West End – Woolloongabba District Local Plan Code
Performance Criteria and Acceptable Solutions
5.1
General
Performance Criteria
Acceptable Solutions
General
P1
Development must contribute toward
streetscape outcomes for key streets
A1.1
A1.2
P2
Pedestrian movement must be improved by
providing safe and accessible links to
important services and facilities
A2
Development is in accordance with Map B—
Streetscape Requirements
Development provides for street tree
planting, street furniture, lighting and
footpath and kerb treatment to Council
approved standard
Pedestrian links are provided in the locations
shown on Map B—Streetscape
Requirements and are:
• a minimum 6m wide and open to the sky
• shaded by appropriate street trees
•
P3
P4
P5
P6
designed to provide safe, convenient and
well–lit passage for pedestrians
A3.1
RiverWalk is provided including footpath,
lighting and shade planting in accordance
with Public Riverside Facilities Design and
Maintenance Manual
A3.2
Sites with frontages greater than 35m
include seating and a drinking fountain in
accordance with Public Riverside Facilities
Design and Maintenance Manual
Important corner sites (shown on Map C—
Important Corner Sites) must provide
landmark definition of the corner through its
building form, scale, materials and
landscaping
A4
No Acceptable Solution is prescribed
New development adjacent to and/or in the
vicinity of a heritage place must maintain and
enhance the heritage place and its surrounds by:
• the use of high quality pre–finished materials
• setting background and/or upper levels to
preserve view lines to the heritage place
• ensuring elevation treatments maintain the
three–dimensional predominance of the
heritage place
A5
Development complements the scale of,
views to and building form and materials of
heritage places as shown in Figure a
A6.1
Proposals are to be designed to incorporate
and show on a landscape concept plan the
significant landscape trees listed in the
Natural Assets Planning Scheme Policy
Where these significant landscape trees
cannot be retained within the development
layout, replacement planting is shown on a
landscape concept plan and provided as
follows:
Development adjacent to the RiverWalk
must provide the RiverWalk identified on
Map B—Streetscape Requirements
Protected vegetation must be retained and
incorporated into the design/layout of
buildings and infrastructure
A6.2
•
•
advanced stock with a minimum 400
litre pot size, 4m high and,
are provided with 12 months aftercare
Printed on 15/02/2016
Performance Criteria
P7
Significant views must be retained
Acceptable Solutions
A7
Development within significant view
windows and view sheds as shown on Map
D—Significant Views maintain and enhance
these views
A1
Residents of Multi Unit Dwellings have 1
bicycle space per unit with visitor parking 1
space per 10 units
Where in Precinct 4—Boggo Road
P1
5.2
Adequate bicycle parking is provided to meet
the needs of residents and visitors
Precinct 2—West End Estate
Performance Criteria
Acceptable Solutions
P1
Development must maintain the historic
character and pattern of development of the
precinct
A1
No Acceptable Solution is prescribed
P2
Pre–1946 buildings must be retained
A2
Existing pre–1946 house/s are sited at the
front of the site facing the street frontage
P3
The subdivision and development pattern
must present as small lots with narrow street
frontages
A3.1
Development does not straddle existing lot
boundaries and lots are not amalgamated
A3.2
Only one dwelling and no secondary
dwelling is provided on each lot
Setbacks must complement the setbacks
prevailing in the street
A4.1
The building footprint does not exceed 50%
of the site area.
