Centre Provisions
Session Outline
1.
Strategic framework – Brisbane’s centres
2.
Centre and mixed use zones
• Key points
• Zone and zone precinct intents
3.
Level of assessment and definitions
4.
Centre and mixed use code
• Code structure
• Key changes to Brisbane City Plan 2000
• Location of relevant codes
• Key code policy directions
Strategic Framework – Brisbane's
Centres
Strategic Framework Theme 5:
Brisbane's Centres
Brisbane’s City
Centre
• Larger and more powerful economic engine for growth of
the city
• Comprises the City peninsula and extends to Fortitude
Valley, Milton and South Brisbane
Brisbane’s Major
centres
• Principal regional activity centres and major regional
activity centres under the South East Queensland Regional
Plan 2009-2031 e.g. Chermside
Brisbane’s Special
centres
• Centres or clusters characterised by a dominant purpose,
use or activity that is not residential, e.g. University of
Queensland
Other centres
• Growth nodes on Selected Transport Corridors
• District and Neighbourhood centres in Suburban living
areas
Centre and Mixed Use Zones
• Six zones identify land for future development of a range of
activities that support our city’s economy:
• Principal centres (PC)
• Major centres (MC)
• District centres (DC)
• Neighbourhood centres (NC)
• Mixed use zone
• Specialised centre zone
• Zone precincts
• Some zones are divided into numbered zone precincts
• These precincts provide specific information about the types of
development intended for particular areas
Centre Zones and Precincts
City Plan
zone
Principal
centre (PC)
Zone
precinct
Examples
of intended development
Maximum building
height
PC1 City
centre
• Commercial uses of state-wide
significance including
government, administration,
offices and cultural facilities
• Highest density buildings that
contain a mix of uses
• E.g. CBD
PC2
Regional
centre
• Regionally significant commercial, Refer to
residential community, cultural
neighbourhood plan
and entertainment uses as well as
retail requiring large catchments
• High rise buildings containing a
mix of uses
• E.g. Chermside
Refer to
neighbourhood plan
Centre Zones and Zone Precincts
City Plan zone
Zone
precinct
Examples
of intended development
Max
height *
Major centre
(MC)
n/a
• A mix of offices, residential,
administrative and community services
as well as retail requiring large
catchments, e.g. Carindale, Toowong
10
storeys*
District centre
(DC)
DC1 District
• A mix of offices, shops and residential
• Medium rise built form that fits in with
the scale of the surrounding area, e.g.
Sunnybank
4
storeys*
DC2
Corridor
• A higher intensity economic activity
clustered around high-frequency public
transport, e.g. Alderley
5
storeys*
• Small-scale convenience shopping,
professional offices and community
services, e.g. Greenslopes
3
storeys*
Neighbourhood n/a
centre (NC)
* unless varied by a Neighbourhood Plan
Mixed Use Zone & Specialised Centre
Zone
• Mixed use centre zone directions
• Mixed use zones facilitate transit oriented development along
transport corridors
• Not to compete with centres
• Mixed use zone is divided into the following three zone precincts:
• MU1 Inner city
• MU2 Centre frame
• MU3 Corridor
• Specialised centre zone
• Provides for specialised uses such as education, entertainment or
industry
Mixed Use Zones and Precincts
Zone precinct
Examples of intended development
MU1 Mixed use
(inner city)
• Mix of business, retail, residential,
service industry and tourist
accommodation
• Close to the City centre
5 storeys*
MU2 Mixed use
(Centre frame)
• Mix of business, retail, residential,
service industry and tourist
accommodation
• Does not compete with the retail and
entertainment functions of nearby
centres
5 storeys*
• Mix of business, retail, residential,
service industry and tourist
accommodation
• Close to high-frequency public
transport
* unless varied by a neighbourhood plan
MU3 Mixed use
(Corridor)
Max height *
4 storeys*
Level of Assessment and Definitions
• Changes between centre activities usually self-assessable
where not involving building work
• Most centre activities are code assessable
• Mixed use and centres are in different tables of assessment
• Separate tables of assessment for type of centre (Principal,
Major, District, Neighbourhood)
• Schedule 1.1.2: Defined activity groups - multiple dwellings
no longer considered a centre activity
Centre or Mixed Use Code Structure
• Code has 3 sections. Work through as relevant to the development.
