entry to
the ground storey has a level that is
equal to or higher than the verge and
provides a continuous accessible path
or plane of travel between the street
and ground storey; or
(b) where an equal level is not possible,
any level change at the entry occurs
within the building, while continuing to
meet access requirements.
AO18.4
Development ensures that pedestrian
pathways within the front setback have a
pavement matching the gradient of
adjoining footpaths on neighbouring sites,
and connect without any lip or step.
Part 8 — Overlay Codes (Active Frontages in Residential Zones)
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