Note: in calculating building footprint,
measurements are to be taken from the
outermost projections of all covered
structures
A4.2
Maximum building height is 2 storeys and
8.5m and 6.2m for rear and side eaves
A4.3
The front elevation is a maximum of 4.8m
above ground for a minimum of 65% of the
front elevation. Refer Figure b
Note:
1. Traditionally the verandah roof was
approximately 2.1m at the edge. Any new
ground floor should have a ceiling
height of 2.4m to the street
P4
2. Excavating under a house or a
combination of raising and excavating is
preferred to raising to achieve
compatible scale and height
A4.4
The house is set back from the front
alignment (excluding eaves, awning, stairs)
within 20% of the average setback of
adjoining buildings fronting the same street
A4.5
The front boundary of sites with two street
frontages is the one that the majority of
houses in the street front. The secondary
street frontage is to comply with rear
boundary requirements
The side boundary setback of any new work
A4.6
Printed on 15/02/2016
Performance Criteria
Acceptable Solutions
is a minimum of 1.5m
A4.7
A4.8
A4.9
A4.10
A4.11
P5
Built form and scale in accordance with
Figure c
A5.1
The rear boundary set back is a minimum of
6m
New building work for corner sites is set
back a minimum of 1.5m along the longer
frontage
Roof pitch is a minimum of 26.5º
Any ground floor is recessed a minimum of
2m from the front building line of the level
above
There are no built to boundary walls
New building work is the same form and
scale as surrounding character houses and is
not pseudo–historic replication. In
accordance with Figure c, elevational
compositions of entries and verandahs, car
accommodation and roof shape conform to
the overall street pattern
Note:
1. Mono pitch and skillion roofs to the
street are not appropriate
2. Contemporary detailing is restricted to
the rear of the dwelling
3. Roof forms should be pyramidal with
side front gable or transverse gable only
4. Street elevations are composed of full–
length verandahs or combination of
projecting gabled room with verandah.
Verandahs may be enclosed if they retain
a lightweight transparent appearance
and are capable of being reversed. Refer
to Figure c
P6
Buildings must use the same lightweight
materials that are used in pre–1946 houses
nearby in the street
A5.2
The first floor is accessed by external stairs
on the front elevation
A5.3
Front fences are a maximum height of 1.2m
with timber paling or wire
A6
New building work is constructed of
traditional materials most commonly used in
pre–1946 houses in the precinct
Note: traditional materials are painted
timber walls and corrugated metal roof
sheeting
P7
Off street carparking behind the existing
building line
A7.1
On–site carparking, if not existing, is not
required
A7.2
Garages or carports are not located between
the front elevation and the front boundary
and are:
• located a minimum of 2m behind the
building line
• a maximum width of 3m
A7.3
Other carparking is single width only and is
recessed 2m behind the building line. Refer
Printed on 15/02/2016
Performance Criteria
Acceptable Solutions
Figure b
A7.4
Driveway cross over width is a maximum of
3m
P8
Maximising outdoor green space must be
maximised and mature trees retained consistent
with the traditional backyard pattern of the
precinct
A8
Established trees are retained where removal
is not required to site new work
P9
New work must be protected from adverse
flooding and must not significantly interfere
with the passage of, storage, or quality of
stormwater or the natural functions of a
waterway
A9
Design and construction of the new work
complies with Council’s Erosion and
Sediment Control Standard
P10
Habitable rooms, non–habitable areas (e.g.
utility areas, garage, laundry and storage
room) must have acceptable levels of flood
immunity
A10.1
Where the lot is subject to a resolution about
minimum floor levels of habitable rooms
under the Standard Building Regulations
1993, the floor level satisfies the level
determined in the resolution
OR
Where the house is on floodable land but the
lot is not subject to a resolution about
minimum floor levels of habitable rooms
under the Standard Building Regulations
1993, the floor level of all habitable rooms
is not less than those set out in Table 1—
House Flood Immunity Levels in the House
Code
Where lot is on floodable land, the minimum
levels for non–habitable areas (including
utility areas, garage, laundry and storage
room) are not less than those set out in Table
1—House Flood Immunity Levels in the
House Code
A10.2
P11
5.3
Direct overlooking between buildings must
be minimised by building layout and design
of windows and balconies or screening
devices
A11
Where the proposed new work is within 2m
at ground level or 9m above ground level of
an existing house (refer Residential
Design—Small Lot Code, Figure u),
windows of habitable rooms with an outlook
to habitable room windows in an adjacent
house have screening in accordance with
Residential Design—Small Lot Code,
Acceptable Solution A12
Precinct 2—Mater Hill
Performance Criteria
Acceptable Solutions
Where in Sub–precinct 12(a)
P1
Development must be of a medium rise high