• Table of assessment may nominate applicable sections, e.g. self
assessment
• Section A – self-assessable or assessable development
additional criteria for specific uses)
(includes
• Section B – assessable development involving demolition
• Section C – assessable development (includes additional criteria if the
site is identified in a neighbourhood plan)
• Tables & Figures
Centre or Mixed Use Code – Purpose
Overall outcomes for development:
• Does not negatively impact on the amenity of the local area or adjoining residents
• Tailored to the location of the site
• Contributes to the economic activity and vitality of the location
• Ensures that the site area and frontage is sufficient for the scale and form of
development
• Contributes to the overall structure and integration of the site
• Provides physical and visual connections to high-frequency transport nodes
• Is of an appropriate intensity, bulk, scale and form
• Provides adaptable and flexible space, particularly on the lower levels
• Exhibits subtropical design elements
Centre or Mixed Use Code - Purpose
• Overall outcomes for development:
• Ensures design of buildings reflects an intense urban form
• Provides a range of public, communal and private open spaces
• Provides high quality on-site landscaping
• Provides car parking which is legible and clearly distinct
• Provides safe, convenient and accessible on-site vehicle parking
• Provides an active frontage and integrated streetscape interface
• Uses side boundary setbacks and built form height transitions in or adjoining a low density
residential area.
•
Manages visual, air, odour and noise impacts through appropriate use mix, siting and building
design.
•
Particularly on landmark sites, retains and supports site features, such as views, heritage etc
Location of Relevant Codes & PSPs
Applicable code / PSP
Section number
Centre or mixed use code
9.3.3
Multiple dwelling code
9.3.14
Relevant zone code
See zone of site.
Prescribed secondary codes e.g.
• Transport, access parking &
servicing Code & PSP
• Infrastructure design code &
PSP
See table 5.3.5.1 where they are
identified:
9.4.11 and SC6.31
9.4.4 and SC6.16
Supporting PSPs as applicable
Schedule 6
Overlay codes as applicable
Part 8
Additional use codes may be specified for particular uses, e.g. Child care centre code
Centre or Mixed Use Code Changes
from Brisbane City Plan 2000
Brisbane City Plan 2000
Chapter 5 – Codes and related
provisions
Centre activities regulated by:
• Centre Amenity and
Performance Code
• Centre Design Code
Brisbane City Plan 2014
9.3.3 Centre or mixed use code:
• Contains elements from Brisbane City
Plan 2000 centre design and centre
amenity and performance codes
• Form based code
• Neighbourhood plans
provisions have informed the
code
• Focus on building envelope
rather than GFA
• Changes to content including:
• Building heights
• Active frontages
• Deep planting requirements
• Hours of operation
Key Code Policy Directions - Aims
• Code provisions aim to:
• Parking at rear to maintain prominence of
shops to the street and pedestrian walkability
• No large scale (large format) tenancies
• Create a pedestrian-oriented streetscape in
new centres
• High levels of pedestrian activity for extended
hours
• Active frontages
• Parking to be underground
• Community focal point
Key Code Policy Direction
Building Envelope & Building Design
Design requirements
• Podium and tower form
• Ground floor active uses
• Articulation and variation
• Subtropical design
• Pedestrian awnings.
• Other requirements.
‘Neighbourhood plans contain built
form requirements for Principal and
Major centres.’
Key Code Policy Direction
Active Frontages
• Primary active frontages
• Focus on pedestrian
comfort and safety
• No car parking or
servicing access from
primary active frontages
• No large tenancies
• Secondary active frontages
• Lower order but still pedestrian oriented
Key Code Policy Direction
Hours of Operation and Car Parking in a Centre
• Hours of operation
• Hours of operation set out for each
centre zone
• More detailed criteria for managing
amenity impacts from centre uses
• Car parking
• Different rates for city core and city
frame (specified via the Transport,
access, parking and servicing code
and PSP)
Additional Code Policy Directions
Neighbourhood plan provisions now
applied city-wide include:
• Active frontages and sleeving large
format retail behind smaller
uses/tenancies to the street
• Public spaces and pedestrian links
• Building height transitions to
adjoining areas
• Landmark corners and corner land
dedications
• Deep planting
Summary
• Six zones identify land for future development of a range of
activities that support our city’s economy
• Some zones are divided into numbered zone precincts to
provide specific information about the types of development
intended for particular areas
• Code has 3 sections. Work through as relevant to the
development.
• Table of assessment may nominate applicable sections (e.g.
self assessment)