density form that provides a transition from
sub–precinct 12(c) to Vulture Street and
maintains the predominance of the Mater
Hospital
A1.1
A1.2
A1.3
Minimum site frontage is 25m
Minimum site area is 1000m2
Maximum GFA is 2 times the site area
A1.4
Maximum building height is 6 storeys and
20m
A1.5
Buildings are set back a minimum of 6m
Printed on 15/02/2016
from the rear boundary
P2
•
•
•
•
A2.1
Development fronting Stanley Street must:
reflect the traditional commercial character of
the street
provide vehicular access to sites on the
southern side of Stanley Street only via
A2.2
Graham Street
comprise vehicular access that improves safety
A2.3
and alleviates traffic impacts
maintain an active street frontage
A2.4
Development is built to the street frontage
and provides a 3 storey parapet with levels
above 12m set back 3m in accordance with
Figure d, and a continuous awning to the
street
Vehicular access is not directly from Stanley
Street
Vehicular access is consolidated in
accordance with vehicle routes on the Centre
Concept Plan Map E—Mater Hill Precinct
Vehicle parking including visitor and tenant
carparking, refuse collection manoeuvring
and refuse storage areas are not visible from
the street
A2.5
A retail or commercial use is maintained on
the ground storey
A2.6
Development incorporating mixed uses has
separate entries within 2m of the front
boundary for the residential and non–
residential components of the building as
shown in Figure a
A3.1
A3.2
A3.3
Minimum site frontage is 20m
Minimum site area is 800m2
Maximum GFA is 2 times the site area
A3.4
Maximum building height is 6 storeys and
20m
A3.5
Building setbacks to side boundaries not
fronting a street are a minimum of 3m
A4.1
The ground floor of buildings is to include a
minimum of one (1) unit that is designed to
be adaptable to the requirements of
Australian Standard AS4299, Adaptable
Housing, Class C and Housing
Queensland’s Universal Housing Design.
Refer to Figure e
A4.2
All external pathways, entrance foyers and
entrances to all units within the development
are provided in accordance with Australian
Standard AS1428 Design for Access and
Mobility
A5.1
Maximum building heights are in
accordance with the Centre Concept Plan
Map E—Mater Hill Precinct
A5.2
Carparking, servicing and recreational
facilities are set back a minimum of 6m
from any boundary adjoining a residential
use or school external to the sub–precinct
and is landscaped with deep planting to
provide a visual buffer
The building form is staggered to reduce
Where in Sub–precinct 12(b)
P3
P4
Development must be a medium rise medium
density residential form with building height
limited to minimise overshadowing impacts to
adjoining educational users and maintain the
predominance of the Mater Hospital
Multi–unit dwellings must be easily adaptable
to the needs of people with disabilities
Where in Sub–precinct 12(c)
P5
The siting, scale, appearance and design of
development must be respectful of the
adjoining schools and residential uses to
reduce overshadowing, traffic and servicing
impacts
A5.3
Printed on 15/02/2016
overshadowing of habitable areas or
significant open spaces on neighbouring
sites
P6
Development adjoining a heritage place, the
heritage area or within the heritage area, must
respect the heritage setting landscape as
defined in the heritage place citation, in terms
of building setbacks, heights, materials and
design
A6.1
A6.2
Heritage places in the heritage area and
views shown on the Centre Concept Plan
Map E—Mater Hill Precinct are maintained
and enhanced, consistent with an approved
conservation plan
Development:
•
is contemporary in form and detailing so
as to complement the heritage places
•
maintains views shown on the Centre
Concept Plan Map E—Mater Hill
Precinct
provides a suitable transition to the scale,
materials and height of the heritage
places and protects significant vegetation
•
•
A6.3
minimises overshadowing of the heritage
places
Development along Annerley Road:
•
•
•
P7
The building design and materials must be of
a high quality to respond to the importance of
the building as a major health facility that is
highly visible from a number of key transport
routes and the surrounding area
Pedestrian paths must be easily identifiable
and well planned to connect important nodes
of the hospital with surrounding services and
facilities, such as the Busway
ensures that vehicular access does not
impact on the wall or stairs
A6.4
Any development of the former Mater
Children’s Hospital maintains the building
footprint and building scale which is
symmetrical with the location of the stairs
from Annerley Road
A7.1
Development built to the Stanley Street
frontage provides a continuous awning to
the street and a four storey parapet with
levels above 16m set back 3m in accordance
with Figure f
A7.2
Elevations are articulated using colour,
texture, materials (including face brick),
setbacks and architectural features to reduce
visual bulk and complement the heritage
place in the precinct
Roof shapes, parapets and overall building
forms add to the visual distinction of the
hospital, including when viewed from a
distance
A7.3
P8
maintains the stairs as an important
access to hospital facilities
is set back from Annerley Road to the
building line of the 1931 Mater
Children’s Hospital
A7.4
Vehicle parking including visitor and tenant
carparking, refuse collection, manoeuvring
and refuse storage areas are not visible from
the street
A8.1
Key access points as shown on the Centre
Concept Plan Map E—Mater Hill Precinct
are enhanced through any development
A8.2
Development provides safe, legible and
accessible pedestrian circulation between
Printed on 15/02/2016
hospital facilities, street level, drop–off
zones, carparks and public transport in
accordance with the Crime Prevention
Through Environment Design (CPTED)
Planning Scheme Policy
P9
Major traffic generating uses must have
vehicular access to the surrounding major
roads to minimise traffic impacts on nearby
residential streets
P10
Development of the hospital must minimise
impacts to residential uses fronting Clarence
Street
A9.1
Major traffic generating uses are located
north of the heritage area and fronting
Stanley Street and have consolidated access
to Stanley Street, Vulture Street, or
Raymond Terrace
A9.2
Access to Annerley Road is safe and
efficient
A9.3
No vehicular access to and from major
traffic generating uses in the hospital is
provided via Clarence Street
A10
Development:
•
•
P11
•
•
•
•
•
5.4
Development built over roads must:
provide for safe vehicular traffic movements
provide for pedestrian safety
create a high quality streetscape amenity in
terms of building form and detailing, lighting,
materials and landscaping
be designed to minimise the visual bulk and
scale of the structure
maximise solar access to the street
A11
provides a landscaped setback of a
minimum of 6m from the street frontage
is a maximum of 3 storeys in height for a
depth of 20m
•
incorporates design elements and
materials that are in character with the
residential uses fronting Clarence Street
•
minimises overshadowing of habitable
rooms in residential buildings on the
southern side of Clarence Street
•
does not include direct access to
Clarence Street
Development over Stanley Street:
• is for pedestrian and service access only
• has a minimum 80% transparency
•
has clearance to allow the continued safe
use of the road by all vehicles
•
limits the width of the building over the
road
provides lightwells at a maximum
spacing of every 8m
•
•
provides high quality cladding and
sculptural treatments to the underside of
buildings located over roads
•
provides pedestrian lighting for both
daytime and night–time use
•
provides for street tree planting, street
furniture, lighting and footpath and kerb
treatment to Council approved standard
Precinct 3—Transit Oriented
Performance Criteria
Acceptable Solutions
P1
A1
Development must be well planned and
provide:
• a mixture of residential and commercial uses
Development is in accordance with an
approved Structure Plan which provides:
• a useable and attractive public space
Printed on 15/02/2016
• a landmark design
• safe and convenient connections and access to
surrounding services and facilities
•
development over the Woolloongabba
Busway Station layover area
•
a landmark building form which
addresses the high visibility of the site
from the South–East Freeway, Ipswich
Road and Vulture Street
•
convenience retail uses that reinforce the
centre activities along Stanley Street
high density residential uses with a site
layout and design that address amenity
issues from the major sporting and
transport facilities and road networks
•
•
•
5.5
improved pedestrian and cycle
connections to the Woolloongabba
Centre East, Brisbane Cricket Ground
and Busway Station
low cost housing
Precinct 4—Boggo Road
Performance Criteria
Acceptable Solutions
P1
A1
•
•
•
•
Development must be of a medium density
form, which:
complements the character of the locality
provides integrated transport solutions
provides accessible parkland
avoids increased traffic volumes in adjacent
residential streets
Development is in accordance with an
approved Structure Plan that:
•
provides a maximum of a medium rise
form
•
maintains the setting of heritage places
in accordance with an approved
conservation plan
•
contains high quality public parkland and
community facilities that are easily
accessible for residents living in and
around the precinct
creates a safe pedestrian environment to
facilitate easy pedestrian and cyclist
access to, through and within the
precinct, in accordance with the Crime
Prevention Through Environment
Design (CPTED) Planning Scheme
Policy
maximises access to and use of local
public transport nodes and parks
•
•
•
provides vehicle access to the site only
from Annerley Road
While every care is taken by Brisbane City Council to ensure the accuracy of this extract of the code, Council
make no representations or warranties about its accuracy, reliability or completeness and disclaim all
responsibility and all liability (including without limitation, liability in negligence) for all expenses losses and
damages (including direct and consequential damage) and costs that may be incurred as a result of the
document being inaccurate in any way and for any reason.
Printed on 15/02/2016